Housing reform in Ukraine: who can now count on free housing

The state is changing its approach to housing policy: the usual queues are becoming a thing of the past, and free flats are no longer common practice. The new housing reform law introduces digital accounting, social rent and clearly defines who can actually count on state-funded housing and who will be offered alternative support mechanisms. Find out who will retain the right to free housing and what options are now available to other citizens

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A large-scale housing reform is being launched in Ukraine, changing the state's approach to providing citizens with housing. Ukrainian President Volodymyr Zelensky signed the Law ‘On the Fundamentals of Housing Policy’ (Bill No. 12377), paving the way for a comprehensive overhaul of the entire system — from waiting lists for apartments to social rental mechanisms and affordable mortgages.

What the new law provides for

On 13 January, the Verkhovna Rada adopted the document in its second reading. The law lays the foundation for long-term housing policy and introduces systemic tools for its implementation. The key focus is on the development of social and affordable rental housing, the emergence of operators of such housing, and the attraction of investment through public-private partnerships. According to the Ministry of Community and Territorial Development, all this should replace the outdated model, which has not yielded any real results for decades.

Special attention is paid to digitalisation. The state plans to create a Unified Information and Analytical Housing System — an electronic platform through which citizens in need of improved housing conditions will be registered and all applications will be accepted.

What will happen to the waiting lists for flats

One of the most resonant innovations is the abolition of traditional ‘live’ waiting lists and the privatisation of communal housing. According to MP Olena Shulyak, there were previously more than 600,000 people on such waiting lists, many of whom had not received any results for years. The new system provides for a digital housing waiting list, where data will be updated and decisions will be made transparently.

Connection to and use of the system will be free of charge. At the same time, there will be a fee for obtaining statements and certificates. The system will be synchronised with other state registers and, according to its developers, will be able to automatically offer citizens suitable options, from social rent to mortgage programmes.

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Who will be eligible for free housing

Lawyers emphasise that the key essence of the reform is not the complete abolition of queues, but a change in philosophy. Free housing at the expense of the state will no longer be a mass phenomenon and will remain only as an exception. Only certain categories of citizens will be eligible for it:

- military personnel and their families;

- employees of the National Police and the State Emergency Service;

- orphaned children.

For everyone else, the state offers an alternative: social rental at below-market prices, participation in the state mortgage programme ‘єОселя’ and other preferential housing instruments.

What this means for ordinary citizens

In fact, Ukraine is abandoning the model whereby housing was provided free of charge and privatised, but in practice was inaccessible to most people. The new policy is aimed at ensuring that people actually get a solution — either through affordable mortgages or social rental housing.

Yes, housing is no longer completely free, but in return, the state promises real access and transparent rules instead of decades of waiting without results.

When dealing with real estate transactions, it is advisable to consult real estate lawyers at Visit Ukraine, who can help you check the tax implications before signing the contract and avoid mistakes that could result in fines or unnecessary audits.

Reminder! Mortgages under the ‘єОселя’ programme look attractive on paper, but in practice, the key conditions are the level of official income and the region in which the property is purchased. How much you need to earn for the bank to approve the loan, what part of your salary goes towards the monthly payment, and where the initial deposit is highest — all of this directly affects the real accessibility of the programme. Find out what income is required to buy an apartment under the ‘eОselya’ programme in different cities of Ukraine.

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