4.5. Housing, water, and sanitation

4.5.1. Housing

Around one-third of the country’s housing units, corresponding to 1.3 million, have been either destroyed or severely damaged over the conflict.998 The World Bank estimated the direct physical damage to infrastructure, residential buildings, and non-residential buildings to be at USD 108 billion.999 Conflict-related housing damage is widespread across Syria, with the highest proportions of completely destroyed homes reported in Hama, Idlib, Rural Damascus, and Homs governorates.1000 Around 6.2 million people in Syria are in need of shelter repair assistance while 4.1 million Syrians, particularly returnees, face challenges with documentation and housing, land and property due to destroyed homes, lost ownership records and secondary occupancy.1001

Syria’s real estate sector is marked by severe inflationary stagnation, with property prices far exceeding incomes and little government intervention to address the gap. The crisis is particularly acute in cities like Damascus and Aleppo, driven by high demand, and is compounded by structural issues such as inheritance disputes, illegal occupation, and administrative and technical obstacles to proper property registration.1002

At the national level, the availability of vacant and safe housing units for rent or purchase was reported to be highly limited. Across the country, the majority of communities (60 %) across most governorates,1003 reported that the average rent for a two-bedroom housing unit remained below 50 USD per month. A notable exception was Damascus, where average rents were reported to exceed 300 USD per month. An increase in rental prices was reported nationwide during 2025, with particularly significant rises observed in Damascus, Dar’a and Hama governorates. Rising rental costs are driven by increased demand from returnees and population growth, alongside higher reconstruction costs, limited housing availability, and broader inflation.1004 In Damascus city, due to widespread destruction in the suburbs, there is a severe shortage of housing and limited availability of residential areas.1005

Around 23 % of Damascus respondents to a 2025 survey managed to afford housing costs, including rent, electricity and water, 50 % just about managed to afford them, while 6 % did not manage to afford housing costs. Most respondents in Damascus lived with their immediate family (78 %), followed by those living with extended family (16 %) and with housing partners (5 %), while only 1 % reported living alone.1006 In April 2026, Syria’s Minister of Social Affairs and Labour stated that the average rent in Damascus is around USD 1 000, which cannot be covered by salaries which range between USD 200 and 300.1007

Women’s access to housing and property is largely dependent on male relatives, as ownership is typically registered in the names of husbands or other male family members.1008 Although alternative proof of ownership may exist, such as customary contracts, testimonies, or financial records, restrictive social norms, limited financial means and economic dependence make it difficult for women to secure formal ownership or tenure.1009 Additionally, discriminatory inheritance laws and norms limit women’s access to property, which is predominantly passed to men.1010