In short: since 2021 the Odesa property market has been rebuilt from the ground up. After the full-scale war began in February 2022, buyers became more cautious and demand moved towards ready homes on the resale market and districts people see as calmer. The state-backed eOselia mortgage programme appeared, developers made instalment plans their main sales tool, and many more buyers are people who relocated from other cities. Prices are rising in 2026: according to our database, the median resale price is $1,227 per m², 11.6% higher than a year ago.
This page once carried an announcement of a 2021 industry summit where experts discussed new-build trends and five-year forecasts. Those five years have nearly passed, so it is a good moment to look at what actually happened.
The war changed how buyers think
In 2021 the key question was "how much will a new-build flat gain before the building is finished". Today buyers think about safety first and want a home they can move into straight away. In practice this means:
- more interest in completed buildings with their paperwork in order, less in off-plan projects;
- a shelter or underground parking in the building, backup power, a generator or solar panels and a water supply all matter;
- the floor and the direction the windows face have become points in negotiation;
- deals take longer, as buyers check the building, the documents and the developer more carefully before paying.
Investment purchases have not disappeared, but there are fewer of them and planning horizons are shorter.
Demand moved to the resale market
A ready flat offers what a building under construction cannot: you can move in at once and you see exactly what you are buying. That is why the resale market has become the core of the market. Our database currently holds 3,584 resale flats for sale in Odesa, see flats for sale.
New builds still sell, but buyers choose them more carefully: they look at construction progress, the company's track record and whether the building has been commissioned. Completed buildings and those close to completion sell best.
Districts: what buyers see as safer
There is no single safety ranking of districts, and we do not publish one. But client requests show what buyers care about:
- distance from industrial and infrastructure sites;
- a shelter in the building or nearby;
- quiet residential neighbourhoods with good local amenities, so there is no need to cross the city every day;
- houses in the suburbs with their own shelter and backup power.
The status of the city centre has changed too: in January 2023 the historic centre of Odesa was added to the UNESCO World Heritage List. If you plan to buy a flat in a historic building, check in advance whether it is a listed monument, as this affects the rules for repairing the facade and windows.
eOselia: a subsidised mortgage that did not exist in 2021
In 2021 there was no state-subsidised mortgage of this kind. The state programme eOselia started in October 2022, and in January 2023 it was opened to more groups. The main terms for 2026:
- 3% interest for military personnel, veterans, doctors, teachers, scientists and other priority groups, 7% for internally displaced people and other citizens;
- after 10 years the rate rises to 6% or 10% respectively;
- a down payment from 20%, from 10% for young buyers;
- a loan term of up to 20 years;
- for most groups the home must be a new build or no older than 3 years, for displaced people and some groups in frontline regions up to 20 years.
The programme boosted demand for new and fairly new buildings. The terms change from time to time, so check them on the official programme website before a deal. More details are in our article on mortgages and state programmes.
Developer instalment plans became the norm
To avoid depending on banks, developers let buyers pay in parts themselves. Paying in instalments without a bank is now a common way to buy a new-build flat. Things to keep in mind:
- each developer sets its own term and down payment, and these are fixed in the contract;
- the price is often pegged to the US dollar or can change during the plan, so read this in the contract before signing;
- make sure you know what happens if construction is delayed and what rights the buyer has;
- checking the permits and the type of contract matters more than the size of the discount.
You can compare options in the new builds in Odesa section, where we show developer prices with no commission.
Who is buying: relocated families and locals
Odesa has taken in many people from other regions. At first they rented, and over time some decided to buy a flat and stay. These buyers usually look for a ready home, often renovated, and are more likely to consider eOselia. Local residents, for their part, are upgrading: moving to a larger flat, to a building with a shelter, or from the centre closer to the sea and the other way round.
Ukrainians living abroad also buy in Odesa for their families or for the future.
Prices in 2026
After a sharp drop in activity in 2022, the market has gradually recovered. Our database as of 30.09.2026 (asking prices, Odesa resale market):
| Indicator | Value |
|---|---|
| Median per m² | $1,227 |
| Number of listings | 3,584 |
| September | +2.4% |
| 3 months | +5.6% |
| 6 months | +9.5% |
| 12 months | +11.6% |
These are asking prices; the final deal price is often lower after negotiation. See prices by district on the apartment prices page.
The industry has changed as well
Professional real estate events have not gone away: conferences, summits and meetings of agents and developers still take place, and some have moved online. The topics are different now: instead of yield forecasts, people talk about building safety, energy independence, mortgages and transparent deals.
How FAKTOR helps. We see real listings and deals in Odesa every day, so we can tell you what is selling and at what price, find options on the resale market or in new builds, and support the deal through to registration.
Related: Odesa property prices, September 2026, property prices in Odesa, mortgages and state programmes.
Did property in Odesa get more expensive in 2026?
Yes. According to our database, the median asking price on the resale market at the end of September 2026 was $1,227 per m², 11.6% higher than a year earlier.
What sells more now: resale flats or new builds?
Demand has moved to ready homes, so the resale market is now the core of the market. New builds also sell, especially completed buildings and those close to completion, often with an instalment plan.
Can I buy a flat in Odesa with eOselia?
Yes, if you meet the programme conditions and the home meets the building age rules. The rate is 3% or 7% for the first 10 years, the down payment starts at 20% (10% for young buyers) and the term is up to 20 years.
Are real estate summits and conferences still held?
Yes, professional industry events continue, some of them online. Their focus has shifted to safety, energy independence of buildings and mortgages.
We will shortlist options for your budget and guide the deal from the first viewing to signing.
