Almost everyone wants their own home, but very few can pay the full sum upfront. So Ukrainians are still looking towards mortgages, the єОселя programme and instalment plans from developers. Interestingly, readiness to borrow for an apartment has hardly changed over the year.
In the third quarter of 2026, 37% of respondents were considering a loan or instalments for housing, compared with 38% a year earlier. Those are the findings of a Factum Group survey commissioned by OLX Real Estate. Despite state programmes, many prefer to use their own funds or postpone buying until calmer times.
And it’s not just about money. Decisions are affected by the war, job stability, apartment prices and expectations about future earnings. Sometimes a person has already found the ideal flat but is unsure whether they can afford the payments for the next 10–20 years.
How Ukrainians plan to pay for housing
Almost four in ten with borrowed money
Here’s how the responses were distributed.
| Purchase method | Share of respondents |
|---|---|
| State programme “єОселя” | 16% |
| Instalments for housing | 13% |
| Other loan programmes | 8% |
| Purchase without a loan | 21% |
| Not planning to buy | 17% |
| Undecided | 18% |
| Hard to say | 7% |
Together, єОселя, instalments and other loans account for the same 37%. But these are intentions, not signed agreements. You can dream of a state mortgage and still be refused by a bank, or plan to buy with your own funds and not yet have the required sum.
Who was surveyed
The survey was conducted online in August 2026. Four hundred and fifty people aged 18–55 from cities with populations over 50,000 responded. Occupied territories and areas of active fighting were not included in the sample, so the results describe this group specifically, not the whole of Ukraine.
“єОселя” — known by many, used by few
Awareness grows, satisfaction falls
More people are becoming aware of the programme. In the fourth quarter of 2024, 69% knew about it; by the third quarter of 2026 that figure had risen to 80%. But knowing about it and buying a flat are two different things. Only 4% of survey participants have used єОселя.
Among those who have not yet taken such a mortgage, the number willing to do so has grown. In 2024 it was 36%, and in 2026 it was 47%. This figure differs from the 16% mentioned earlier because the questions were asked differently and to different groups.
However, satisfaction with the terms has slipped. At the end of 2024, 70% liked the conditions; a year later it was 52%, and now 50%. People worry about the down payment, income verification, choice of flat and, above all, whether they will be able to make payments for years.
What terms apply in 2026
Basic rates are 3% or 7% per annum for the first ten years. From the eleventh year they rise to 6% and 10% respectively. The maximum term is 20 years, the minimum down payment is 20% of the property price, and for young people up to and including 25 years old it is from 10%. However, the bank looks at both the borrower and the property, so the actual down payment may be higher.
At 3% loans are available to certain categories of military personnel and security and defence sector workers, medical workers, teachers, researchers at state and municipal institutions, and in 2026 — also veterans and relevant members of their families. At 7% displaced persons (people who have been internally displaced) and other citizens who meet requirements on citizenship, age, existing housing and solvency may be eligible.
Limits on area and building age
From July 2026 the normative area is 52.5 sq. m per person and 73.5 sq. m for a family of two to three people, plus 21 sq. m for each additional person. The maximum is 115.5 sq. m for an apartment and 125.5 sq. m for a house.
There are also requirements on the age of the property, which depend on the category and region. Internally displaced persons (IDPs) can generally buy housing up to 20 years old, while for others a three-year limit often applies.
Separate support for displaced persons (IDPs)
For some IDPs and residents of frontline communities, the state compensates 70% of the down payment, but not more than 30% of the property price, and 70% of monthly payments in the first year. Up to 40,000 hryvnia is provided for ancillary costs during processing. There are specific conditions: the property must cost no more than 2,000,000 hryvnia, and there are requirements for the borrower.
That does not mean the state buys the flat for you. The loan remains yours, and after the compensation period ends you will have to pay the full amount yourself.
Developer instalments
How it differs from a mortgage
Thirteen percent of respondents are considering instalments. These are usually offered by developers. The buyer pays them in instalments directly to the developer, not to a bank. Schedules, down payments and terms vary widely.
“Interest-free” does not always mean no extra cost. The price on instalments can differ from the price for a full upfront payment, and sometimes the outstanding balance is linked to a foreign currency. In that case how much you pay in hryvnia will be decided by the exchange rate.
Short term — large payments
Mortgages can be taken for 15–20 years, whereas instalment plans are usually much shorter. So even without interest, the monthly burden can be heavy.
Let’s do the maths. A flat for 2,000,000 hryvnia with a 40% upfront payment means you pay 800,000 immediately. The remaining 1,200,000 is spread over the instalment period. Over two years that’s 50,000 hryvnia per month; over four years it’s 25,000 hryvnia. There can also be uneven schedules, price indexation and requirements to close the debt by a certain construction stage, so two flats at the same price can affect your budget very differently.
Risks of new builds
Instalments often mean buying a property that is still under construction. You give the money now and receive the keys at some later date. So before signing, check the land documents, permits, information about the developer and how title to the future flat will be registered.
Pay attention to clauses on delayed handover dates, parties’ liabilities and refunds if the contract is terminated. Also clarify whether you can repay the instalment early and whether you would have to pay extra for that.
Buying with your own funds
One in five does not want debt
Twenty-one percent of respondents plan to avoid loans. This could be savings, selling an old property or several personal sources combined, but the study does not specify the proportions.
