Market snapshot
-
National trend: after the 2022–23 shock, both primary and secondary sectors recovered; average values per m² rose 11 % in 12 months.
-
New‑builds lead: primary prices climbed ≈ 15 %, resales ≈ 9 %.
-
Capital‑preservation play: Ukrainians channel spare forex into bricks and mortar rather than bank deposits.
-
Regional divide: western and central oblasts show the fastest growth; frontline regions lag or dip.
Primary market — the frontrunner
| City | Avg. price, new build (UAH/m²) | YoY change | Comment |
|---|---|---|---|
| Lviv | 57,600 | ↑ 15 % | Seen as “safe haven” location. |
| Kyiv | 54,000 | ↑ 8 % | Slightly cheaper than Lviv due to missile risk. |
| Odesa | 46,200 | ↑ 12 % | Port revival fuels demand. |
| Ivano‑Frankivsk / Chernivtsi | 36,000 | ↑ 10 % | Popular with displaced families. |
| Kharkiv | 27,900 | ↓ 3 % | War‑damage discount persists. |
Drivers: higher construction costs, inflation, and a switch from deposit accounts to real assets. Developers in safer regions enjoy robust off‑plan sales; Kyiv premium projects still fetch up to 134 k UAH/m².
Secondary market — slower yet steadier
Average resale values hover around 40–42 k UAH/m² nationwide. Demand focuses on completed stock with full paperwork — a lower‑risk alternative to off‑plan buying. Typical ticket prices for a one‑bed flat:
-
Kyiv — $54.5 k
-
Lviv — $64.7 k
-
Odesa — $43.7 k
-
Ivano‑Frankivsk — $38.3 k
-
Kharkiv — $22 k
Buyers now screen locations for security: distance from strategic targets, air‑raid statistics and evacuation routes trump proximity to the city centre.
Lending boost: eOselya mortgages
State‑subsidised loans remain a powerful catalyst.
-
H1 2025: 2 778 borrowers drew UAH 5.1 bn, 60 % for new‑builds.
-
Cumulative: > UAH 29 bn since launch.
Fixed low‑interest financing shortens decision cycles and keeps primary sales brisk despite wartime uncertainty.
Suburban shift
Detached houses and compact town‑houses under $100 k dominate the commuter‑belt market. Key motives: autonomy during outages, space for small farming, and perceived safety versus dense high‑rises.
Outlook
-
Prices: moderate upward drift while inflation stays high and supply is limited.
-
Regions: west/centre will keep outperforming; war‑torn oblasts remain discounted.
-
Investor focus: liquidity, security metrics and rental potential rather than prestige addresses.
“Square metres are no longer just a roof; they’re a financial strategy,”
— Olena Sosedka, real‑estate analyst.
