Ukraine (UA)

Before any property search, assess: current security situation in the specific city and oblast (check your government's travel advisory); distance from active front lines and likely target infrastructure (power plants, rail hubs, military bases); history of missile or drone strikes in the area; functioning of utilities (power, heating, water) during winter; and availability of evacuation routes. Do not purchase in occupied territories (currently: parts of Donetsk, Luhansk, Zaporizhzhia, Kherson oblasts, and all of Crimea — legal title in occupied areas cannot be enforced by Ukraine). In western Ukraine (Lviv, Uzhhorod), the risk profile is materially lower.

Foreign nationals can legally purchase non-agricultural residential and commercial property in Ukraine with the same rights as Ukrainian citizens. Agricultural land is prohibited for foreign purchase under the Land Code of Ukraine — this prohibition extends to indirect acquisition through Ukrainian legal entities. Non-agricultural land plots within settlements (urban land) may be purchased by foreigners where the buildings on the land are owned by the foreigner. Verify any reciprocity or restriction specific to your nationality with a Ukrainian lawyer. Citizens of Russian Federation and Belarus face additional restrictions and sanctions considerations.

Hire a Ukrainian advocate (advokat) — not a real estate agent's referral — before any viewing or offer. The lawyer will: conduct title searches through a notary (electronic register access is restricted to notaries during martial law), verify seller identity and authority, check for encumbrances, mortgages, seizures, and war-damage claims, and advise on the current legal status of the specific property. Simultaneously prepare source-of-funds documentation: bank statements (6-12 months), tax returns, employment contracts or business ownership evidence, and a narrative explaining the origin of your down payment and purchase funds. Ukrainian banks and notaries apply stringent anti-money-laundering checks.

Your lawyer, working through a licensed notary, obtains a fresh extract from the State Register of Real Property Rights (DRRP) — under Law No. 4576-IX (Nov 2025), only notaries have electronic access to this register during martial law. The extract confirms: registered owner, legal basis of ownership, encumbrances (mortgages, seizures, court orders), and registration history. Also verify: building permits and technical documentation (through local authorities), utility debt history, building management association (OSBB) debt status, and any war-damage documentation. Request the technical passport (tekhnichnyy pasport) for apartments. For houses, review the land plot documents separately.

If due diligence is satisfactory, sign a preliminary agreement (poperedniy dohovir) through a notary, specifying purchase price, payment terms, conditions precedent (title clearance, specific document delivery), and deposit amount (typically 5-10%). The preliminary agreement should address war-related contingencies: what happens if the property is damaged or destroyed before closing, and the mechanism for title transfer. All preliminary agreements for property should be notarised to have full legal effect. Ensure the seller has Ukrainian tax identification number (IPN) — required for the notarised contract.

Before the notarial contract is executed, the buyer pays: (1) mandatory pension insurance contribution of 1% of the property value (paid to the Pension Fund — confirmed via bank payment before notarisation; exempt for first-home purchase with documented qualification); (2) state duty of 1% of the agreement price (paid to the state budget through the notary). The seller is liable for military levy on the transaction: as of December 1, 2024, the military levy rate on property sales increased from 1.5% to 5% for sellers who have owned the property for less than 3 years. Sellers who have owned for 3+ years (and use once-per-year exemption) pay reduced or zero PIT. Non-resident sellers pay 18% PIT (income tax) plus 5% military levy on sale income.

The sale and purchase agreement (dohovir kupivli-prodazhu) must be certified by a Ukrainian notary — this is mandatory for property transfer validity. Both parties (or their authorised representatives with notarised power of attorney) must appear. If you do not speak Ukrainian, a certified interpreter must be present. The notary verifies identities, confirms title via state register access, reads the contract, and certifies. Notary fees are typically UAH 10,000-30,000 for the transaction (varies by notary and property value). The notary simultaneously registers the ownership transfer in the State Register of Real Property Rights.

After notarisation, the notary registers the ownership transfer — this happens in real-time or within 1-3 business days. Obtain the updated state register extract confirming your ownership. Transfer utility accounts and notify the building management association (OSBB or ZhEK). National Bank of Ukraine (NBU) currency restrictions: during martial law, the NBU has imposed restrictions on foreign currency transfers — confirm current NBU rules before sending purchase funds from abroad, as restrictions change. Keep all bank transfer documentation for the eventual sale and potential funds repatriation.