Odesa adds housing supply while Kyiv loses ground: who benefits

In brief

• Apartment sale listings are falling in Kyiv while Odesa's supply has risen by about a third this autumn.
• The shift is driven mainly by the secondary market, with fewer listings for large apartments in Kyiv.
• Ukraine started 47,436 apartments in the first half of 2026, down 3%, while construction outside Kyiv grew 26%.

Supply moves south

The Ukrainian housing market is undergoing a noticeable geographic shift this autumn. In Kyiv, the number of sale listings has been shrinking, while Odesa has recorded growth of roughly one third in available apartments (Цены на квартиры в Украине: в каких городах изменилась стоимость однокомнатного жилья | Новини.live – novyny.live) (Житлова пропозиція восени 2026: Одеса зростає, Київ втрачає – znaj.org) (Одесса наращивает предложение жилья, а Киев сдает позиции: кому это на руку – my.ua) (Одеса нарощує пропозицію житла, а Київ здає позиції: кому це на руку – znaj.ua). Buyers in the south therefore have a wider choice, while in the capital it is narrowing.

Secondary market leads the change

The shift is concentrated in the secondary market, where owners are putting more homes up for sale. Developers continue to bring new projects to market, and the primary market shows a similar change in proportions, according to data from LUN analysts and the State Statistics Service.

Kyiv's numbers

In Kyiv, the number of sale listings fell 4% over the year, according to LUN data, while the number of rental listings grew (Квартиры в Киеве и Ивано-Франковске: как изменились предложение и цены — Finance.ua – finance.ua). Over the last month, the capital's listings dropped 2%, and Odesa's rose 2%. Listings for large apartments fell most sharply: four-room and larger units by 18%, three-room units by 9% and two-room units by 4%, while one-room listings rose 4% and now account for more than a third of sale offers in the capital.

Possible explanations

One suggested reason is that some owners leaving Kyiv are choosing to rent out their homes rather than sell them. Fewer listings may also reflect completed purchases.

Construction

In the first half of 2026, Ukraine began building 47,436 apartments and single-family houses, 3% fewer than a year earlier. Excluding Kyiv and its region, the number of new construction starts rose 26%, as building activity moves toward western and central regions.

Primary market in Kyiv

New supply on the primary market in Kyiv totalled 7,674 apartments over several quarters, while sales reached 10,317 apartments, meaning the pool of available homes is shrinking faster than it is being replenished.