Prices for primary real estate in Ukraine in 2025: where housing has become more expensive

The market for new buildings in Ukraine underwent significant changes in 2025: in some cities, housing prices rose sharply, while in others, the increase was more moderate, and buyers began to count every square metre more carefully. Prices were influenced not only by construction costs and developer activity, but also by expectations related to the future of the economy and the war. Find out in which regions primary housing has risen in price the most and where new buildings remain the most expensive

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2025 was another difficult year for the Ukrainian new-build market. Despite the war, economic instability and rising construction costs, prices for new homes continued to rise in most cities across the country. According to data from LUN analysts, the price increase affected both large metropolises and regional centres, with double-digit growth in some cities.

Why new buildings are becoming more expensive

The key factor is the increase in construction costs. Over the past year, developers have faced increased costs in several areas. Labour costs have risen significantly: today, they account for 10 to 20% of the cost per square metre. Prices have also been affected by increases in the cost of building materials, gas, electricity, fuel and logistics.

An additional expense item was the requirements for energy independence and safety of facilities — backup power supply, shelters, and enhanced engineering solutions. All this is inevitably included in the final price of an apartment.

The psychological factor also had a separate impact. Geopolitical events, in particular the election of Donald Trump in the United States and talks about a possible end to the war, added cautious optimism to the market. This supported demand and developer activity.

Where housing prices rose the most

The leaders in price growth in 2025 were:

▪️ Odessa — +19% over the year

▪️ Khmelnytskyi — +14%

Double-digit price increases were also recorded in Lutsk, Zhytomyr and Ternopil (around +12%), while prices in Ivano-Frankivsk and Chernihiv rose by approximately 10%.

The most expensive new buildings in Ukraine

Lviv continues to hold first place in terms of the average cost per square metre in new buildings — 58,600 UAH, although the growth here was relatively moderate (+6%) over the year.

Interestingly, at the end of 2025, for the first time since the start of the full-scale war, the top three most expensive cities changed:

▪️ Lviv — 58,600 UAH/sq. m

▪️ Kyiv — 55,300 UAH/sq. m

▪️ Odesa — 47,100 UAH/sq. m

Odesa replaced Uzhhorod, where the average price per square metre remained virtually unchanged over the year at 46,800 UAH.

How much housing was built in 2025

In the first three quarters of 2025, 6.52 million square metres of housing were commissioned in Ukraine. Almost a third of this volume was in the capital region.

▪️ Kyiv region — 1.37 million square metres

▪️ Kyiv — 0.76 million square metres

▪️ Lviv region — 0.76 million square metres

▪️ Odesa region — 0.61 million square metres (more than in the whole of 2024)

If we talk not about square metres, but about the number of flats, then over the last 12 months, more than 41,000 new flats have appeared in the country. The largest number was in Kyiv (12,850 apartments, +20% compared to last year). Odesa showed the most impressive growth: 6,740 apartments, which is 127% more than a year earlier.

What people buy most often

The structure of demand in the primary market remains stable. The most popular are:

▪️ 1-room flats — about 50% of sales

▪️ 2-room flats — 33%

▪️ 3-room flats — 16%

▪️ two-level flats — about 1%

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Developer activity and new projects

At the end of 2025, buyers could choose from almost 2,150 projects across the country. About two-thirds of these are multi-apartment residential complexes, and another third are cottage towns.

The highest concentration of new buildings is traditionally in Kyiv and the Kyiv region:

406 residential complexes and 355 cottage towns. In percentage terms, this is 27% of all active residential complexes and 57% of cottage projects in Ukraine.

The Lviv region ranks second in terms of activity: 265 residential complexes and 94 cottage towns.

It is noteworthy that in 2025, the capital region saw a real surge in activity — the number of new projects increased by 70% compared to last year.

Where were the most new residential complexes launched?

Since the beginning of 2025, sales have started in 214 new residential complexes in Ukraine. Leaders in terms of the number of launches:

▪️ Lviv and the region — 63 new residential complexes

▪️ Kyiv region (excluding Kyiv) — 28

▪️ Ivano-Frankivsk region — 22

▪️ Zakarpattia — 19

▪️ Kyiv — 17

For comparison: in 2024, only 6 new projects were launched in Kyiv. Thus, over the year, the volume of new residential complexes in the capital and the region increased by approximately 85%.

Incidentally, owners and tenants can purchase express apartment insurance on the Visit Ukraine portal, which allows them to protect their property and not worry about dangers from neighbors, fires, natural disasters, and military risks.

Minimum prices and ‘єОселя’ mortgages

The most affordable minimum cost of an apartment on the primary market at the end of 2025 was recorded in Sumy — about $23,200 (approximately 1 million UAH). The highest was in Lviv, where the minimum price of a future apartment reached $61,700 (about 2.6 million UAH).

This indicator directly affects the amount of the initial payment for the ‘єОселя’ preferential mortgage, which in 2025 was reoriented mainly towards housing from developers.

The highest down payment for ready-built housing is again in Lviv — about UAH 636,000 for an apartment priced at UAH 3.2 million. In Kyiv, it is approximately UAH 532,000 for housing priced at UAH 2.7 million.

When considering apartments under construction, Lviv is also in the lead: the average down payment is UAH 525,000 for a price of UAH 2.6 million. Next are Dnipro (UAH 475,000 for a price of UAH 2.4 million) and Kyiv (UAH 463,000 for a price of UAH 2.3 million).

Reminder! Demand for apartments with backup power supplies has grown significantly in 2025, especially in large cities. Find out how supply has changed and in which regions rents have risen the most.

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