The primary residential property market in Ukraine continues to rise in price, but the dynamics are distributed extremely unevenly: the most noticeable growth is recorded in relatively safe regions, while in the frontline areas prices have virtually frozen. According to the quarterly report by LUN, cited by RBC-Ukraine, Lviv has remained the most expensive city in terms of the future price per square meter for several years running, and over the past year primary-market housing there has risen by roughly 15%.
Lviv Holds the Lead in Price per Square Meter
The average median price in Lviv new builds reached 67,200 UAH per square meter, whereas in Kyiv this figure stands at 63,200 UAH. Over the past year both cities gained around 15%, so the gap between them has barely changed — Lviv continues to hold first place in the cost per square meter in new residential complexes.
Ivano-Frankivsk Oblast: A Record Jump and Its Explanation
The largest price jump over the year was recorded in Ivano-Frankivsk Oblast — up 78%, to 66,100 UAH per square meter. LUN head Lyudmyla Kyryukhina explains that this is not about a sharp rise in ordinary residential complexes: the result is linked to the launch of new apartments in the Bukovel area, where starting prices are substantially higher than for traditional residential property. In Ivano-Frankivsk itself, the median price of new housing rose far more modestly — just 25%, to 44,800 UAH per square meter.
Contradictory Data
At first glance, the +78% figure for Ivano-Frankivsk Oblast contradicts the more modest city-level indicator of +25%. One interpretation sees in this a signal of rapid overall housing price growth in the region. The other, voiced by LUN itself, argues that the inflated oblast-level growth is a statistical effect of the launch of premium apartments near Bukovel, rather than a rise in standard residential property. Thus, the headline oblast indicator and the actual dynamics in Ivano-Frankivsk reflect different market segments and should not be compared directly.
Kyiv and Kyiv Oblast: Divergence by Class
In the capital, starting prices in new residential complexes rose by 15.3% in hryvnia over the year, which is 6.8% in dollar terms. Kyiv Oblast showed stronger dynamics: the median cost per square meter gained 21.5% in hryvnia and nearly 12% in dollars. Analysts note that in Kyiv buyers increasingly choose comfort and location, whereas in the suburbs price remains one of the main criteria, although requirements for safety and the quality of residential complexes are also rising there. In Kyiv the premium class rose noticeably — almost 28% in hryvnia — while economy-class apartments barely grew in price and in dollars even fell. In Kyiv Oblast the standout was the business class, with a 32% annual increase; unlike the capital, the economy class in the suburbs also showed noticeable growth, while premium projects barely changed in price.
Eastern Regions: Stagnation Against a Backdrop of Low Demand
A completely different picture is seen in the eastern regions of Ukraine. According to LUN, the price per square meter in new residential complexes there barely changes. Analysts link this to low demand for new builds in the frontline oblasts and to the small number of new residential projects reaching the market.
Context: What Is Happening in Other Cities
Against the backdrop of the overall dynamics, other markets should also be considered: in Vinnytsia housing continues to rise in price — on average, one-room apartments cost around 56,000 dollars, and renting such housing starts from 15,000 hryvnia per month. In Kyiv, despite the war, property is not getting cheaper: prices for one-room apartments average around 70,000 dollars, and for two-room apartments — over 100,000. These data confirm that the primary market in safe regions remains stable and continues to grow in hryvnia terms.
