Ukrainians’ priorities when choosing a home have changed dramatically. The demand for high-rise flats in the capital has been replaced by a boom in detached houses, and developers are shifting their investments en masse to the western regions of the country. Find out how the war has transformed the property market and where the most construction is currently taking place
Insure your apartment and property against damage, destruction, and theft in 5 minutes
Following a sharp decline at the start of the full-scale invasion, the construction sector in Ukraine has begun to recover, albeit within a completely new spatial and structural context. Data from YC.Market for 2021–2024 shows that the market is adapting to the conditions of war: people are moving house, businesses are relocating, and autonomy and security are coming to the fore. Residential construction is responding to these challenges much more quickly than commercial construction, shaping new trends in the property market.
How the residential construction market in Ukraine is recovering
The trend in housing completions clearly demonstrates the sector’s gradual but steady recovery. Whilst 11.4 million square metres of residential property were completed in Ukraine in 2021 (pre-war), this figure fell to 7.1 million in 2022. However, by 2024, volumes had risen to 9.8 million square metres. Although the overall market has not yet reached pre-war levels, tectonic shifts are taking place within it: the geography of development and the formats of housing themselves are changing.
Where is the most construction taking place now
The recovery in construction volumes is proceeding extremely unevenly. The main trend has been the outflow of investment from high-risk areas and the concentration of new projects in safer regions. No fewer than five regions — Vinnytsia, Rivne, Volyn, Ivano-Frankivsk and Poltava — exceeded their 2021 figures in 2024. The total volume of completed housing in these regions rose from 1.6 million to 2.2 million square metres. This is not merely a temporary shift by developers, but a deliberate transfer of capital to areas with stable local demand and a more predictable situation.
A completely different picture is observed in regions with high security risks. By 2024, the Kharkiv region had recovered to just 29% of its pre-war level, the Sumy region to 46%, and the Odesa region to almost 56%.
The Kyiv metropolitan area deserves special attention. The capital itself lags significantly behind 2021 figures, whilst the Kyiv region has almost fully recovered. This is direct evidence that the population and developers prefer the suburbs, less dense development and the private sector.
Don’t want to miss important updates and useful articles? Subscribe to our weekly newsletter!
Detached houses or flats: suburban property breaks records
The most telling turning point of 2024 is a historic shift in the types of housing being built. For the first time, detached (private) houses have overtaken high-rise blocks in terms of the floor area of completed properties. Whilst in 2021, apartment blocks accounted for almost 62% of the market, their share has now fallen to 49%.
The share of detached housing, by contrast, has soared from 38% to 51%.
This shift is dictated by the harsh logic of wartime. The construction of large residential complexes requires a lengthy building cycle, huge investments and absolute certainty of stable demand, which cannot be guaranteed at present. Today, Ukrainians view a private home not merely as a property, but as a guarantee of security, autonomy and resilience. Individual housing allows people to reduce population density, move away from the infrastructure risks of large cities and gain full control over their living space.
Commercial property and non-residential construction
Unlike the residential sector, the construction of non-residential buildings is experiencing a much deeper and longer-lasting crisis. In 2024, only 2.7 million square metres of commercial space were commissioned — just over 54% of the 2021 figures.
The sharpest decline was recorded in Kharkiv and Kyiv. And whilst security is the key factor in the case of Kharkiv, the situation in the capital appears paradoxical. Kyiv remains the undisputed leader in terms of the concentration of the construction business (almost half of all the country’s construction companies are registered here, along with Dnipro, Lviv, Kharkiv and Odesa). However, the actual delivery of new space in the capital has fallen sharply.
Such a high concentration of construction companies in regional centres creates strong urban business hubs, but at the same time makes the entire industry extremely vulnerable. Any risks affecting major cities instantly paralyse the work of most of the country’s corporate sector.
Against the backdrop of constant risks associated with military operations, more and more homeowners are also considering financial protection for their homes. That is why demand for express real estate insurance, such as that available through Visit Ukraine, is gradually growing, as this service allows for quick basic protection of an apartment or house against unforeseen situations.
Reminder! Prices for new-build properties in Ukraine continue to rise in 2026, and Kyiv remains the most expensive city in which to buy a home. Find out how much a square metre costs in different regions and where demand for property has grown the most.
Want to know more? Read the latest news and useful materials about Ukraine and the world in the News section.
We recommend purchasing it for a safe and comfortable trip to Ukraine:
Visit Ukraine Insurance – insurance covering military risks for entry and travel in Ukraine;
Visit Ukraine Car Insurance – car insurance with extended coverage in Ukraine;
Visit Ukraine Legal Advice – comprehensive legal support on entry to Ukraine;
Visit Ukraine Tickets – bus and train tickets to/from Ukraine;
Visit Ukraine Tours – the largest online database of tours to Ukraine for every taste;
Visit Ukraine Hotels – hotels for a comfortable stay in Ukraine;
Visit Ukraine Merch – patriotic clothing and accessories with worldwide delivery.
© 2018-2026, Visit Ukraine. Use, copying or reprinting of materials on this site is permitted only with a link (hyperlink for online publications) to Visit Ukraine.
All rights reserved.
Frequantly
asked questions
Is it worth buying property in Ukraine right now?
The decision depends on your goals. If you need a home to live in yourself and plan to stay in the country, buying makes sense, especially in regions with low security risks. For investment purposes, the market remains risky: the payback period is long-term, and the liquidity of properties depends heavily on the situation at the front. However, properties in the western and central regions, as well as suburban properties, retain high potential for capital preservation.
What will happen to prices for flats and private houses?
The property market is currently highly fragmented. In the western regions and the suburbs of Kyiv, prices continue to rise slowly due to high domestic demand and rising construction costs. In towns located near the combat zone, prices are stagnating or falling, and demand is minimal. A general fall in prices on the primary market is not to be expected — it is simply unprofitable for developers to sell properties for less than the cost of materials and labour.
Where is the safest place to buy and build a home in Ukraine?
The western and central regions are traditionally in the highest demand: Zakarpattia, Ivano-Frankivsk, Lviv, Rivne, Volyn and Vinnytsia regions. Furthermore, there is a clear trend towards de-urbanisation — buyers are increasingly opting for suburbs and villages within a 30–50 km radius of major regional centres, avoiding dense urban development and proximity to critical infrastructure.
Leave a comment