Some Borrow at 3%, Others at 7%: Ukraine’s Mortgage Program “ЄОселя”

Under Ukraine’s mortgage program “ЄОселя” (Yeoselia), 28,579 loans had been disbursed by September 15, 2026, for a total of 50.772 billion hryvnias. This is based on the weekly tally published by Ukrfinzhytlo (Укрфінжитло), the joint-stock company that runs the program. The tally stood at 6,228 loans as of December 27, 2023, so the figure has more than quadrupled in roughly two years and nine months.

ЄОселя is a government mortgage program that began on October 1, 2022, while Russia’s full-scale invasion was underway. Applications are made through the e-government app Diia (Дія), and the state covers part of the interest. The interest rate is either 3% or 7%, depending on the borrower’s occupation or status. The conditions below reflect September 2026.

The Basis: Cabinet Resolution No. 856 of August 2022

The foundation of the program is Cabinet Resolution No. 856, adopted on August 2, 2022, “On Certain Issues of the Provision of Affordable Mortgage Lending to Citizens of Ukraine by the Joint-Stock Company ‘Ukrainian Financial Housing Company.’” The resolution entered into force on October 1, 2022 and has since been amended 14 times, most recently by Resolution No. 794 of June 17, 2026. The name ЄОселя is the name used by Diia’s information page, which describes the program as having been “initiated by the President of Ukraine.”

Loans are made either by Ukrfinzhytlo itself or by banks that have entered into a general agreement with it. The tally as of September 15, 2026 lists 11 banks, including Oschadbank (10,044 loans), PrivatBank (6,951), and Ukrgasbank (6,771).

Who Can Borrow at 3%, and Who Borrows at 7%

Under the terms of Resolution No. 856, the loan’s interest rate (the base rate) is 7% a year for the first 10 years of the contract and 10% a year from the 11th year. On top of that, for people in specified categories, the state covers the difference in interest each month, bringing the rate actually paid down to 3% a year for the first 10 years and 6% a year from the 11th year.

For medical workers, teachers, and researchers, employment at a state or municipal institution is a condition. Banks verify the borrower’s employer every three months, and if they move to a private-sector job or otherwise fall outside the category, the rate reverts to the base rate of 7%.

In July 2026, Veterans Moved to the 3% Group

War veterans in category 5 had already been able to apply, but interest subsidies had been limited to categories 1–4. Resolution No. 794 of June 17, 2026 changed this to “categories 1–5,” and from July 17 of that year, veterans too could borrow at 3%. However, the same amendment also provides that people who had already borrowed as veterans before that date will not receive the subsidy for the entire term of their contract. The rate for veterans who are already borrowing at 7% does not fall under this amendment.

The status of “combat participant” and similar categories itself is explained in Ukraine’s War Veterans and Their Families, Now Over 1.3 Million Under a 1993 Law.

Conditions for the Borrower

• Holds Ukrainian citizenship and is at least 18 at the time of the contract; will not be older than 70 at the time of full repayment
• The borrower and their family do not own a home in Ukraine at or above the standard floor area (52.5 square meters for one person, 73.5 square meters for 2–3 people, plus 21 square meters for each additional person from the fourth). Homes in occupied areas or areas of ongoing combat, and destroyed homes, are not counted
• Has not disposed of a home larger than the standard floor area in the 36 months before applying
• Has not received a loan or compensation under this program or a past state housing support program
• Has the ability to repay; assessed by each bank under its own internal rules

The down payment is at least 10% of the home’s price for those aged 25 or younger, and at least 20% for those 26 or older. The repayment period is up to 240 months (20 years).

Conditions for the Home Being Bought

Eligible properties are apartments or detached houses located within Ukraine. However, homes in occupied areas or in areas of ongoing combat (areas for which the Ministry for Communities and Territories Development’s list has not set an end date) cannot be bought.

• Building age: for people in categories 1–5, the home must generally be no more than 3 years old; in Chernihiv, Sumy, Kharkiv, Zaporizhzhia, and Kherson oblasts, up to 20 years old is allowed. For internally displaced people, up to 20 years old is allowed nationwide. Other citizens: no more than 3 years old
• Floor area: the area used to calculate the loan amount is capped at 115.5 square meters for an apartment and 125.5 square meters for a detached house
• Price: the ceiling on the price per square meter is twice the construction cost per square meter the Ministry for Communities and Territories Development sets for each region. Any amount above the ceiling must be paid as part of the down payment
• Vacation homes, garden-plot houses, and buildings registered as architectural cultural heritage are not eligible

Diia’s information page gives the example of a doctor living alone in Vinnytsia Oblast buying a new 52.5-square-meter home, calculating the ceiling per square meter at 43,710 hryvnias and the home’s total price at 2,294,775 hryvnias. Because the ceiling varies by region and time, read this figure only as an illustrative calculation.

Apply Through Diia, Sign the Contract at the Bank

Applications are made through the Diia app or portal, entering family composition, income, and information on the home to be purchased, and choosing a bank. The most recent six months of income, drawn from the state tax and social-insurance registers, is attached automatically. Once the bank sends its terms, the applicant goes to the bank in person, submits documents, and signs the contract.

Income not recorded in the state registers, such as remittances from abroad, must be demonstrated by the applicant in person at the bank. No provision in the resolution appears to exclude people living abroad. At the same time, the program assumes Ukrainian citizenship, an income assessment based on Ukraine’s registers, an in-person visit to the bank, and a home located within Ukraine outside occupied or combat areas. Whether someone living abroad can use the program needs to be confirmed individually with the bank or Ukrfinzhytlo.

Combining with Other Support

• A housing certificate received through “ЄВідновлення,” the compensation program for destroyed homes, can be used toward the ЄОселя down payment (Repair Money for Damaged Homes, a Housing Certificate for Lost Ones: Ukraine’s “ЄВідновлення”)
• Housing vouchers for people who fled occupied areas can also be used toward the down payment
• For internally displaced people and residents of areas near the front line, since September 10, 2025, there is a mechanism (Cabinet Resolution No. 998) under which the state pays 70% of the down payment (subject to conditions such as a home price of no more than 2 million hryvnias) and 70% of the monthly repayment in the first year (up to 150,000 hryvnias a year). Approval must be obtained before the loan is disbursed

ЄОселя by the Numbers

The largest group is service members and security-agency personnel, at 46% of the total. By region, Kyiv Oblast accounts for 8,292 loans and the city of Kyiv for 6,122, together making up 50.4% of the loans and 55.3% of the amount. By contrast, Kharkiv Oblast has 365, Zaporizhzhia Oblast 87, and Mykolaiv Oblast 100, while Kherson, Donetsk, and Luhansk oblasts do not appear in the regional table at all. There is a rule excluding homes in occupied areas and areas of ongoing combat, but Ukrfinzhytlo does not explain the reason for the difference between oblasts.

By type of home purchased, existing homes (the secondary market) account for 15,334 loans (53.7%), homes under construction bought from a developer for 9,302 (32.5%), and newly built homes (the primary market) for 3,943 (13.8%).

Other benefits supporting internally displaced people’s lives are covered in Housing Benefits for Internally Displaced People: The Extension Cap Raised from Two Six-Month Renewals to Six, and the Diia system itself is covered in Diia’s E-Passport: Not Usable at the Border and Without Legal Effect Abroad.