State programsEOselia
eOselia: programme terms and the payment calculator
All Odesa listings eligible for eOselia: flats, houses and complexes, 3% and 7% terms, payment calculator.
- 3% or 7% a year
- down payment from 20%
- term up to 20 years
All Odesa listings in this selection: flats, houses and new builds together.
eOselia: state mortgage at 3% or 7% a year for the first ten years, then 6% or 10%. Term up to 20 years, down payment from 20% of the price. The bank checks the price per square metre: it cannot exceed twice the indicative housing cost in Odesa region. Only listings marked by an agent as eligible for state programs are shown here. More about the terms
Resale homes qualify too: the building is up to 3 years old, up to 20 years for IDPs and frontline communities. Flat area norm: 52.5 m² for one or two people, 73.5 m² for three, plus 21 m² for each next person, up to 115.5 m². Estimate the payment below and confirm the terms for your category with the bank.
eOselia calculator
The 3 per cent rate is for contract military, defenders, security forces and their families, and for doctors, teachers and researchers in the state and municipal sector. Everyone else, including displaced persons, gets 7 per cent.
No interest; if the developer adds a markup, the payment will be higher.
Approximate, without bank insurance and fees.
Show flats within this paymentTerms as of 31.07.2026. Confirm the rate for your category in Diia when you apply.
How eOselia differs from an ordinary loan
eOselia is a state programme rather than a bank product. The operator is Ukrfinzhytlo, applications go through Diia, around ten partner banks take part, and the rate is the same in all of them because the programme sets it. Terms as of 08.10.2026: 3 or 7 per cent for the first ten years, then 6 or 10 respectively, with a term of up to 240 months.
The programme sets no maximum loan, but it sets another limit that applicants often learn about late: the price per square metre may not exceed twice the indicative value published for the region. An excess of up to 10 per cent is covered from the buyer's own funds; above that the property does not qualify.
Who gets 3 per cent and who gets 7
Three per cent goes to contract servicemen, defenders of Ukraine, law enforcement officers and their family members, to medics, teachers and researchers in the state and municipal sector, and also to the mobilised, war veterans, families of the fallen and internally displaced persons. Seven per cent applies to everyone else. The borrower must be at least 18, and banks add a condition of their own: the loan has to end before the age of 65.
The condition behind most refusals
Not income, but housing. You must own no home at all, or one smaller than the norm. For an apartment the norm is 52.5 sq m for one person, 73.5 for two or three, plus 21 sq m for each additional person from the fourth, and no more than 115.5 in total. For a house the thresholds are 62.5, then 83.5, plus 21, and no more than 125.5. This is the calculation worth doing before the application rather than after it.
Which housing qualifies in Odesa
The general rule is the age of the housing rather than the market: no older than three years at the date of the contract. That covers both a new build from a developer and a resale in a building just completed, so the resale market works too when the building is under three years old. A townhouse follows the house norms, because the programme looks at the property type in the documents rather than the word used in an advertisement. A metre at 1 450 $ in new builds and 1 210 $ on resale.
The resale market under the programme
In Odesa resale housing up to 20 years old is available only to internally displaced persons. For the privileged categories the 20 year limit applies only in five frontline regions, Chernihiv, Sumy, Kharkiv, Zaporizhzhia and Kherson, and Odesa is not among them. For everyone else in Odesa one limit applies: the building may not be older than three years. Within that limit the seller can be a developer or a private owner alike.
If you do qualify, an older building calls for more checking: ownership history, registered residents, encumbrances, remodelling approvals and the state of the utilities. One more risk appears that a new build does not carry: the bank calculates the down payment from the appraised value, and if the appraisal comes in below the asking price, the gap has to be covered on top of the payment.
The down payment and the compensation under resolution 998
The down payment starts at 20 per cent of the value, and at 10 per cent for young buyers. Separately from the rate, compensation under resolution 998, in force since 10.09.2025, applies to the first five categories: where the home costs up to 2 million hryvnias, the state covers part of the down payment, and the payment itself may then reach 30 per cent. Confirm your rate and category in Diia when you apply, as the programme has been widened several times.
