Whether to sell or buy an apartment in Ukraine during the war

The Ukrainian real estate market is going through a difficult period, so many people are wondering whether it is worth conducting real estate transactions now. Sellers are unsure whether to sell their apartments, while buyers are wondering whether it is worth buying property during the war. Let's consider whether it is possible to sell real estate, what will happen to the market this year, and how housing prices will change after the war.

Is it possible to sell real estate during wartime?

According to current Ukrainian legislation, the sale or purchase of apartments and other real estate during martial law is not prohibited. Citizens have the right to buy and sell housing during wartime in accordance with the established procedure, including by concluding a purchase and sale agreement, which must be certified by a notary. The transfer of ownership from the seller to the buyer is registered in the State Register of Property Rights to Real Estate.

What will happen to the real estate market in 2026?

In 2025, the real estate market demonstrated positive dynamics: price growth, revival of demand, and increased market activity. The industry has largely adapted to the conditions of martial law and has become more restrained in its response to current challenges related to shelling and power outages.

In 2026, housing prices are expected to continue to rise. According to market estimates, prices in the primary market may grow by 10–20%, while in the secondary market, they may grow by up to 5%. The main reasons for this remain the rising cost of construction materials, labor shortages, and limited supply of new properties. Developers are operating in an environment of high costs and long project implementation times, which also affects the final cost per square meter of housing.

Demand will remain stable. The most sought-after segment remains one-bedroom apartments, which are purchased for personal use or for investment purposes. Buyers are also increasingly paying attention to the autonomy of housing. The availability of shelter, alternative power sources, autonomous heating, and water supply are important competitive advantages of new buildings.

The rental market will also continue to see rising prices, especially in large cities and regions with high demand from internally displaced persons. At the same time, tenants are becoming more demanding in terms of housing conditions and energy independence.

Government support will remain an important stimulus for the real estate market in 2026. The further development of the programs "eOselya", "eVіdnovlennya", and "Zhytlo dlya VPO" may significantly affect the level of demand and transaction activity.

What will happen to real estate prices after the war?

According to experts, the post-war real estate market is likely to see an increase in housing prices. However, many factors will influence how the market develops, including the duration of hostilities, the state of Ukraine's economy, the scale of destruction, etc.

According to experts, the trend of rising apartment prices will continue after the war. The cost of housing will be influenced by the pace of construction recovery, customer preferences, rising prices for building materials, and other factors. But overall, the calm situation will have a positive effect on demand, which in turn will be reflected in price increases.

After the war, real estate prices will rise, but not across the whole of Ukraine. This is possible in regions where there was a significant drop in housing prices after the start of the full-scale invasion. These are cities such as Dnipro, Mykolaiv, and Kharkiv. However, experts believe that prices will still be lower than pre-war levels. Nevertheless, we must be prepared for the fact that after the war ends, apartment prices will rise: in some places more, in others less.

Recommendations from specialists

Real estate experts recommend not postponing the purchase of an apartment if the buyer is located in a relatively safe region. If there is an opportunity to purchase housing now, it is important to understand that after the war ends, it will not be possible to buy it for the same price, as the increase in the cost per square meter is objective and will definitely happen.

The real estate market is currently recovering at a slow pace, so price increases are not particularly noticeable. However, after the war, demand for apartments is likely to increase, which will encourage sellers to raise prices.

If you have a real need for your own home and have the financial means to purchase an apartment, it is best to look for a liquid property now and invest your available funds in it. In any case, you can sell the apartment later and profit from the increase in the price per square meter. The main thing is to choose the right property so that it is attractive for investment. In addition, it is important to understand that we are talking about relatively safe cities, not the frontline zone.

The specialists at the Mayak real estate agency will help you find an affordable and liquid apartment. Realtors know which apartments in Kyiv and the surrounding area are worth buying now in order to come out ahead when real estate prices start to rise after the war.