A private house within 50 km of Kyiv now has a median asking price of about $120,000, according to LUN. That is 9% more in dollars than a year ago and 18% more in hryvnias. Inside the city the median house costs $230,000, up 15%. Reviews published on Thursday 15 October by KyivVlada, NV Business and RBC-Ukraine describe the same shift: buyers and tenants are paying for distance from the high-rises and for houses that keep the heat and light on when the grid does not. Some towns gained more than 20% in a year; others fell.
House prices by town in October 2026
LUN's medians for houses on the secondary market, as of 14 October, with the change over a year in dollars:
| Town | Median house | Price per m² | Median area | Change in a year |
|---|---|---|---|---|
| Kyiv (city) | $230,000 | $1,300 | 180 m² | +15% |
| Sofiivska Borshchahivka | $187,500 | $1,228 | 130 m² | +39% |
| Vyshhorod | $184,500 | $1,226 | 180 m² | −3% |
| Hatne | $180,000 | $1,177 | 150 m² | +13% |
| Kriukivshchyna | $169,000 | $1,200 | 135 m² | +13% |
| Bucha | $155,000 | $1,200 | 124 m² | +15% |
| Brovary | $133,000 | $1,000 | 131 m² | +14% |
| Irpin | $114,000 | $1,042 | 110 m² | +21% |
| Obukhiv | $105,000 | $846 | 120 m² | −6% |
| Boryspil | $97,000 | $869 | 105 m² | +8% |
| Hostomel | $87,150 | $937 | 100 m² | +16% |
By district, Bucha has the most supply, 9,546 listings, at a median of $120,000 (+4%). Brovary district is the cheapest near the capital at $88,900, or $700 per m²; Boryspil district gained 19% to $124,600; Obukhiv district, with Kozyn at $920,000, is the expensive end at $286,000.
DIM.RIA uses averages, which a few large houses pull up: $160,000 for the Kyiv agglomeration, up 21% in a year, or $1,143 per m², with Vyshhorod at $389,000, Brovary at $275,000 and Irpin at $105,000. It also counts regional supply up 121% in a year and demand up 13%.
Flats: the suburbs catch up with the city
Kyiv itself is flat in dollars. LUN puts the median one-room flat in the city at $67,000 (+1% in a year) and a two-room at $98,600 (−6%); the price per m² is $1,643, up 0.5% in dollars and 8% in hryvnias. On OLX Real Estate, the median one-room price fell 2% in September to UAH 3.3 million, RBC-Ukraine reported.
The suburbs are still rising. A one-room flat costs $48,500 in Irpin (+25%), $53,900 in Vyshneve (+17%), $59,900 in Sofiivska Borshchahivka (+12%), $50,000 in Brovary (unchanged), $39,050 in Bucha (+10%) and $28,500 in Hostomel (+8%). At $1,430 per m², Sofiivska Borshchahivka is above Kyiv's Desnianskyi district, KyivVlada noted.
New builds tell the same story. According to KyivVlada, the median starting price on the primary market in Kyiv region is UAH 42,000–43,000 per m², over 20% higher than a year ago. Irpin is the most expensive at UAH 52,000; Kriukivshchyna is at 50,000; Sofiivska Borshchahivka, Hatne and Vyshneve at 44,000–46,000; Bucha at 42,900; and Boryspil, Vyshhorod, Hostomel and Brovary at 38,400–40,500.
Why: shelling, outages and winter
NV Business reports that demand for long-term rental of country houses rose in almost every region, most of all in Prykarpattia, by 126%. "As soon as the heavy mass attacks on Kyiv began, the phone exploded with calls from the capital," said Roman Perehynets of the Association of Real Estate Specialists in Zakarpattia.
Near Kyiv the premium is for autonomy. Andrii Romanov of KyivDimService told Minfin that flats in quieter areas, on low floors or in buildings with backup power rose 15–20% in a month, while flats in high-rises and near likely targets were discounted by about 15%. Townhouses and houses rose 5–7% in a month. A house with no renovation and no generator rents from UAH 30,000 a month; a modern one with its own power from $1,000. Realtors expect 5–10% more before winter. Developers quoted by KyivVlada say 51% of complexes commissioned last year had no system-wide backup power,. More on equipment costs in the outage guide.
In Kyiv, September demand for rented one-room flats fell 20% and listings rose 20%, OLX Real Estate says; 66% of those surveyed named safety as a main factor; 45% said more shelling could make them move.
Rents: houses up 29%, Irpin level with Kyiv
LUN's median rent for a house in Kyiv region was UAH 107,600 a month ($2,390) on 24 September, for a median 204 m². That is 29% more than a year earlier in hryvnias, although 4% less than in August.
For flats, a one-room rents for UAH 16,000 in Irpin (+14% in a year) and Bucha, UAH 15,000 in Sofiivska Borshchahivka, UAH 13,000 in Brovary and Vyshneve and UAH 12,000 in Vyshhorod. Kyiv's median is UAH 16,500, 3% lower than a year ago: Irpin now rents at Kyiv prices (city detail).
eOselya: Kyiv region leads
Last week the state programme issued 148 eOselya loans worth UAH 312.6 million, the Ministry of Economy reported. 89 were at 3% (47 veterans, 27 servicemen and security staff, 7 teachers, 5 doctors, 3 scientists) and 59 at 7% (33 people without housing, 26 displaced persons). Kyiv region led with 33 loans, ahead of Kyiv with 25 and Lviv region with 19. 91 loans were for new housing, 54 of them still under construction. Since January eOselya has issued 6,574 loans for UAH 13.2 billion.
The arithmetic for a suburban one-room flat: Irpin's median of UAH 2.19 million with a 20% down payment leaves a loan of UAH 1.76 million. Over 20 years under the eOselya programme that costs about UAH 13,600 a month at 7% and UAH 9,700 at 3%, below the UAH 16,000 rent for the same flat. Without the subsidy, borrowing is priced off the NBU key rate of 16%. The comparison is in eOselya versus market loans.
What buyers and investors weigh
Gross rental yield on a one-room flat, from LUN medians, is about 8.8% in Irpin, 6.9% in Brovary, 6.6% in Sofiivska Borshchahivka, 6.4% in Vyshneve and 6.5% in Kyiv. Bucha computes at 10.9%, but its rent median rests on only 38 listings. After 18% income tax and the 5% military levy, and one empty month a year, Irpin falls to about 6.2% and Kyiv to about 4.6%. Irpin's price is 11.4 years of rent; Kyiv's is 15.3.
That is well below a hryvnia government bond: at the auction on 13 October the Ministry of Finance sold one-year bonds at 15.09% and 2.4-year bonds at 16.45%, and bond interest is not taxed. The case for the suburbs rests on the dollar price, not on rent. Irpin flats gained 25% in a year and Kyiv's 1%.
Buyers weigh four points:
- Autonomy. A generator, solar panels and an individual boiler carry a measurable premium in rent and price.
- Method. LUN medians and DIM.RIA averages for the same town can differ by more than two times; compare like with like.
- Supply. Listings in the region are growing faster than demand, so asking prices may not hold through spring.
- Local economy. About 90–95% of Bucha's pre-war population has returned, and it hosts around 12,000 displaced people; Brovary has 23,000 but has lost logistics jobs.
In analyst Ruslan Averin's view, the October numbers show a market pricing winter risk, not a general boom. Investors who buy at the top of the heating season pay part of that premium for a risk that is seasonal.
Related: Kyiv flat prices by district in September, prices in Ukraine's regional centres and Kyiv rents this autumn.