With the outbreak of the war, the real estate market did not stop. On the contrary, it continued the active development of demand among Ukrainians. Especially for private houses. In some regions, demand even exceeds supply. For example, LUN demonstrates an increase in prices in the capital by 8–13%.
There are several reasons for this. People are looking for safe living conditions. Comfort is also important. On the other hand, a private house is a financial investment that will retain its value even after several years. The real estate market is reacting sharply to this.
Average price index of private houses in 2026
The demand for private homes is growing in every region of the country. Especially in Kyiv and the region. However, the average cost depends on the specific location.
The most popular destinations for several years have been the Western and Central parts of Ukraine. However, the Northern and Southern regions are showing restrained development.
Kyiv and Kyiv region
Kyiv, as expected, holds the leading position in terms of the cost of private homes.
A house of average area (170–180 m2) costs almost 10 million UAH. This is about $1300 per 1 sq. m. The same area in 2025 cost less – 8,8 million UAH. The growth rate per year is 7-8%.
In the Kyiv region, the situation is more favorable. The average price of a house of medium size is 6–9 million UAH ($135–200 thousand). In 2025 – 5,5–8,5 million UAH ($125–190 thousand). The growth rate is 8–12%. Particularly popular areas are Booch, Irpin, Vishgorod and Boryspil.
Before the war buy a house in the capital It was possible for 4,6 million UAH, in the region – for 2,3 million UAH.
Lviv region
In Lviv, prices changed even more dynamically than in the capital - over the year, the cost increased by 7–9%.
By 2026, a house of average area (160–175 m2) costs UAH 9,5–9,7 million. And one square meter costs $1300–1350.
The growth trend has continued since the beginning of the war. For example, in 2025, for 9 million, one could buy a house with an area of 160–175 sq. m.
Kharkiv region
Difficult security conditions in Kharkiv do not hinder the development of the real estate market, especially when it comes to the western districts of the city and region.
Many IDPs from the eastern regions are considering Kharkiv as a potential option for purchasing a private home.
Today, the average area of private houses is 140–160 m2, and the price is 3,7–4 million UAH ($85–90 thousand). This is approximately $600 per square meter.
Compared to 2025, where the average area was 140–155 m2, and the price per house was 3,5–3,7 million UAH ($80–85 thousand), the growth rate is 5–7%.
The cost has risen, although a few years ago this was considered unlikely.
Vinnytsya region
Surprisingly for many, Vinnytsia is also showing record growth in average prices. Demand for private homes is growing due to the relative safety of the region.
Today, you will have to pay about $600 per square meter. A house of medium size (150–165 m2) costs from 3,5 to 3,7 million.
A year ago, for an average area of 145–160 m2, you could pay 3,3 million UAH ($75 thousand). In 2025, the price per square meter was $520–550. The price increased by 7–10% per year.
Mykolaiv region
In Mykolaiv, as in other front-line regions, the situation on the real estate market is the opposite.
For example, last year, a house with an average area of 130–150 m2 could be purchased for 1,3–1,5 million UAH ($30–35 thousand). The price per square meter was $250–300.
2026 keeps the price or slightly increases it. An area of 130–155 m2 will cost 1,3–1,7 million. The price per square meter is about $250–320, but the region is near the front, so a low price is expected. The growth dynamics per year is insignificant – 3–8%.
The median area of private houses in Kyiv and Lviv is 170 sq. m, and in Mykolaiv – about 80 sq. m. Therefore, the basis of pricing is area, not location. For comparison, it is better to choose the price per square meter. All cities demonstrate moderate or significant growth, which makes it possible to choose profitable options.
Source – https://lun.ua/stat/static/houses-report-1-2026.pdf.
House construction costs
The cost of the construction process in 2026 is of interest to everyone who plans to buy a house. Especially those who want to build their own home.
Average prices depend on the selected region, equipment and number of floors:
- "box" (foundation, floors, walls, roof) - from 12–18 thousand UAH per m2;
- for final finishing – 18–25 thousand UAH per square meter;
- turnkey – 22,000–32,000 UAH per m2.
The land plot and work with external networks will increase the budget.
The main factors influencing the price range remain the following.
- Area and number of floors.
The small area and compactness of the building means a lower price per square meter. In addition, the construction and operation of such a house will allow for savings.
- Technologies and materials.
An economical option is a frame house. As of 2026, 1 sq. m costs 16-22 thousand. Using a gas block involves paying 22-28 thousand UAH per m2, ceramic block - 24-32 thousand. A house made of a monolith will cost about 25-35 thousand UAH per m2.
- Region.
The central and southern regions are cheaper. The western part of the country offers a stable price increase. And a house in Kyiv and the region provides an additional 20% to the average price.
Up to 40% of the cost must be added for finishing. In addition, the quality of the materials can increase the price even further.
Source – https://vanbud.com.ua/blog/2025/12/15/vartist-budivnictva-budinku-2026/.
Prices of houses without renovation
A limited budget is not a reason to give up on a private home. Housing without renovation is an alternative for many. In addition, it is an opportunity to save money and create your dream home yourself.
