{"id":63442,"date":"2026-04-09T14:01:46","date_gmt":"2026-04-09T11:01:46","guid":{"rendered":"https:\/\/sfuturem.org\/?p=63442"},"modified":"2026-04-09T14:04:57","modified_gmt":"2026-04-09T11:04:57","slug":"decision-to-suspend-the-implementation-of-circular-no-18","status":"publish","type":"post","link":"https:\/\/sfuturem.org\/en\/2026\/04\/decision-to-suspend-the-implementation-of-circular-no-18\/","title":{"rendered":"Decision to suspend the implementation of Circular No. (18)"},"content":{"rendered":"\n<p>The Syrian Future Movement recognizes that regulating the real estate development sector is a pivotal issue for the success of any transitional project in Syria, given its vital role in reconstruction and driving economic growth.<\/p>\n\n\n\n<p>In this context, we are following developments related to the Syrian Investment Authority&#8217;s decision to suspend Circular No. (18) concerning this sector. We view this suspension as a positive procedural step, but it remains insufficient without a comprehensive and institutional national dialogue that addresses the core of the problem.<\/p>\n\n\n\n<p>The Syrian Future Movement points out that the basis for regulating investment in Syria is Investment Law No. (18) of 2021 and its amendments, most importantly Law No. (2) of 2023, which expanded the scope of the law to include real estate development and investment projects.<\/p>\n\n\n\n<p>Circular No. (18) was issued as an executive instrument to implement the provisions of this law.<\/p>\n\n\n\n<p><strong>The problem wasn&#8217;t with the principle of requiring licenses to protect the market from unregulated practices, but rather with the wording and timing of the circular, which surprised the sector with several problematic elements:<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Unrealistic deadline: Granting only 15 days to rectify the status of complex and widespread projects within a changing legal environment is impractical and could threaten the continuity of hundreds of projects.<\/li>\n\n\n\n<li>Lack of the principle of non-retroactivity: The circular ignored the fact that many of these projects were launched in earlier periods when the legal and regulatory frameworks were different or less clear.<\/li>\n\n\n\n<li>Lack of consultation: The circular was issued without prior discussion with representatives of the private sector, creating uncertainty and weakening trust between the state and investors.<\/li>\n<\/ul>\n\n\n\n<p>The Syrian Future Movement believes that suspending the circular has opened a window of opportunity that should not be missed.<\/p>\n\n\n\n<p>Addressing this issue requires moving beyond a reactive approach to a comprehensive strategic framework.<\/p>\n\n\n\n<p><strong>We present the following pillars to decision-makers:<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Drafting permanent and participatory legislation: Instead of temporary circulars, a specific law or regulation should be drafted immediately to govern real estate development and off-plan sales.<br>This legislation should be drafted by a joint committee comprising the Investment Authority, the Ministry of Public Works and Housing, the Federation of Chambers of Commerce, legal experts, and representatives of developers.<br>Adopting financial protection mechanisms (escrow) as a fundamental requirement: Any new legislation must prioritize protecting buyers&#8217; rights.<\/li>\n\n\n\n<li>We believe the solution lies in requiring developers to open escrow accounts with an accredited bank, where buyers&#8217; payments would be deposited and disbursed gradually based on the on-site progress rates approved by an independent technical committee.<br>This procedure, considered a global standard practice, eliminates the primary concerns regarding fraud in off-plan sales.<\/li>\n\n\n\n<li>Implementing a Class-Based Licensing System: We propose transitioning to a class-based licensing system for real estate development projects, similar to successful international models implemented by real estate regulatory bodies. Companies and projects would be classified according to their capital size, track record, and technical expertise, with licensing requirements and financial guarantees tailored to each category. This would create a fair competitive environment and mitigate systemic risks.<\/li>\n\n\n\n<li>Launching a National Digital Off-Plan Sales Platform: Syria can benefit from leading regional experiences by establishing a centralized national electronic platform, as is the case with off-plan sales systems in Saudi Arabia.<br>This platform would be responsible for electronically registering all off-plan sales contracts, providing transparent data on licensed projects, and facilitating contract transfers, thereby enhancing investor confidence and reducing disputes.<\/li>\n\n\n\n<li><\/li>\n<\/ul>\n\n\n\n<p><strong>Syria faces a unique challenge: the sheer volume of projects launched in the post-war period, before the legislative and regulatory frameworks were fully established. Approaching this reality with a &#8220;strict enforcement of the law&#8221; mentality will have disastrous economic and social consequences. Therefore, the Syrian Future Movement calls for:<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>The formation of a Higher Committee for Regularizing the Status of Real Estate: by a decision of the Council of Ministers, tasked with inventorying and classifying all existing real estate development projects.<\/li>\n\n\n\n<li>The adoption of a limited-term regulatory amnesty: granting all unlicensed projects a transitional period of no less than 90 days, with nominal or reduced fees, to regularize their status according to the new framework that will be agreed upon.<\/li>\n\n\n\n<li>The provision of technical and legal support: establishing a One-Stop Shop at the Investment Authority to provide advice and guidance to owners of small and medium-sized enterprises, to help them meet licensing requirements.<\/li>\n<\/ul>\n\n\n\n<p><\/p>\n\n\n\n<p>The Syrian Future Movement believes that the quality of laws is the foundation of a nation&#8217;s progress.<\/p>\n\n\n\n<p>What happened with Circular (18) is a symptom of a broader problem in the methodology of economic decision-making.<\/p>\n\n\n\n<p><strong>Therefore, we believe that addressing the real estate development file should be a model to be emulated for a new regulatory policy based on:<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Transparency: the mandatory publication of any draft law or regulation on a dedicated digital platform for a period of no less than 30 days, to gather feedback from the public and stakeholders.<\/li>\n\n\n\n<li>Prior Regulatory Impact Assessment (RIA): Conducting independent studies to evaluate the economic and social impacts of any new legislation before its enactment.<\/li>\n\n\n\n<li>Separation of Functions: Establishing clear mechanisms that separate the functions of policymaking (government), oversight and licensing (independent bodies), and service provision (private sector), to minimize conflicts of interest.<\/li>\n<\/ul>\n\n\n\n<p><\/p>\n\n\n\n<p>In conclusion, the Syrian Future Movement believes that the current phase requires more than just corrective measures.<\/p>\n\n\n\n<p>It requires a fundamental shift in the philosophy of economic governance, moving from a state of unilateral action and reaction to one of participatory strategic planning.<\/p>\n\n\n\n<p>We also believe that establishing clear, stable, and fair regulatory foundations for the real estate development sector is a true test of the state&#8217;s commitment to building a post-war economy based on the principles of the rule of law and the protection of rights.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Developments related to the decision to suspend the implementation of Circular No. (18) and its impact on the real estate investment process in Syria.<\/p>\n","protected":false},"author":35,"featured_media":61210,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[4843],"tags":[4706],"class_list":["post-63442","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-legal-office","tag-press-release"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v26.9 (Yoast SEO v26.9) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Decision to suspend the implementation of Circular No. (18) - \u062a\u064a\u0627\u0631 \u0627\u0644\u0645\u0633\u062a\u0642\u0628\u0644 \u0627\u0644\u0633\u0648\u0631\u064a<\/title>\n<meta name=\"description\" content=\"Learn about the developments related to the decision to suspend the implementation of Circular No. (18) and its impact on the real estate investment process in Syria.\" \/>\n<meta name=\"robots\" content=\"index, follow, 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