The obvious plus is no interest, no monthly payments and no schedule. There’s also a downside: if you don’t have the money yet, it can take a long time to save.
While you save, prices don’t stand still
An apartment can become more expensive while you are saving, especially if your savings are in hryvnia and the price is linked to the dollar. Even if the dollar price hasn’t changed, you may need more hryvnia.
There are also closing costs, renovation and furniture. And spending every last hryvnia on a flat means being left without a safety cushion for unforeseen events.
How much a mortgage costs — example for 2,000,000 hryvnia
Payments for the first ten years
Take a flat for 2,000,000 hryvnia. A 20% down payment is 400,000, leaving 1,600,000 hryvnia — a loan for 20 years with equal payments.
| Loan terms | Approximate monthly payment |
|---|---|
| Rate 3% per annum | 8,874 hryvnia |
| Rate 7% per annum | 12,405 hryvnia |
This is a calculation, not a bank offer. Insurance, fees, property valuation and other costs are not included.
What happens after the tenth year
After ten years the rate rises. If you recalculate the remaining balance over the next ten years, then switching from 3% to 6% would make the payment roughly 10,200 hryvnia, and from 7% to 10% about 14,100 hryvnia. The actual schedule will depend on the contract, repayment scheme and whether you made early repayments.
The down payment is not everything
Even if the bank covers 80% of the value, you will need additional money at the start: valuation, notary, insurance, fees and mandatory payments. How much exactly depends on the bank and the deal, and some people are legally entitled to benefits.
So before signing, ask for a full calculation. Pay attention to the annual percentage rate, the total cost and all payments over the whole term, not just the attractive 3% or 7% in the advertising.
How much people are willing to pay and why they hesitate
The dream — a rate up to 5%
Potential borrowers’ appetites are modest. For 90% of those considering a loan, an acceptable rate is no higher than 5% per annum. Of these, 45% want up to 2% and another 45% would accept 3–5%. The concessional 3% of єОселя fits within these limits, while 7% does not. With commercial mortgages everything depends on the specific bank.
Why people take loans
The main reason is to move into their own home faster, say 54%. Another 44% are attracted by the concessional state programme, 43% by predictable payments, and the same share by payments in hryvnia without currency risk.
Thirty-seven percent like paying gradually without a large sum upfront, and 29% look at potentially favourable terms. So a mortgage is not only about lacking money, but also about not wanting to wait for years.
Why they refuse
Among those who do not want either a mortgage or instalments, 48% simply do not want debt, and 45% do not want to pay interest. Another 33% are deterred by instability and the war, 28% consider the terms unprofitable, and 23% want to save themselves.
Banks and lending companies are not trusted by 22%, and 21% do not have a stable income for regular payments.
The war is the main obstacle
Looking at all barriers together, war-related risks are first, named by 56%. Next come high housing prices (53%) and economic uncertainty (42%). Insufficient income or lack of savings affect 35%, high rates 32% and fear of losing a job 29%.
Russian attacks affect the plans of 78% of respondents. For 51% they affect plans significantly, for 27% partially. Only 15% say shelling does not change their plans, and 7% are undecided.
So demand exists, but people are cautious. Even with money in pocket everyone weighs up the safety of a specific city and neighbourhood.
What could push people to take a mortgage
Stable salary matters more than a cheaper flat
Most often people say they would be convinced by higher or more stable income — 39%. A lower rate would motivate 38%, a reliable state programme with guarantees 36%. Improvements in the economy and security were named by 27% each, and cheaper flats by 24%.
When asked to name only one main condition, financial stability again won. It was chosen by 29% versus 19% a year earlier. A lower rate was chosen by 17%, a reliable state programme by 15%, and cheaper flats by only 5%.
So price matters, but being sure you can make the payments matters more.
What to check before buying
Buyer checklist
However you pay, a flat costs more than the listing price. Before deciding, you should clarify a few important points.
- Total cost — including paperwork, insurance, fees and renovation.
- Monthly payments — how much and whether they can change.
- Early repayment — whether it’s possible and on what terms.
- Legal status of the property — who is the owner, whether there are encumbrances, and whether the construction and title documents are in order.
- Consequences of missed payments — penalties and other sanctions under the contract.
Separately consider what would happen if part of your income disappears. A loan agreement will not stop because of that. And those paying with their own funds should prepare documents on the source of funds for financial monitoring and arrange payments properly — not on the day of the deal, but beforehand.
What the market might look like by the end of 2026
Demand exists, but cautiously
Interest in loans and instalments has hardly changed. In 2025 such buyers made up 38%, and in 2026 — 37%, so there’s no sign of a decline. More people know about єОселя and more are willing to use it, although satisfaction with the terms has decreased.
The conclusion for developers and sellers is simple. Buyers look not only at the price per square metre, but also at the down payment, payment schedule, loan availability and speed of paperwork.
What happens next will depend on incomes, employment, credit programmes and the war, although the survey does not provide a sales forecast for the fourth quarter.
First confidence, then the keys
The desire to have one’s own home remains, but not all intentions lead to a deal. Some count on єОселя, some on instalments, some on savings. The difference between them is how they pay and whether the person is ready to take on a multi-year debt.
And it will be steady income and confidence that payments can be met, together with the security situation, that determine how many Ukrainians will move from dreams to an actual purchase by the end of 2026.
