Second breath. Why in Kiev became popular old apartments

What is happening in the apartment market? Why are prices rise, but no normal options? These questions have heard the EP journalist from several people.

At a time when the primary real estate market is in deep crisis and is only partially supported by the state mortgage Esosel programalmost all business activity has moved to the old housing stock.

Demand for real estate in the capital is created by internally displaced persons from the eastern and southern regions, local residents who have accumulated housing money, and investors for whom investment in « brick » is an alternative option to adjust free money. Why do they all prefer old dwellings?

Apartments are sold twice as fast

In 2021, 325,000 notarial agreements on the purchase and sale of apartments and one-apartment buildings were concluded in Ukraine, in 2024-more than twice less. In some regions, a moderate increase in activity in the secondary real estate market is recorded. In 2024, 6% of the contracts were concluded in Kyiv than 2023, in the region – by 14%, the analysis of the audit company EY Data of the Ministry of Justice shows.

Since the beginning of 2025, this trend has intensified, according to the EP surveyed experts. Thus, in the first five months of 2025, the median exposition of the apartment in the secondary market, that is, how quickly it is sold, decreased from 80 to 45 days, that is, almost twice, says the head of « Lun Statistics » Lyudmila Kiryukhina.

« This may indicate demand growth. One of the reasons may be seasonality that has a strong impact on the real estate market. In 2024, from January to May, the median exposition decreased by 30%: from 63 to 48 days, » she says.

OLX Real Estate calculates the demand for apartments in the secondary market as the number of reviews for ad. This figure increased from January to April, and in May decreased by April 5%. In total, since the beginning of the year, buyers’ interest has increased by 14%.

The LUN company notes that the average price for sales ads is increasing. This may indicate that sellers exhibit more expensive apartments, and the optimal options in the ratio of « price-quality » is missing.

Why is the « secondary » popular

The popularity of the secondary market is growing due to the crisis of primary. Sales of apartments in new buildings in 2024 amounted to 17% of the 2021 indicators, calculated in the LUN. By different gradesfrom 20% to 60% of demand for new housing was created by investors – for resale or renting. Currently, only 13% of apartments in Kiev are purchased as an investment, but in Lviv and Ivano-Frankivsk-23% and 27%, respectively.

Much of the investors have crossed the secondary market. Since the beginning of 2025, the demand for apartments has increased more than supply, says Oksana Ostapchuk, the head of the sales development sector « OLX real estate ». The reasons are the migration of Ukrainians and returning to cities where there are no active fights. Kyiv falls under these parameters.

One of the main drivers in the housing market is the state program « Eosel », adds Ostapchuk. By data The operator of the program « Ukrfinzhitlo », 49% of loans were issued in Kiev and the region. 64% of agreed mortgage loans were issued to apartments in the secondary market, 28% – for ready -made apartments in the developer and only 8% of the transactions are invested in the construction of housing.

« Buying in the secondary market is more confident in buyers. It is mostly ready to settle the apartment in inhabited residential areas – an option for those who do not orient themselves in the real estate market and do not want to risk buying a new building, understanding military risks and delays when giving up, » says Ostapchuk.

Era of youth and pensioners

The mobilization of conscripts has led to a tremendous labor deficit in the construction industry, they say in the confederation of builders. The spontaneous market for apartments repair is experiencing a similar crisis.

The prices for the repair of apartments have increased at least twice in dollar equivalent compared to 2021, says the owner of one of the companies that manages the plaster crews, tile and plumbing companies says.

« All builders have been taken into the army. Now the golden time for young people, as well as for pensioners who can still do something. We can call any rates. Some people who need to be repaired are still agreed. The calendar is painted on a month, » says the entrepreneur.

According to him, the cost of turnkey repair in a new building with materials and work is from $ 800. for a square. m, which is comparable to the price of housing. Two years ago, prices started from $ 600. for a square. m. Overhaul of the old apartment to the state of « white walls » without furniture will cost $ 300-400. for a square. m.

Responding to calls, more and more developers are offered a home with repair. However, buying such apartments often complain about the poor quality of the work performed.

Due to the unpreparedness, to invest up to 100% of the cost of the apartment in its repair, housing search for the secondary market with ready -made repair. According to Ostapchuk, quality apartments with repair in convenient areas of Kiev are quickly sold.

« Demand grows, repairs near the subway are not delayed for a long time. Offers with an inflated price, in poor condition, with inconvenient planning and locations are usually sold longer, » the expert says.

She adds that widespread expectations are common among buyers: « People want to buy an apartment in the near center with ready -made repair without investments and near the subway.

The prices for the “secondary”

Over the past half of a year, prices for one-three-three apartments in Kiev added 8.5-9% in dollars, calculated in the moon. « Since January 2025, the price of a one -room apartment increased from 60 thousand to 65 thousand dollars, two -room – from $ 96 thousand to $ 100 thousand, three -room – from $ 139 thousand to $ 150 thousand, » Kiryukhina says.

According to OLX real estate, the median price for apartments in the secondary market for five months of 2025 has risen by almost 10% and is $ 117 thousand. The average price increased by 9% to $ 186.7 thousand.

« The situation in the housing market will depend on the end of the war, economic and demographic situation, development of preferential mortgage funding programs, the number of personnel and investment attractiveness of Ukraine, » – summarized in EY.