How to sell an apartment through the eOselya program
The state mortgage program "eOselya" opens up opportunities not only for buyers but also for property owners. This option of purchasing housing on the secondary market attracts more potential customers, which means that the chances of selling an apartment faster and more profitably increase. The demand for apartments that can be purchased with a mortgage is growing, and the transaction itself is supervised by the bank and the state, which increases its reliability.
In this article, we will take a closer look at whether it is possible to sell real estate through eOselya, what conditions the property must meet, what documents the seller must prepare, and other important issues.
Selling an apartment through eOselya: reality or not?
Selling real estate through the e-Home program is entirely feasible. Initially, this government program was created primarily to support buyers. However, it is now also a convenient tool for apartment sellers. Thanks to the participation of banks and transparent mortgage lending terms, such transactions are conducted according to the standard rules of the secondary market, but taking into account the requirements of the program.
In practice, the scheme for selling housing through eOselya is quite simple. The buyer needs to take out a mortgage in accordance with the terms of the program, and then the bank will be able to transfer the funds to the seller. This amount will include both the buyer's money, i.e., the down payment, and the loan funds from the bank.
For the owner of the property, the sale process is practically no different from the usual real estate sale scheme. The main thing here is to make sure that the apartment meets the program's conditions so that the transaction is not stopped at an inopportune moment. For example, it will not be possible to sell an apartment in a Khrushchev-era or Stalin-era building through eOselya precisely because such properties do not meet the conditions for preferential lending.
Requirements for apartments sold through the eOselya program
In order to sell an apartment using the eOselya program, it must meet certain requirements. Here are the conditions for properties that can be purchased through preferential state lending:
the apartment must be located in Ukraine, not in a temporarily occupied territory or in an area of active hostilities;
residential real estate must not have the status of an architectural monument;
The apartment size can be any size — if the size exceeds the standard, the buyer can cover the difference with their own funds.
The cost per square meter of real estate in Kyiv should not exceed the average cost of housing construction in the region multiplied by a factor of 2 — but if the price is higher than the established price, the buyer can cover part of the cost themselves.
age restrictions — for the privileged category of buyers, the house must be no older than 10 years, for the rest — no older than 3 years;
if the apartment has been remodeled, it must be legalized;
The living space must have a separate entrance and connected utilities.
In general, the apartment must be registered in accordance with the law and free of encumbrances (seizures and debts). The property must not be subject to shared ownership. Housing that has been put into operation is subject to compulsory insurance.
Documents for selling an apartment through eOselya
The sale of an apartment through the eOselya program is formalized according to the same rules as a standard agreement on the secondary market. Strict requirements are imposed on the documents, as the bank carefully checks the legality of the transaction and the condition of the property.
To avoid delays in the process, the seller should gather the necessary documents in advance:
Ukrainian passport or other document proving the identity of the owner of the property;
documents confirming ownership of real estate;
certificate confirming that no persons are registered in the apartment;
consent of the spouse to the sale of the apartment, certified by a notary (if the property was purchased during the marriage);
technical passport for the real estate property;
expert opinion on the valuation of the property.
You should be prepared for the fact that obtaining an apartment appraisal report may take some time due to the limited number of appraisers in banks.
How to sell an apartment through the eOselya program: step-by-step instructions
The sale of an apartment through the state program "eOselya" differs from a standard purchase and sale agreement for housing on the secondary market primarily in that another party is involved in the process—the bank that issues a mortgage to the buyer.
Here is what the step-by-step process of selling an apartment using the eOselya program looks like:
Preparing the apartment for sale. The seller collects the necessary documents and checks whether the property meets the stated requirements.
Placing an advertisement. If the owner is selling the apartment independently, when publishing advertisements, it is important to remember to indicate that the property is available for purchase through the eOselya program. This will help attract more attention from buyers.
Search for a buyer. If potential buyers respond to the ad, it is best to immediately clarify whether the bank has approved preferential lending for them. If preliminary approval has been obtained, you can proceed to discuss the terms of the deal.
Price agreement. The parties agree on the final cost of the apartment, as this will determine the size of the initial deposit to be paid by the buyer.
Preparation and signing of the purchase agreement. The agreement is drawn up by a notary who cooperates with the bank. After that, the owner transfers the property to the bank as collateral.
Making payments. The buyer makes an initial payment of at least 10% (for young people) or 20% of the apartment's value. The bank transfers the principal amount of the loan to the seller's account.
The deal is finalized when the keys are handed over to the buyer. It's important to know that the mortgage amount goes into the seller's bank account, but some banks take a while to process this, so be ready for some delays.
Risks and pitfalls when selling an apartment through the eOselya program
Selling real estate using the eOselya app is a convenient and secure way to complete a transaction, but there are some nuances to consider. Before considering this option, it is important to understand the potential risks and pitfalls.
One of the main risks is the lengthy consideration of the application by the bank. Verification of documents, assessment of the property, and approval of the mortgage for the buyer can take several weeks. At the same time, the seller waits for a decision and does not know for sure whether the deal will go through, meaning they may waste their time.
Different requirements of partner banks participating in the program are a nuance that sellers are often unaware of. Each bank has its own technical requirements and internal checks. For example, one bank may require a new technical passport, while another may require an apartment appraisal from a specific expert. This can lead to delays or additional costs.
It should also be understood that preliminary approval of a mortgage for a buyer is not a guarantee of its final approval. There is a risk of loan rejection at the last stage: the bank may not approve the loan if the appraisal of the apartment is lower than the agreed price or if any discrepancies are found in the documents.
Increased housing requirements, temporary delays, bureaucracy — all of these factors may cause a seller to abandon the idea of selling an apartment through the eOselya program. However, these factors are offset by the reliability of payments, the guarantee of payment through a bank, and increased demand for properties that meet the program's conditions. If you are planning to sell your home, it is still worth considering this option. The Mayak agency is ready to advise and help you sell your apartment, in particular through the state eOselya program.