Where we are useful
The main thing we do before any money moves is check whether the property qualifies, before you order an appraisal. An appraisal made before the bank's approval, or on an apartment that fails the indicative limit, is money spent for nothing. After that: selecting complexes the banks have already accredited, checking the seller's documents on resale, and negotiating, because the programme leaves as much room for that as cash does.
The payment calculator: what it works out
The calculator on this page works out the monthly payment at both programme rates and shows how it changes after the tenth year, when the rate rises. It takes three fields: the price of the home, the down payment and the term. The rate is not a field, because your category decides it, so the calculator shows both options side by side.
An example without figures: at the same price, the payment at the privileged rate is roughly half the payment at the general one. Raising the down payment lowers the payment more than extending the term does, and the calculator shows that faster than any explanation. Both options are worth checking, since the category is confirmed later in Diia.
The programme terms are the same across Ukraine, so the calculator works for any city. Only the price per metre limit differs: it equals twice the indicative construction cost for the region, published by the ministry in a separate order each quarter. Odesa is the city where we find the home and check whether it fits inside that limit.
For you
How we will help you
- Search by budget and districtWe send options that are actually on sale today.
- Viewings with an agentThe agent goes with you and shows the property on site.
- Document checks and support to registrationWe take the deal from the deposit to the notary and registration of title.
- Valuation and sale of your propertyWe suggest a price based on similar listings and handle the viewings.
FAQ
Frequently asked questions
What are the eOselia terms in Odesa right now
As of 08.10.2026: 3 per cent for privileged categories and 7 per cent for everyone else over the first ten years, then 6 and 10, a term of up to 240 months, and a down payment from 20 per cent, or 10 for young buyers. In Odesa any home under three years old qualifies, resale in a just completed building included; resale up to 20 years is open to internally displaced persons only.
Can eOselia be used for a house or a townhouse
Yes. A house follows its own area norms: 62.5 sq m for one person, 83.5 for two or three, plus 21 for each further person, and 125.5 at most. A townhouse is judged by the property type in its documents, so the terms depend on whether it is registered as a house or an apartment.
Does eOselia work on the resale market in Odesa
It does, and not only for displaced buyers: any apartment in a building under three years old qualifies, even when you buy from an owner rather than a developer. The 20 year allowance is a separate relaxation, and in Odesa it applies to internally displaced persons only, because for privileged categories that limit works in five frontline regions.
Can an apartment with finished renovation qualify
The programme finances the purchase, not the renovation. A renovated apartment qualifies if its price per metre stays within twice the indicative value, and since renovation raises that price, such properties are the ones that most often fail the limit.
How much of my own money is needed
From 20 per cent of the value, or 10 for young buyers. Count it from the appraised value rather than the contract price: if the appraisal is lower, the difference is added on top of the payment.
Why are eOselia applications refused
Usually not over income, but over housing already owned that exceeds the area norm, or over a property that fails the building age rule or the price per metre limit. All three can be checked before applying.
How do I work out the eOselia payment
Enter the price of the home, the down payment and the term into the calculator on this page. It works out the payment at both programme rates and shows separately what it becomes after the tenth year. The rate follows your category, so read the line that applies to you.
How much income is needed for eOselia
The programme sets no minimum income. The bank sets the limit: the payment may not exceed a certain share of your documented income, and that share differs between banks. So the calculation runs backwards: the payment first, then the income at which a bank approves it.
Does the calculator work for other cities
Yes. The rates, the term and the down payment rules are the same across Ukraine, so the result does not depend on the city. One thing differs: the price per metre limit is derived from the regional indicative construction cost, which varies by region.
How does the eOselia limit differ between regions
The method is identical: twice the regional indicative construction cost, with up to 10 per cent of any excess payable from your own funds. The figures themselves differ: the ministry approves them by order once a quarter, separately for every region and for Kyiv.
Listings under eOselia
