03 · Released data

Kuwait Housing Market

Index through 2026 Q2, the last mature quarter · transactions through 02 Aug 2026 · 558 qualifying sales in the headline quarter
Index, 2020Q1=100
110.9
2026 Q2 · last mature quarter
Constant-quality level
755
KWD per sqm
Quarter on quarter
-3.1%
from 2026 Q1
Year on year
-3.1%
vs a year earlier
From the 2022 peak
-15.5%
peak 2022 Q3
vs pre-COVID
+14.7%
against 2019 Q4
Range From To Shaded = NBER recession
Scroll to zoom, drag to select a window · hold the middle mouse button (or Shift) and drag to slide through time, on any panel · every panel follows · double-click to reset · click any legend entry to hide or restore it · shaded bands mark NBER-dated US recessions, peak to trough

House price index

2020Q1 = 100 · constant quality · quarterly
Source: Macro Edge Research constant-quality index · underlying transactions Kuwait Ministry of Justice (real-estate transaction records)

Price level, KWD per square metre

anchored to the 2020Q1 pooled median
Source: Macro Edge Research constant-quality index · underlying transactions Kuwait Ministry of Justice (real-estate transaction records)

Index change, quarter on quarter

%
Source: Macro Edge Research constant-quality index · underlying transactions Kuwait Ministry of Justice (real-estate transaction records)

Drawdown from the peak

0 = a new high · the 2014 episode is on the same axis
Source: Macro Edge Research constant-quality index · underlying transactions Kuwait Ministry of Justice (real-estate transaction records)

House price index by governorate

per-governorate fits, each 2020Q1 = 100 · peak-to-2026 Q2 spread -28% to -14%
Source: Macro Edge Research constant-quality index · underlying transactions Kuwait Ministry of Justice (real-estate transaction records)

Annualised return, every buy → sell pair

2,926 holding windows of a year or more · colour saturates at ±10%/yr
 
Buy quarter along the bottom, sell quarter up the left; the colour is the annualised constant-quality return between them. 14% of the 2,926 windows lost money — the deep red block is buying into the 2013–16 top and selling through the correction that followed, worst at 2015 Q2 → 2016 Q2, -13.9%/yr. The wedge at the top right is buying at the 2022 peak: all 36 of them are still negative, worst -6.2%/yr, measured to 2026 Q2 rather than to today. Blank below the diagonal is a sale before the purchase; blank just above it is a holding under a year, where annualising mostly annualises noise. A record of what prices did, not a projection, and a single property can differ from the like-for-like average by far more than the colours shown. Source: Macro Edge Research constant-quality index · underlying transactions Kuwait Ministry of Justice (real-estate transaction records)

Transactions per quarter

every registered house sale
Source: Macro Edge Research · underlying data Kuwait Ministry of Justice (real-estate transaction records)

Transaction value per quarter

KWD millions · records outside the index's price sanity band excluded (11% of sales)
Source: Macro Edge Research · underlying data Kuwait Ministry of Justice (real-estate transaction records)

Nominal vs real (CPI-deflated)

both 2020Q1 = 100 · deflated by Kuwait CPI · ends 2026Q2
Source: Macro Edge Research constant-quality index · underlying transactions Kuwait Ministry of Justice (real-estate transaction records)

Price-to-income ratio

400 sqm at the constant-quality level ÷ the average annual wage of one Kuwaiti employee, both sexes, all sectors (CSB) · ends 2025Q3
Source: Macro Edge Research constant-quality index · underlying transactions Kuwait Ministry of Justice (real-estate transaction records)
The index is Macro Edge Research's own estimate, not an official statistic: a constant-quality (location- and size-adjusted) median regression on Ministry of Justice transaction records for private residential houses, chained by a non-revising rolling splice. It is a better-than-pooled constant-quality proxy, not a validated repeat-sales index. Pre-2020 figures are an analytical backcast and may be revised on re-estimation; 2020 onward is frozen once a quarter matures, and over the quarters where both exist the backcast and the frozen chain tell the same story. Figures are nominal Kuwaiti dinar unless marked real. Estimator selection, the adversarial audit and every filter are documented in full: Methodology & Findings. Historical outcomes are a record of what happened, not an indication of what will; nothing here is advice to buy, sell or value any property. · Forecasts and track record → · Disclaimer