Under the influence of the war in Ukraine, citizens’ priorities in choosing housing have significantly changed. Safety has become the key criterion, and most buyers are increasingly scrutinizing the location of the property, its distance from potentially dangerous sites, and the availability of shelters.
This is reported by Finway
Main Factors in Choosing Real Estate During Wartime
According to market analysis results, when purchasing housing, Ukrainians most often consider the following parameters:
- property price — 79% of respondents;
- living area — 74%;
- number of rooms — 74%;
- location (district) — 71%;
- developed infrastructure nearby — 69%.
In addition to traditional criteria, the layout of the apartment, the condition of the building and the surrounding area, as well as the availability of parking spaces, are becoming increasingly important.
Safety as the Main Criterion and New Trends in the Market
During the war, the availability of a shelter in the building or nearby, the distance from strategic or critical sites, the convenience of evacuation, and access to transportation are crucial for Ukrainians. Housing near military units or infrastructure facilities has become less sought after, while residential areas are viewed as safer for living.
“Quiet residential areas remain safer,” emphasized Oksana Ostapchuk, head of the sales development sector at OLX Real Estate.
In the private sector, buyers pay attention to the quality of shelters: they must be equipped, have ventilation, supplies, and multiple exits for evacuation.
In the primary market, according to market analyst Viktoriya Bereshchak, it is important to focus not only on location but also on the pace of construction since 2022. A reliable developer is one who constructs at least one floor of a monolithic structure in two warm months or achieves 5–8% readiness of the property during this period. The average delay in the completion of new buildings currently reaches 18–24 months.
Among the new requirements from buyers are alternative energy sources for elevators, water supply pumps, and access for emergency services. These aspects are increasingly influencing purchasing decisions.
Olena Haidamaka, president of the Ukrainian Real Estate Professionals Association, notes that Ukrainians are increasingly preferring housing in the western regions of the country, purchasing it as a kind of “insurance.” After acquiring such housing, people often return to their hometowns, but having an apartment in the west is seen as a Plan B in case of threats to the front line.
Ready-to-move-in apartments remain popular, as there is currently no time to furnish new housing. Buyers often choose even less attractive options if they can move in immediately.
These trends are observed against the backdrop of increased construction activity: in 2025, the volume of new construction has on average increased by 30% compared to last year. At the same time, despite the activity of developers, the number of actual transactions in the primary market remains lower than potential opportunities.