Housing after 2022: how the war has reshaped prices for one-room apartments in Ukraine
2 February 20:09
Prices for one-bedroom apartments in Ukraine have risen unevenly over the four years since the start of the full-scale war, with sharp increases in western and some central regions and stagnation or declines in frontline cities.
This is evidenced by OLX Real Estate analytics , which compares median prices on the secondary market in December 2025 with December 2021 figures, reports "Komersant Ukrainian".
West and center — growth leaders
The largest increase was recorded in regional centers, which after 2022 became key points of internal migration and relatively safe for living.
Ivano-Frankivsk became the absolute leader:
- the median price of a one-room apartment reached UAH 2.4 million ($56,800), which means an increase of 241% in hryvnia and 121% in dollars.
Similar rates of increase were recorded in:
- Uzhhorod — 230% in hryvnia and 114% in dollars (UAH 2.7 million);
- Rivne — 144% and 58% (UAH 1.7 million);
- Lutsk — 124% and 44% (UAH 1.7 million);
- Chernivtsi, Vinnytsia, Ternopil, and Kropyvnytskyi — over 110% in hryvnia.
Analysts attribute this to sustained demand for housing in regions that have accepted a significant number of internally displaced persons and maintained economic activity.
Kyiv, Lviv, and Odesa: growth without a “price explosion”
In large cities — the country’s economic centers — growth was noticeable but less dramatic.
In Kyiv, the median price of a one-room apartment rose to UAH 3.4 million ($79,500), which is 96% in hryvnia and 26% in dollars.
In Lviv, it was UAH 2.4 million ($57,000), which is an 88% increase in hryvnia.
In Odesa, the price rose to UAH 1.9 million ($44,000), almost doubling in hryvnia terms.
These cities remain attractive for buying, but supply volumes and more complex security risks have held back faster growth.
East and frontline regions: hryvnia growth, dollar decline
In cities closer to the front line, the picture is different. There, growth in hryvnia is often explained by inflation and devaluation, while prices in dollars have stagnated or declined.
For example, in Kharkiv , the median price was UAH 885,000 ($21,000) —
55% in hryvnia, but unchanged in dollars.
In Sumy and Dnipro, the dollar increase ranged from 0 to 2%, and in some cases, a decline was recorded.
The smallest growth — and in some cases a sharp decline — was recorded in the southern frontline cities:
- Zaporizhzhia: 6% in hryvnia, –32% in dollars;
- Kherson: 4% in hryvnia, –33% in dollars;
- Mykolaiv: 44% in hryvnia, but only 8% in dollars.
What this trend shows
Over the years of full-scale war, the housing market in Ukraine has effectively split into two parts. The west and part of the center have become areas of active growth, while the frontline regions have become markets with reduced demand and high risks.
