The beginning of 2026 marked a new phase in the housing lending market in Ukraine. After several years of active growth in demand and state support, mortgages in Ukraine are undergoing a transformation: the conditions of state programs are changing, banks are reviewing their own rates, and future buyers are forced to combine expectations with reality. Read on Delo.ua about the main questions for those planning to buy a home: will housing become cheaper, will a mortgage for housing become more affordable in 2026, and what real conditions are offered by financial institutions.
New rules in the e-Housing program in 2026
In 2026, the key state initiative remains the e-Housing preferential mortgage. This is the main program for many Ukrainians who want to purchase their own housing. The program operates according to a model where the state, through the Ukrainian Housing Finance Company, compensates banks for part of the interest rate, which allows reducing the real cost of the loan for borrowers.
One of the key innovations recently appeared: the opportunity to receive a preferential loan at 3% per annum for mobilized military personnel, regardless of contract service. This expands the range of mortgage participants for the military and equalizes the conditions with contract workers. Previously, only contract workers had the right to such a low rate, now this right extends to all mobilized personnel.
So, for 2026, the eOselya program offers the following conditions:
rate of 3(6)% per annum for military personnel, doctors, teachers and other preferential categories;
rate of 7(10)% per annum for a wider range of borrowers;
state compensation of up to 70% of the first payment for certain groups (especially IDPs);
credit term of up to 20 years;
the amount depends on the value of the property and the borrower’s income.
In addition, the changes provide for the adjustment of the limits on the area and cost of housing purchased under the program in order to adapt to real market conditions. This means that although the mortgage for housing still remains preferential, the mechanism itself becomes somewhat more demanding in terms of the parameters of the object. It will not be possible to buy an apartment with an area of 200 square meters at a preferential rate – there are restrictions.
Currently, the program operates through more than 10 partner banks, including Oschadbank, PrivatBank, Ukrgasbank, Taskombank and others, which allows consumers to compare lending conditions. In this case, competition between banks works in favor of borrowers.
Program results: thousands of new owners
Data from the Ministry of Economy, Environment and Agriculture show that many categories of citizens use eOsel state support to purchase housing. In 2025, more than 4,700 loans were issued under the program for a total amount of more than 8.4 billion hryvnias. Some of the borrowers are military personnel, doctors, teachers, internally displaced persons and veterans. Therefore, mortgages for military personnel and other social groups as a social initiative remain relevant. In addition, the government continues to develop affordable mortgage programs, as the 2026 budget has already included record resources for supporting business and developing the e-Housing mortgage program. It is also planned to allocate UAH 18 billion to the Affordable Loans 5−7−9% program and another UAH 7.4 billion to innovations and defense technologies within the Brave1 platform. Therefore, the state continues to use preferential financing to restore the economy and stimulate entrepreneurial activity.
Commercial mortgage: for those who do not fall under the benefits
Outside the state program, banks also offer housing loans, but the conditions here vary significantly. In 2025, the share of commercial mortgage loans was about 4.5% of all issued mortgages, which indicates a gradual, but not super-rapid activation of the market without state participation.
According to the NBU and bank practice, market rates for commercial mortgages in Ukraine in 2025 were on average at about 8-12% per annum or higher, depending on the conditions: down payment, loan term, debt load.
In general, the commercial mortgage rate is influenced by several factors.
The size of the down payment (the larger, the lower the rate).
Loan term (longer terms – higher rates).
The borrower’s income level.
Credit history.
The cost of housing and its condition.
The general economic situation in the country.
The head of Globus Bank, Serhiy Mamedov, in his comments to the Ministry of Finance suggested that rates will gradually decrease by 1-1.5 percentage points (i.e. to 13-13.5%). But provided that the macroeconomic situation improves and inflation stabilizes:
“The potential for further rate reductions exists, but it is directly related to macroeconomic stability, the monetary policy of the NBU — in particular, the reduction in the discount rate, which forms the value of money (since March 2025, the discount rate remains at 15.5%). Also, the level of credit rates may be affected by the general dynamics of the economy and the rhythm of receipts of macro-financial assistance from partner countries, which should cover the gap between revenues and expenditures and help balance the state budget.”
But the reduction will completely depend on the monetary policy of the NBU and overall economic stability.
Will housing become cheaper in 2026
The connection between mortgages and housing prices is obvious: affordable credit can stimulate demand, and in conditions of limited supply, this can restrain the fall in prices. According to market data, a significant decrease in the price of housing in Ukraine is not expected – prices are likely to remain at a stable or moderately growing level.
This is partly explained by the fact that household incomes and inflationary pressure do not create the prerequisites for a massive price collapse. Building materials are becoming more expensive, builders’ salaries are increasing, land values are not falling – all this keeps housing prices down.
The real estate market is adapting to these conditions: even despite a certain decrease in activity in certain periods, housing in Ukraine remains a zone for preserving capital, and not an instrument for speculative profits. That is, a fall in prices due to cheaper mortgages for housing in 2026 looks unlikely. On the contrary, a more affordable mortgage may even push prices up a little due to increased demand.
Forecast for 2026
Yes, 2026 for the mortgage market in Ukraine is a time of adaptation and moderate changes. Mortgage for housing 2026 remains an affordable tool for those planning long-term residence, but does not create conditions for mass housing reduction. The state program e-Housing continues to play a key role, especially for target groups, including mortgages for the military, but requires a careful approach to conditions and financial planning. At the same time, market rates may decrease in the event of stabilization of the economic situation, but this requires not only state policy, but also an improvement in the general financial climate in the country. That is, such factors as
reduction in inflation,
stabilization of the hryvnia exchange rate,
recovery of the economy should play a role.
All these factors affect the cost of loans. A mortgage for housing in 2026 is a real tool for purchasing housing, but not a panacea. The state program e-Housing makes housing more accessible for privileged categories, commercial banks offer an alternative for the rest.
