During periods of blackouts and heating disruptions, the rental market has shown new trends: falling prices on upper floors, growing demand for autonomous residential complexes and private houses, and significant differences between regions.
Larysa Stavynoha, President of the NGO “Union of Real Estate Specialists of Ukraine,” explains how prices, demand and the behavior of landlords and tenants are changing.
— Let’s start with the capital. How have blackouts and unstable heating affected Kyiv’s rental market?
The rental market lives its own life. Right now, we see a very large supply in high‑rise buildings — meaning buildings with 18 floors or more. One‑ and two‑room apartments are being listed for rent, often cheaper than in December. The reason is straightforward: such buildings face critical issues with electricity and heating.
Elevators work poorly, water supply is unstable, so people are moving out. They are looking for lower floors, and the price of apartments on those floors is rising because demand has increased. A new trend has emerged: people want more autonomy — primarily private houses.
The prices for private houses have risen significantly.
— You mentioned that apartments on upper floors are becoming cheaper. By how much?
So far we see a decline of around 15–20%. And this trend will continue, because the situation with electricity is unlikely to stabilize quickly.
Another matter is if residents of a building can consolidate, form a homeowners’ association, or involve state programs to install additional power sources. In such buildings the situation is completely different: they have electricity, and rental demand is higher.
Listings now specifically mention whether there is a generator, whether elevators work, and whether backup power is available. This is now a top priority because these are basic everyday needs. If a person pays rent and utility bills, they expect at least some level of comfort.
— What is the average rental price for a one‑room apartment in Kyiv?
Today, the average price for a one‑room apartment in Kyiv is 15–17 thousand UAH.
Some districts are more expensive:
Pechersk — 37–38 thousand UAH for a one‑room apartment;
Shevchenkivskyi district — 25–28 thousand UAH;
Holosiivskyi — 20–22 thousand UAH.
In other districts, prices remain around 15–17 thousand UAH.
There are also cheaper options: for example, in the Desnianskyi district — 8–9 thousand UAH for a one‑room apartment. The heating situation there has improved slightly, but people still prefer other districts if they can afford it.
— Do landlords lower rent for tenants who must live with frequent outages and lack of heating?
This is a very sensitive issue. Both landlords and tenants are in the same situation, and neither can influence it.
A landlord cannot guarantee uninterrupted electricity or heating — these are provided by utility services. Some landlords offer discounts and try to negotiate. Others say: “Our building has the same problems; we also live without electricity and heat.”
Ideally, both sides should show understanding and avoid manipulation. Some tenants say: “We will move out,” but often they will move anyway, even if they receive a discount.
Everything is negotiated individually. The state cannot interfere, because this is private property.
— What about the regions? For example, Kharkiv, which suffers heavily from shelling and energy problems.
In frontline regions, including Kharkiv, the rental market remains very active despite everything. But prices are low:
1‑room — from 5,000 UAH;
2‑room — around 8,000 UAH;
3‑room — up to 12,000 UAH.
However, these are only listing prices — not necessarily the prices at which apartments are actually rented. Market analysis reflects what owners want, but the final price is formed during negotiations.
Demand exists. And people in Kharkiv are incredible. Life there is ten times harder than in Kyiv. I truly admire them.
— Many Ukrainians move to Western Ukraine. What is happening on the rental market there now?
There is no new mass migration westward. The main wave occurred early in the war. Those who wanted to buy or rent housing there have already done so.
Rental prices in the western regions have risen dramatically — in some cases doubling.
Examples in Lviv:
1‑room — from 20 thousand UAH;
2‑room — from 30 thousand UAH;
3‑room — from 50 thousand UAH.
Rent there is now more expensive than in Kyiv.
Another issue is the high entry cost: landlords often require three payments upfront — the first month, the last month and a security deposit — plus agency fees. This is a large sum many families cannot afford.
— Can we say that heating and autonomy are now the main priorities in the rental market?
Yes. People are looking for houses with individual boilers or residential complexes equipped with additional power sources for pumps to ensure heating reaches upper floors.
Autonomous residential complexes — the “city within a city” format — are especially in demand. They have gated territories, their own boiler houses and backup energy systems. Prices per square meter, both for buying and renting, can be twice as high as the market average.
Proximity to a metro station is no longer essential; safety has become more important. Men, in particular, often choose gated complexes because personnel from military recruitment offices cannot enter. Demand is very high, and rents have increased accordingly.
A one‑room apartment in such complexes can cost up to 30 thousand UAH.
— Military personnel often complain that rental prices in frontline cities are inflated for them. Why does this happen?
No one can dictate pricing to a property owner. But there are nuances.
Military personnel have different priorities — they perform combat missions, not monitor lease conditions. Often, instead of three people specified in the contract, 7–10 may live in the apartment because of rotations. They may smoke or not clean regularly — not because they are careless, but because they are focused on defense duties.
After they leave, the owner often must spend all rental income on restoring the apartment: appliances, repairs, cosmetic fixes. Not everyone is prepared for that, so some owners set higher prices or refuse to rent out at all.
There are also risks in frontline regions: some owners fear “spotters,” so the supply on the market is limited.
Of course, many military personnel maintain an excellent reputation — such tenants are treated fairly, prices are not raised, and housing is offered willingly.
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