Is it worth buying real estate now? This is a question that worries not only investors, but also those who are thinking about their own housing. After all, the market is demonstrating contradictory dynamics: on the one hand, demand is growing due to deferred needs and a shortage of quality objects, on the other hand, the uncertainty of the economic situation and the impact of war risks. Will the squares purchased today become a "protection" against inflation and a reliable tool for preserving capital, or is it still worth waiting for more favorable conditions? There is no clear answer: the market is segmented, and the situation looks different for each buyer. In order not to act at random, it is important to understand the key trends that shape the price and determine the prospects for investments.
What's happening to the real estate market in 2026
Each subsequent year brings significant adjustments to the market. After a period of forced decline in construction, new projects are gradually emerging, but the pace of recovery remains uneven: large cities are experiencing more active growth, while smaller regions remain limited in supply.
The situation regarding the balance of supply and demand also remains uncertain. After all, it seems that a significant part of buyers is postponing their decisions due to uncertainty. However, there are also enough of those who are eager to buy real estate now for personal use or investment, but are faced with a shortage of quality options. This creates pressure on prices in segments with increased interest. As a result, the market is moving not by inertia, but under the influence of specific needs. An additional factor is also the structure of demand. The greatest interest is focused on mid-budget apartments. Premium-class housing also demonstrates stability, as its audience is less dependent on credit programs and income fluctuations. In contrast, the economy segment is experiencing stagnation: developers are in no hurry to launch cheap projects, as the cost of construction has increased significantly since the start of the full-scale war. As a result, the real estate market today is a field of selective opportunities. There is no general trend towards cheaper prices, but there is also uncontrolled growth.
What are the current real estate prices in Ukraine?
Segmentation in the real estate market has always been observed: the top positions were traditionally held by Kyiv, Lviv, Odesa and Dnipro (in the last years before the war). However, regional differences in prices and demand dynamics still existed - and today the situation has remained unchanged. Kyiv and other large cities remain the most expensive, while the central, northern and western regions offer more affordable options. In the southern and front-line regions, prices are formed under the direct influence of the security situation. Similarly, demand in different parts of the country works differently.
Despite the circumstances, the primary housing market (in particular, apartments and houses of the premium segment) also remains in demand among buyers. Then let's consider how much a square meter costs in June 2026, across all regions. Prices are indicated in dollars:
- Kyiv – 1340 (+19%);
- Lviv – 1500 (+24%);
- Ivano-Frankivsk – 980 (+40%);
- Odesa – 1150 (+10%);
- Dnipro – 1100 (14%);
- Vinnytsia – 1150 (+15%);
- Poltava – 840 (+4%).
No increase in value was recorded in Kropyvnytskyi. Here the price stopped at $950 per square meter. Similar areas:
- Mykolaiv – 700;
- Kharkiv – 640;
- Zaporizhia – 540.
The secondary market is also in great demand. More often we are talking about old stock with “grandma’s renovation” but with beautiful modern finishes. Let’s examine the proposed cost per square meter in Kyiv and other cities. Traditionally, the price is indicated in dollars (June 2026):
- Kyiv – 1700 (+9%);
- Lviv – 1700 (+12%);
- Ivano-Frankivsk – 1050 (+15%);
- Odesa – 1250 (+18%);
- Dnipro – 900 (2%);
- Vinnytsia – 1250 (+20%);
- Poltava – 1000 (+12%);
- Mykolaiv – 630 (+7%);
- Kharkiv – 700 (+7%);
What is noteworthy: in Kropyvnytskyi the price of one square meter is $960. At the same time, there are no trends towards a decrease or decrease in prices. In general, it can be stated that there are no sharp jumps (with the exception of some western cities and Odessa).
Kyiv and the suburbs of the capital
Kyiv remains the main indicator of the life of the Ukrainian real estate market. Demand is concentrated for the purchase of ready-made apartments і houses with a high level of readiness, while the number of new projects is limited. This imbalance shapes prices: in 2026, the cost of a square meter in the comfort class is kept at around $1,500 per m². For example, two-room apartment with an area of 65 m² costs about $95.000–$100.000. The most expensive location remains Pechersk. Here, prices change more slowly, because the premium segment has its own specifics: there are many offers, but the number of buyers is limited. And if the security situation remains stable, in 2027 they predict an increase in prices by 8–10%.
