“Nobody wants to buy here”: which districts of Kyiv were wiped out by the war from the real estate market

The war has changed not only the map of Ukraine, but also the rules of the game on the real estate market. What was considered the main advantage of housing a few years ago — a prestigious area, a panoramic view or designer renovation — is now often given way to completely different criteria: security, autonomy and the ability to survive during prolonged shelling.

However, despite regular rocket attacks, Ukrainians are in no hurry to leave the capital. Moreover, the demand for rental housing in Kyiv remains stable, and most contracts are concluded for a year or more.

Kyiv is not emptying

Despite calls from the authorities to temporarily leave the capital due to increased Russian attacks, realtors are not observing a mass outflow of tenants.

According to Kyiv realtor Yulia Kurganova, the current slight lull in the market is not related to the war, but to seasonality.

“People are not fleeing. July and August are traditionally quiet because of the holiday season. But apartments continue to be rented, often for a year or more,” the expert notes.

Security has become the new currency of the market

Buyers are increasingly asking about shelter, backup power, home autonomy, and the ability to survive a blackout.

However, paradoxically, these factors do not always become decisive.

If a person buys an apartment with their own money, they really pay attention to the security infrastructure. But if housing is purchased under state programs, the choice is often dictated not by the buyer’s wishes, but by the limitations of the program itself and the budget.

Why “eOselya” does not work for many Kyiv residents

One of the main problems of the market today remains the “eOselya” program.

According to the realtor, it is not about financing, but about the terms of the program. One of the key restrictions is that the house must have been put into operation no more than three years ago.

But during the full-scale war in Kyiv, very few such new buildings appeared.

“You can literally count the number of new homes that meet the program’s requirements on your fingers,” she explains.

Areas that have lost popularity

If until 2022, location was one of the main factors in choosing, now the security situation significantly affects buyers’ decisions.

The most striking example is Lukyanivka.

“No one wants to buy in Lukyanivka right now. They are still considering renting, but there are almost no people who want to buy,” says realtor Yulia Kuragnova.

Is it worth waiting for the end of the war

Many Ukrainians are postponing buying a home until the end of hostilities, expecting changes in the market.

However, the realtor advises not to base their decision on forecasts, but on their own needs.

“If you need an apartment now and have the funds, you should buy it now. No one knows when the war will end and what the prices will be after that,” she notes.

New buildings are becoming fewer and fewer

Another trend that is already having a noticeable impact on the market is a sharp reduction in new construction.

According to Yulia, many projects started before 2022 are being completed, but new developers are almost never entering the market due to high risks and uncertainty.

This may create a shortage of new housing in the coming years.

What Ukrainians are willing to pay more for

Despite the overall economy, comfort and autonomy remain important.

Apartments with inverters, backup power, and the ability to live without power outages are being sold faster and are in much greater demand.

At the same time, the expert emphasizes: it all depends on the budget of a particular person. If funds allow, tenants are willing to pay extra for safety and comfort.

It seems that the war has finally changed the rules of the game in the real estate market. Today, Ukrainians buy not so much square meters as a sense of security. And it is increasingly determining the cost of housing, the prestige of the area, and a decision that seemed obvious just a few years ago.