Housing after 2022: How the War Has Reshaped Prices for One-Bedroom 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 parts of central regions, and stagnation or declines in cities near the front lines.
This is evidenced by an analysis from OLX Real Estate, which compares median prices in the secondary market in December 2025 with those from December 2021, reports "Komersant Ukrainian".
The largest increases were recorded in regional centers, which after 2022 became key destinations for internal migration and relatively safe places to live.
Ivano-Frankivsk emerged as the clear leader:
- the median price of a one-bedroom apartment reached 2.4 million UAH ($56,800), representing a 241% increase in hryvnia and a 121% increase in dollars.
Similar rates of price increases were recorded in:
- Uzhhorod — 230% in hryvnia and 114% in dollars (2.7 million UAH);
- Rivne — 144% and 58% (1.7 million UAH);
- Lutsk — 124% and 44% (1.7 million UAH);
- Chernivtsi, Vinnytsia, Ternopil, and Kropyvnytskyi — over 110% in hryvnia.
Analysts attribute this to sustained demand for housing in regions that have taken in a significant number of internally displaced persons and maintained economic activity.
Kyiv, Lviv, and Odesa: Growth Without a “Price Spike”
In major cities—the country’s economic hubs—growth was noticeable but less dramatic.
In Kyiv, the median price of a one-bedroom apartment rose to 3.4 million UAH ($79,500) —a 96% increase in hryvnia and a 26% increase in dollars.
In Lviv, it was 2.4 million UAH ($57,000), representing an 88% increase in hryvnia terms.
In Odesa, the price rose to 1.9 million UAH ($44,000), nearly doubling in hryvnia terms.
These cities remain attractive for buying, but limited supply and more complex security risks have slowed growth.
The East and frontline regions: growth in hryvnia, decline in dollars
In cities located closer to the front lines, 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 885,000 UAH ($21,000) —
a 55% increase in hryvnia terms, but no change in dollar terms.
In Sumy and Dnipro, the dollar increase ranged from 0–2%, and in some cases, a decline was recorded.
The smallest growth—and in some cases a sharp decline—was recorded in 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.
