eOselia at 3 and 7 per cent: who qualifies in 2026

Your rate under eOselia depends on two things, and income is not one of them. The first is your category, which sets 3 or 7 per cent. The second is the floor area of housing you already own, which decides whether you enter the programme at all. Both conditions below are as at 8 October 2026, along with the usual reason applications fail.

Who qualifies at 3 per cent, including displaced people

The preferential rate goes to service members, war veterans, medical staff, teachers and researchers in the state and municipal sector, and internally displaced people. Rules as at 31 July 2026, rates in force since 19 September 2024.

Separately from the rate there is compensation under Resolution 998, in force since 10 September 2025: for the first five categories, where the property costs up to 2 million hryvnia, the state covers part of the down payment, and the payment itself may then run up to 30 per cent.

Who qualifies at 7 per cent

All other citizens. Internally displaced people are not in this group: they qualify at 3 per cent along with the priority categories, and confusing the two doubles the payment. Seven per cent is not a penalty and not a second tier: the same programme with the same procedure, only the rate is higher. Compare it with the open market, where a mortgage without the programme costs three times as much.

What happens to the rate after ten years

The preferential rate holds for the first ten years. After that it rises: from 3 per cent to 6, from 7 to 10. The payment is recalculated, so both periods need to be counted from the start, not just the first. The loan runs up to 240 months, which makes the second period half the journey.

The main condition, the same for both rates

You own no housing, or its area is below the norm. For a flat the norm is 52.5 in total. For a house the norms differ: 62.5, 83.5, plus 21, and no more than 125.5. Housing under three years old may exceed the norm by up to 10 per cent; older housing may not.

What counts is area, not the number of flats. A share in an inherited house is a share of area, and it counts too. The area norm is the most common reason for refusal, and documents do not fix it: either the area is below the norm or it is not.

How to check your category before going to a bank

The application goes through the Diia app, where your category is confirmed by state registers rather than by your word. So you can check yourself in advance: see what the registers say about you and gather documents on your family composition. Family composition sets the area norm, and the norm sets your right to the programme.

The terms were changed at least twice this year, so confirm the rate for your own category in Diia at the moment you apply. In this text it is as at the date in the first paragraph.

How much Odesa housing fits the programme

A city benchmark: a square metre in Odesa new builds is 1 533 $ now, and 1 320 $ on the secondary market. The programme sets no maximum loan amount; the limit works differently, as the price per square metre may not exceed twice the ministry indicative value for the region, with an excess of up to 10 per cent paid by the borrower. So the figure to check is the price per square metre, not the total.

New builds that qualify are collected on the new builds under the programme page, with what is on sale right now and at what price.

What to do if your area exceeds the norm

There are two lawful options. First, housing under three years old may exceed the norm by up to 10 per cent: for a family of two that is 73.5 plus 7.35, so 80.Older housing has no such allowance at all. Second, anything above that allowance is paid from your own funds, and the bank will show it as a separate line in the calculation.

There is no third option: the norm cannot be worked around by contract or by transferring a share to a relative. A share registered to you later counts exactly as an earlier one does.

How to count the payment over twenty years

Count two periods. The first ten years at the preferential rate, then at the higher one: from 3 per cent to 6, from 7 to 10. The payment in the second period is recalculated on the outstanding balance, so it does not double, but it rises noticeably. If your budget only covers the first period, that is not a payment to sign a 240 month contract on.

The second thing that drives the payment is the price per square metre. The programme limit is not the loan amount but that price: no more than twice the regional indicative value. So an expensive smaller flat sometimes qualifies while a cheaper larger one does not.

Which documents to prepare in advance

About you: passport and tax number, documents on family composition, proof of category if it is a priority one, and income proof in the form your bank accepts. About the flat: the seller title document, the technical passport, and a valuation report registered in the state database.

The valuation report and family composition certificates take longest, so they are ordered first. Valuation has its own article, a separate article on valuation, showing when the automatic figure is enough and when an appraiser report is needed.

Why applications are refused

Three reasons, with different consequences. The area norm is a refusal about you, and it cannot be fixed. Income proof is a refusal about documents, and more paperwork settles it. The property itself is a refusal about that flat, and it does not close the programme to you: look for another flat. In Odesa the property is the most common reason: only internally displaced people may buy on the secondary market up to 20 years old, while for everyone else it has to be a new build or a building no older than three years.