In the suburbs of Kyiv, the dynamics are different. Demand is growing due to buyers looking for more affordable options and comfortable conditions outside the capital. In particular, the popularity of suburban real estate began to grow after the first blackouts, when people felt the need for autonomous energy sources. A square meter here costs $1,200–1,600, depending on the location and class of housing. The most interesting Irpin, Booch and Mahdalynivka, which combines modern development and at the same time lower prices than in the capital. For those considering suburban housing, the offers remain relevant sale of houses in Kyiv and its suburbs.
Western regions
As in Kyiv, demand consistently exceeds supply in Western Ukraine, making it one of the most sought-after destinations for internal migrants and investors. Migration has become a key factor influencing prices here.
Thus, in Lviv, housing has become the most expensive in three years — the average cost has increased by 24-40%. This applies to both the primary and secondary segments. Today, a square meter costs from $1,200 to $1,800 in comfort and premium class complexes. This range actually puts Lviv in second place in Ukraine in terms of price levels after Kyiv. In Ivano-Frankivsk and Uzhhorod, the situation is calmer, but the general trend is the same. In the primary market, a square meter fluctuates between $900 and $1,300, depending on the district and class of housing. This makes the western regions attractive for those looking for a balance between relative safety and a more affordable price than in the capital.
Central and northern regions
Unlike western regions, where real estate is purchased for both living and investment, in the center and north, the main demand is formed by local residents who are looking for apartments primarily for living, and not as an investment tool.
The most attention is focused on Vinnytsia, Cherkasy and Poltava. In modern new buildings, a square meter costs an average of $800–1250. For example, in Vinnytsia, a two-room apartment in a good residential complex will cost $50.000–55.000. The situation is currently balanced, there are no sharp jumps in value. Apartments without renovation are selling slowly, so buyers have room for bargaining. In the future, we can expect a 5–10% increase in prices in new buildings - mainly due to the stable security situation and the gradual restoration of the population's solvency.
Southern regions
The market in southern Ukraine remains relatively stable, although the influence of external factors continues to restrain the activity of developers. Demand for housing is concentrated in large cities, such as Odesa and Mykolaiv, where there is relative security and economic activity. Among the main buyers are investors who want to invest in real estate on the sea coast.
As of June 2026, the average cost of a square meter in new buildings in Odessa is about $1100. In Mykolaiv, the situation is somewhat different: you can buy an apartment in a new building here for an average of $700 per square meter. In 2027, we can expect a slight increase in prices, provided the security situation is stable, because the southern regions remain interesting for buying housing both for living and for investment with average rental yields.
Frontline cities
Unfortunately, since the beginning of the full-scale war, the situation here has been consistently critical. The market remains unstable, and price formation directly depends on the security situation. For the same reason, supply is limited, and buyer activity is low due to high risks and uncertainty. On the secondary market in Kharkiv, the average price per square meter is $700, and in Zaporizhia — $500. Demand is mainly local and slow, deals are concluded selectively, often on the condition of bargaining.
It is extremely difficult to predict anything in such conditions due to hostilities. In the event of long-term stabilization, a gradual recovery is possible, but if the situation does not change, the market will continue to demonstrate sluggishness and a limited number of transactions with unstable prices.
What determines whether it is profitable to buy real estate or not?
The decision to buy a home in 2026 cannot be made in isolation from the market context and personal goals. The profitability and feasibility of a purchase depend on three key factors: location, price dynamics, and financial conditions.
Location as the key to security
Location remains a determining factor if you are planning to buy an apartment now. Remoteness from frontline areas and the presence of developed infrastructure build trust in the segment. For example, western regions and central cities demonstrate stable demand and limited price volatility. In regions with a relatively stable situation, housing is not only more liquid, but also retains its value even during fluctuations in demand. For example, for investors, this means lower risks of capital loss. Location determines the liquidity of the apartment, the speed of its sale and potential profitability in the future.
Housing prices and their dynamics
The cost per square meter and market trends directly affect the profitability of buying an apartment during the war. In Kyiv and Lviv, where demand is high, limited supply keeps prices high or forces them to rise. In less active regions, such as northern cities, the risk of loss of value is higher due to low liquidity and unstable demand, as well as proximity to the border with unfriendly countries. For those who buy housing as an investment, it is important to evaluate not only the absolute price, but also the potential rental rate and growth prospects. For personal residence, a combination of price and quality is important: accessibility of transport infrastructure, availability of schools, medical facilities and supermarkets.
Mortgage and interest rates
Financial capabilities determine the actual profitability of buying real estate during the war. For example, the program "eOselya" offers a rate of 3–7% per annum with a long repayment period, which makes the purchase more affordable even during economic stagnation. Standard commercial mortgages with high interest rates (15–20%) and short terms increase monthly payments and reduce the return on investment. This is mostly an interesting option for those who choose real estate specifically for residence, because the low rate guarantees controlled financial expenses and a predictable budget. Considering mortgage programs for buying an apartment as an investment is not very advisable, because you will still overpay a considerable amount for the loan.
