According to the world's largest cost of living database Numbeo, the capital of Ukraine currently ranks 188th out of 222, and the average price of housing in the center is €2345 per sq. meter.
For comparison, at the end of August 2025, Kyiv was in 137th position, and in August 2024, it was in 100th, when a square meter cost about €2430.
Despite the decline in real estate prices, the cost of living in the capital has increased. The estimated monthly expenses of a family of four without rent are now UAH 84,476, while six months ago it was UAH 79,968. Expenses for one person have risen from UAH 23,000 to UAH 23,420.
Overall, Kyiv remains significantly cheaper than global megacities — approximately 68,2% cheaper than New York, excluding rent.
Housing is much more expensive in the capitals of neighboring countries:
Prague – 20th place (8787 €/m²),
Warsaw – 70th (5397 €/m²),
Bratislava – 71st (€5338/m²).
The most expensive real estate in Europe is in the cities of Switzerland, where a square meter in the center costs €13-28.
At the same time, three Ukrainian cities were among the top five cheapest cities in the ranking:
Odesa – 1334 €/m² (219th place),
Dnipro – 949 €/m² (221 places),
Kharkiv – €949/m² (222nd place).
Lviv also ranks 215th with a price of €1742/m².
The forecast for the second half of 2026 for the real estate market in Kyiv and Ukraine in general is quite ambiguous. Although we are currently observing a decline in international ratings, domestic market players are preparing for a gradual "rebound".
Experts identify three main scenarios for the development of events:
1. Moderate growth (Baseline scenario)
Most analysts (in particular from the LUN and leading real estate agencies) expect stabilization and a gradual increase in the price of a “square” in 8-15% by the end of the year.
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Why: Rising construction costs, a shortage of new projects (many projects are frozen), and pent-up demand.
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Rent: Growth is forecasted at 5-10%, as population mobility remains high, and many are still afraid to buy their own home.
2. Recovery Scenario (Optimistic)
In the event of significant de-escalation or stable security guarantees, prices may “jump” to 20-30% and even higher.
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Why: The return of some migrants, the realization of pent-up demand, and the activation of the e-Housing program. In such a scenario, investors will start investing massively to catch up with the peak of prices.
3. “Stagnation” Scenario (Pessimistic)
If the situation on the front or in the energy sector worsens, the market could fall even further. 10-15%.
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Why: Demographic pressure and deteriorating expectations will force owners on the secondary market to make large discounts for a quick sale and move out.
Key trends for the end of 2026:
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Safety priority: The most liquid housing will remain apartments in buildings with autonomous heating, backup power, and underground parking shelters.
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Suburbs vs. Center: Due to the high cost of living in Kyiv itself, demand will continue to shift towards satellites (Irpin, Bucha, Gatne), where prices are 30–40% lower.
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Buyer's market: Now and through the end of the year is the perfect time for those with cash, as sellers on the secondary market are ready for a substantial bargain.
