The eOselia down payment and paying for area above the norm

The question of how much of your own money you need has three answers, and they add up. The first is the down payment. The second is the surcharge for area above the norm. The third is the excess over the price per square metre cap. Each is counted separately, and together they are what you must have before the deal. Rules as at 31 July 2026. Current as of 14.10.2026.

The down payment: no general floor

The programme sets no single percentage. The benchmark is from 20 per cent of the price, which is the figure used in the operator examples, but the exact floor is named by the bank. So the question of a bank minimum is asked before applying, not after.

Compensation under Resolution 998 works separately, in force since 10 September 2025: for the first five categories buying property up to 2 million hryvnia, the state covers part of the payment, and the payment itself may then run up to 30 per cent. It reads as a contradiction but the logic is simple: a larger payment, part of it not paid by the buyer.

The surcharge for area above the norm

For a flat the norm is 52.5 for two or three, plus 21 for each person from the fourth, and no more than 115.5 in total. Housing under three years old may exceed the norm by up to 10 per cent; older housing may not at all.

An example for two people: the norm is 73.5, the allowance on a new flat adds 7.35, making 80.An 85 square metres flat in a new building qualifies, but 4.At 1 572 $ per square metre in new builds that is visible immediately.

The cap is on the price per metre, not the loan

The programme has no maximum loan amount. The cap is different: the price per square metre may not exceed twice the ministry indicative value for the region, and an excess of up to 10 per cent is paid by the borrower. Because of this two flats of the same total price can behave differently: an expensive small one qualifies where a cheap large one does not.

So the figure to count is the price per square metre rather than the total: it decides how much of the surcharge falls on you. A city benchmark: 1 572 $ per square metre in new builds and 942 $ on the secondary market.

Adding the three sums

The order of calculation is this. First the payment as a percentage of the price. Then the square metres above the norm and the allowance, multiplied by the price per metre. Then the excess over the price cap, if there is one. The sum of those three is what you need in hand, and it is always more than the payment alone.

A fourth line of cost sits outside the financing entirely: valuation, notary, state duty and insurance. It is counted separately, and it is the one most often forgotten.

The payment over twenty years, both periods

The rate of 3 or 7 per cent holds for the first ten years, then rises to 6 or 10. The loan runs up to 240 months. The second period payment is calculated on the outstanding balance, so it does not double but rises noticeably, and it should be looked at before signing rather than in year ten.

Where to take the figures for your own calculation

District prices per square metre are easiest to take from our price summary apartment prices, and specific options under the programme from the new build list new builds under the programme. Check the regional indicative value at the date of the contract: it is updated, and our city benchmark reflects the market rather than that value.