Primary or secondary market
The choice between new construction and secondary housing in 2026–2027 depends on the goals. Buying real estate during the war is worth assessing both financial and security factors. In the primary market, prices are formed primarily under the influence of currency fluctuations and inflation. Demand remains in relatively safe regions, but developers are faced with rising material prices, labor shortages, and logistical difficulties. These factors push prices up and create the potential for further growth, especially in residential complexes in the final stages of construction. For those buying housing for investment or resale, the primary market offers the opportunity to purchase apartments in the early stages with a lower price per square meter and potential value appreciation.
On the secondary market, prices depend on the physical condition of the houses, the year of construction, the level of infrastructure, and the security of the area. Therefore, for those who buy real estate during the war for their own residence or for rental, the secondary market provides stability and predictability, especially in cities with a relatively safe environment.
It is worth buying real estate now only after a comprehensive assessment. There is no single formula - it all depends on the buyer's goals, willingness to take risks, and plans for the property. Buying can be profitable both on the primary and secondary markets, even during a war.
Buying a home now: arguments for and against
The decision to buy a home always requires a balanced assessment. The real estate market is influenced by geopolitical and economic situations, financial policies, etc., so it is important to understand what works in the buyer's favor and what can be a potential risk.
Advantages of buying real estate in 2026
Yes, buying a home in relatively safe regions has several strategic advantages:
Stability and predictability of value. Cities with a relatively stable security situation show a gradual increase in prices, which makes buying an apartment during the war advantageous for investment or subsequent resale. It is also a way to protect funds from inflation, especially in the primary market, where the price per square meter can increase with the completion of construction.
Access to government programs and mortgages
The e-Housing program extends to modern new housing, which allows even with a limited budget to purchase your own real estate now, while prices are at a more or less stable level.
Choice in new buildings and ready-made housing
Demand for apartments in relatively safe cities is stable, so the buyer can choose a modern apartment with an optimal layout and developed infrastructure, which increases its liquidity.
Risks and Disadvantages of Buying Real Estate in 2026
However, despite the advantages, buying a home during a war still has significant risks that are important to consider:
Uncertainty of the security situation. Although the situation today seems predictable, there are still no absolute guarantees of security. Of course, buying real estate in Kyiv or Lviv is a safer decision than in Zaporizhia or Kharkiv. However, even in the capital and in the West there are risks due to shelling.
Financial risks and inflation. Rising prices for construction materials and logistical difficulties can increase the cost of new construction, making it more difficult to predict profitability. Also, even with government programs, buying a home involves financial obligations that need to be carefully planned to avoid overstretching the budget when incomes fluctuate.
Limited liquidity of the secondary market. In small cities or regions with low demand, selling an apartment can take a long time, making it difficult to resell or rent.
Expert predictions for real estate prices in 2026
Today, the real estate market in Ukraine is very heterogeneous, as the profitability of investments depends on the region, type of property and macroeconomic factors. Our experts note that the primary market in safe cities offers the most promising opportunities. These include:
- Kyiv;
- Lviv;
- Ivano-Frankivsk;
- Uzhhorod;
- Vinnytsia.
Completed new buildings are in high demand, and their value may increase over the next year. Investors who choose such objects can count on a medium-term payback period of about 8–10 years, which makes purchasing housing not only a means of protecting capital, but also a potential source of income. The secondary market in large cities will remain relatively stable. Prices will grow moderately: the increase will be observed within 7-15%. But in some regions (we are talking about Western Ukraine) the percentage increases - over 20. The main factors in the formation of real estate value are the city, the condition of the apartment, the area, the category.
In the East and South, despite the first signs of recovery, investment activity remains low due to security risks. Experts advise focusing on the primary market in safe regions.
Visnovok
The situation, as expected in times of war, remains unstable, but with the right approach, buying a home can be an effective way to save money. To minimize risks, it is worth focusing on safer regions where supply and demand are predictable. In addition, it is worth evaluating the object not only by price, but also by the stage of construction and the prospects for increasing its value - this helps to understand how profitable the investment will be. You should also take into account financial conditions: installments and government programs can reduce the burden on the budget and make the purchase more affordable.
Overall, buying a home in 2026 requires careful analysis and thoughtful planning. By choosing a safe location, the right type of property, and the optimal financial plan, you can acquire a property that will provide potential profit in the future.
