“Accessible” only on paper: how new “eOselya” rules cut off military personnel and displaced persons from their own housing
20 February 13:09
Following the latest changes to the state-run affordable mortgage program “єОселя,” more and more Ukrainians are asking themselves: is it really still affordable? People’s Deputy Yana Zinkevich is convinced that the new rules significantly narrow the circle of those who can take advantage of a housing loan, and for many, they effectively close this opportunity, reports "Komersant Ukrainian".
Since last week, the program has been operating under updated conditions. There are now strict restrictions on size: for one or two people, a mortgage can only be obtained for an apartment up to 52.5 m². If the family is larger, 21 square meters are added for each family member. In addition, banks have begun to carefully check all of the borrower’s existing housing. If the documents already show a certain area, the new loan may be denied.
A separate problem is the situation of internally displaced persons. According to the deputy, “displaced persons receive only 4% of all loans.” At the same time, there is an additional restriction for IDPs: they are only allowed to buy apartments in new buildings that are no more than three years old. There is not much such housing on the market, and it is usually much more expensive than secondary housing.
Despite its “affordable” status, the program requires significant start-up capital. “You have to pay 20% of the cost of the apartment as a down payment right away. Another 12% will go towards taxes, notary fees, and apartment appraisal,” Zinkevych emphasizes. In fact, to purchase a home worth about 2 million hryvnia, you need to have at least 500-600 thousand hryvnia in cash. For many Ukrainian families, especially those who have lost their property due to the war, this is an unaffordable amount.
“How can people who have lost everything due to the war collect such an amount for a down payment? It’s a rhetorical question,” she notes.
The issue of military personnel is no less painful. According to the MP, banks often refuse to lend to those who serve near the front line, considering it a “high risk.” “In other words, defending the country there is a duty, but obtaining the right to one’s own home is a ‘too great financial risk.’ This is disrespectful to everyone who is holding the front line,” Zinkevych emphasizes.
An additional obstacle is the delay in state payments, which means that real estate sellers do not want to wait a month for the funds and refuse to work under the program. As a result, even those who formally meet the requirements face difficulties in practice.
According to the MP, the current model of “ЄОселі” stimulates the sale of expensive new buildings more than it solves the housing problems of citizens. Teachers, doctors, and displaced persons often do not meet the strict income requirements. “The program must become more humane,” she believes. Among the necessary changes are allowing the purchase of housing on the secondary market without a three-year restriction, removing “risky” restrictions for military personnel, and providing real benefits for those who truly need support.
“Otherwise, we are dealing with a big sham,” concludes Yana Zinkevich.
And this statement reflects the mood of many Ukrainians today, for whom owning a home in wartime is not a luxury, but a basic need and a symbol of stability.
“єОселя”: key changes
On February 9, 2026, updated rules for the state program “єОселя” came into effect. The main focus of the changes is the introduction of clear restrictions on housing space.
Apartments: The basic limit is 52.5 square meters per family of 1-2 people (21 square meters for each additional member), but no more than 115.5 square meters.
Houses: The basic limit is 62.5 square meters for 1-2 people (21 square meters for each additional person), but no more than 125.5 square meters.
Age limit: For housing up to 3 years old , an area exceeding the norm by 10% is allowed . For older properties, there are no deviations from the norm.
Payment above the norm: If the area or cost exceeds the limits, the borrower must pay the difference independently as part of the down payment.
Area standards: detailed calculation
The new rules of “єОселі” clearly distinguish between the possibilities for different types of families. If a family consists of three people, the maximum area of the apartment will be calculated as 52.5 21 = 73.5 square meters. However , no more than 115.5 square meters, and for houses , the maximum is 125.5 square meters.
Previously, the rules were more lenient: the limit of 52.5 sq. m applied to only one person, and an additional 21 sq. m was added for each subsequent family member. This allowed, for example, a couple to apply for the program even if they had a home with an area of 73.5 sq. m.
Now the conditions have become stricter: as of today, a family of two can only count on a preferential mortgage if the area of their current property does not exceed 52.5 sq. m.
