The European Banking Authority (EBA) today published its annual dataset on losses and exposures for residential and commercial immovable property across the European Union and European Economic Area for 2025, in line with Article 430a(3) of the Capital Requirements Regulation (CRR). The publication provides a centralised and harmonised source of data on losses and exposures relating to residential and commercial immovable property across the EU/EEA. The data are drawn from supervisory reporting submitted by institutions and are presented by national immovable property market.
These data are relevant for the application of the CRR “hard test” mechanism, under which certain preferential treatments for exposures secured by immovable property may be applied where the relevant loss-rate thresholds are met. In particular, the published data support the application of the following CRR provisions:
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Article 125(2), which allows institutions, where the relevant conditions are met, to apply the loan-splitting approach to income-producing residential real estate exposures;
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Article 126(2), which provides for an equivalent treatment for income-producing commercial real estate exposures;
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Articles 199(3) and 199(4), which allow institutions using the Internal Ratings-Based approach to recognise residential or commercial immovable property as eligible collateral, including where repayment materially depends on the cash flows generated by the property, provided that the applicable legal conditions are met.
The publication is intended to improve transparency, promote simplification and facilitate the consistent application of the above mentioned CRR provisions. It does not amend the legal conditions set out in the CRR, nor does it constitute a separate supervisory decision on the eligibility of individual exposures. Institutions remain responsible for assessing whether the relevant CRR conditions are met when applying the corresponding treatments.
Legal basis and background
Article 430a of the CRR requires the collection and publication of aggregated data on exposures and losses related to lending secured by residential and commercial immovable property. These data are used for the application of the loss-rate thresholds embedded in the CRR framework for immovable property exposures.
Articles 125 and 126 of the CRR set out the Standardised Approach treatment for exposures secured by residential and commercial immovable property, including the conditions under which income-producing real estate exposures may benefit from the loan-splitting treatment. Article 199 of the CRR sets out the conditions under which immovable property collateral may be recognised as eligible collateral under the IRB Approach, in particular under the Foundation IRB Approach for the recognition of real estate collateral securing IPRE exposures, where the relevant derogations in Article 199(3) and (4) of the CRR apply.
The data published today cover the reference year 2025 and are presented at the level of national immovable property markets.
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In relation to the following Member States, the relevant reference for the application of the above-mentioned derogations remains the publication of loss data made by the respective competent authorities on their websites:
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BE – National Bank of Belgium (NBB): Supervisory disclosure requirements for credit institutions
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FR – Autorité de contrôle prudentiel et de résolution (ACPR): Supervisory disclosures – publications
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HR – Croatian National Bank (HNB): Disclosure on losses stemming from exposures collateralised by immovable property
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RO – National Bank of Romania (BNR): Statistical data
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Immovable property loss - Q4 2025