For example, in the village, the price of a house starts at $3. Savings, at first glance, involve investing in the frame of the house and repairs. Although this option is also liked by some Ukrainians.
Unfinished houses
Many modern Ukrainians are considering this option. Such houses are 70% built, but require interior work. Often, it is necessary to conduct communications or additionally insulate the facade.
Compared to the simplest one-story private house, an unfinished house will significantly save the budget. Although the savings quickly evaporate when it comes to calculating the budget for finishing work. Sometimes this amount can reach 40–50% of the cost of the house.
The average cost per square meter reaches 25–40 thousand UAH. And the full cost starts from 3 million UAH.
Old houses in need of repair
One of the most profitable options. But if you want to live comfortably in a house with all the amenities, you will have to invest as much as possible.
This option can be purchased almost for free, although in the future it is worth considering significant costs for all types of work - about 15-25 thousand dollars.
Location is what affects the profitability of buying an old house. The closer the building is to a big city, the greater the interest of buyers. The most profitable option would be to carry out a turnkey overhaul - this will allow you to minimally exceed the budget for independent work.
Alternatives to a private house
The high price of private houses forces us to consider various alternative options. These are:
- cottages;
- duplexes;
- townhouses;
- modular homes.
They are all similar in terms of comfort. The differences are in the design and pricing policy.
Cottages
This housing format is always located next to a private house. LUN specialists call it expensive suburban real estate, which is not concentrated in one region. You can find good options near Kiev, near Lviv, Vinnytsia and all regional centers.
Typically, cottages create a separate cottage town. They have a closed, guarded territory and separate infrastructure.
According to LUN, in 2026, cottages are represented by:
- average cost per 1 m2 – 55–70 thousand UAH;
- average area – 170–220 m2;
- full cost – UAH 9,5–15 million (depending on area, distance from the city and class of the town).
The suburbs of the capital always offer buyers a higher price – from 80 to 100 thousand, and the Lviv or Odesa regions – up to 65 thousand UAH.
Duplexes
Duplexes perfectly combine cost, space, and privacy.
This is a building with two separate entrances, usually for two families. The building format is especially popular among supporters of a private house, but at a lower price.
Average prices for LUN are:
- 1 m2 – 40–55 thousand UAH;
- average area – 100–140 m2;
- full cost – from 4 to 7 million UAH.
If you are interested in duplexes near Kyiv, their price is 5-6 million. In other regions, housing of the same area can be found for less, for 3-5 million UAH.
Even one of the most expensive duplexes will cost 15–30% less than a private house or cottage. The difference is 15–30%.
Townhouses
Townhouse combines the format of an apartment and a country house. It is a series of 2 or 3-story sections that share common walls. Each section has a separate entrance, parking, and a plot of land adjacent to the house.
According to LUN, the following townhouses are presented in 2026:
- average price per square meter – 45–60 thousand UAH;
- average area – 90–130 m2;
- total cost – 4–8 million.
Traditionally, in areas adjacent to Kyiv or large cities, the price of real estate is higher – 60–70 thousand per 1 sq. m. Smaller regional centers offer a lower price – up to 55 thousand per square meter.
Townhouses are usually cheaper than private houses of the same area. Sometimes the difference can be as much as 15–30%.
Modular homes
High energy efficiency and quick installation are the main differences of the house. As of 2026, the cost of the module is 20–45 thousand UAH per square meter.
The average price primarily depends on the area:
- 30 m2 – from 600 thousand to 1,4 million UAH;
- 50 m2 – from 1 million to 2,3 million UAH;
- 100 m2 – from 2 million to 4,5 million UAH.
For example, ordering a turnkey modular house will cost 35–45 thousand per square meter. The service includes full decoration and installation of all systems.
The assembly of a module is always accompanied by preparatory activities that automatically increase the cost.
What does the price of a house depend on?
The cost of a private house is a combination of many decisions. It is based not only on the area, but also on other factors.
- Geographic location – near a large city, the price increases by 20–40% compared to a small settlement. Since the beginning of the war, the leadership of the highest prices has been held by Kyiv, Zakarpattia, and Lviv regions.
- Quality of materials – each material has its own price. The cheapest option would be a modular house, starting at $15 for a ready-made home. But a brick house would be more reliable.
- External structures – their presence and the materials used affect the final market value.
Additional installation of systems, such as a "Smart Home" or electricity through solar panels, will increase the price by at least 30%.
Visnovok
The real estate market in Ukraine is demonstrating active development of the private housing segment. Despite the increase in the average housing price in all regions, some regions are developing too actively.
For example, Kyiv and the region offer a wide selection of different types of houses. In the capital or nearby, you can buy a country house for $110,000. You can save the most in Chernihiv and Sumy regions, where private houses cost about $20,000, but you need to take into account the danger of the region.
The high cost of a private house prompts people to consider alternative options - townhouses, modular homes or cottages. Dwellings without renovation are also in demand.
