eOselia: How to Get Ukraine's Affordable 3% or 7% Mortgage
Volodymyr SydorenkoJanuary 29, 2026
A complete guide to Ukraine's state eOselia program: who qualifies for 3% and 7% mortgages, borrower and property requirements, how to apply in Diia, payment calculations, reasons for refusal and tips.
eOselia: How to Get Ukraine's Affordable 3% or 7% Mortgage
The state eOselia program has become the main driver of mortgage lending in Ukraine. It allows people to buy a home at 3% or 7% a year, while market rates are several times higher. The program has been running since October 2022, and its terms are set by Cabinet of Ministers Resolution No. 856 "Certain issues of providing citizens with affordable housing". Since then the terms have changed several times — the range of participants was expanded, property requirements and down payments were adjusted. So before applying, always check the current rules on the official eOselia portal.
How the Program Works
The state compensates banks for the difference between the market rate and the subsidized rate. The borrower gets a loan from a participating bank, and the program is administered by a state financial institution. You take out a normal mortgage, but at a much lower interest rate.
Key parameters (check current values):
- interest rate — 3% for priority categories and 7% for other citizens;
- down payment — from 20% of the property price (reduced requirements may apply to some categories);
- loan term — up to 20 years;
- currency — hryvnia only;
- application — through the Diia app or portal.
Who Can Use the Program
The 3% Rate
The 3% rate is for categories the state prioritizes. Among them:
- servicemembers of the Armed Forces, National Guard, Security Service, State Border Guard Service and other formations;
- employees of the security and defense sector;
- medical workers in state and municipal healthcare facilities;
- teachers and academic staff in state and municipal educational institutions;
- researchers;
- war veterans and family members of fallen defenders.
The exact list and length-of-service requirements are set in Resolution No. 856 and may be updated.
The 7% Rate
Ukrainian citizens who don't own housing, or whose housing is smaller than the set norm per family member, can borrow at 7%. The program also accounts for special situations — for example, internally displaced persons and people whose homes were destroyed.
General Borrower Requirements
- Ukrainian citizenship;
- not owning housing larger than the family norm (or owning housing in temporarily occupied territories, destroyed or uninhabitable);
- sufficient, documented income — the monthly payment must not exceed a set share of income;
- a good credit history;
- an age that allows repaying the loan before the maximum age set by the bank.
Property Requirements
Not every apartment qualifies. The main restrictions:
- Area. There is a maximum area depending on the number of family members. You can buy a larger apartment, but the difference must be paid with your own money or it may lead to a refusal.
- Price per square meter. The price must not exceed a cap calculated from the indicative construction cost in the region with a coefficient.
- Age of the building. Different borrower categories face different restrictions on the age of housing. New buildings must have been commissioned.
- Legal status. No encumbrances or seizures, with a legalized layout. The bank does its own check, but it doesn't hurt to go through our apartment checklist.
- Location. The property must not be in active combat zones or temporarily occupied territories.
Buying housing under construction is considered separately — through accredited projects. See how to assess a developer in how to check a developer.
How to Apply: Step by Step
- Check yourself. Make sure you meet your category's requirements and calculate what loan amount you can service.
- Apply in Diia. In the app or on the Diia portal, choose the eOselia service, fill in the form and select banks. The system automatically checks your data against state registers.
- Get the bank's preliminary decision. The bank assesses your ability to pay and credit history. Preliminary approval is valid for a limited time.
- Find a property that meets the program's area, price and age requirements.
- Order a valuation from a bank-accredited appraiser.
- Submit the property documents to the bank for legal review.
- Get the final decision and agree the deal date.
- Close the deal at a notary: the sale agreement, loan agreement and mortgage agreement.
- Insure the apartment as required by the bank.
The documents you'll need for the deal are described in documents for buying an apartment.
How Much the Loan Costs: An Example
Suppose an apartment costs UAH 2,000,000, the down payment is 20% (UAH 400,000), the loan is UAH 1,600,000, the term is 20 years, with annuity payments.
- At 3% the monthly payment is about UAH 8,870. Total interest over 20 years is about UAH 530,000.
- At 7% the payment is about UAH 12,400, with total interest of about UAH 1,380,000.
- For comparison, at 16% (a market rate) the payment would be about UAH 22,260, and total interest over UAH 3.7 million.
The subsidized program almost halves the monthly payment compared with market terms. Compare these figures with the rent for a similar apartment, as we did in rent vs buy.
Additional Costs
Besides the down payment, budget for:
- a property valuation;
- notary fees;
- the pension fund levy (unless exempt) and other payments — see property purchase taxes;
- insurance of the mortgaged property and possibly life insurance;
- an agent's commission, if you use one;
- renovation — new-build apartments are often sold without finishing. See how to plan the budget in our apartment renovation guide.
Why Banks Refuse
- Insufficient official income. Banks only count documented income.
- Poor credit history or current overdue loans.
- The property doesn't meet requirements — too large, overpriced or with unauthorized redevelopment.
- Owning other housing above the norm.
- Errors in the application or discrepancies with register data.
If one bank refuses, you can apply to another after fixing the reason. Ask the bank to explain the reason — it will save time on your next attempt.
How to Choose a Bank
Several state and private banks participate. The borrower's rate is the same, but other terms differ, so compare:
- processing speed — during peak demand some banks take weeks;
- income documentation requirements — some count only salary, others also sole proprietor income;
- the lists of accredited appraisers and insurers and their fees;
- fees for account maintenance, transfers to the seller and certificates;
- online services for early repayment.
In Diia you can choose several banks at once — this increases the chance of fast approval.
eOselia for IDPs and Those Who Lost Their Homes
For internally displaced persons and citizens whose homes were destroyed or remain in occupied territory, the program accounts for their situation: owning such housing usually doesn't prevent participation. In addition, owners of destroyed housing can receive a housing certificate through the eRecovery program and use it to buy a new apartment, including in combination with a mortgage. We explain how compensation works in compensation for damaged and destroyed housing.
Pros and Cons of the Program
Pros
- the lowest rates on the market;
- a transparent application through Diia;
- a fixed rate for the whole term;
- the ability to buy a home without saving the full amount.
Cons
- strict property requirements narrow the choice;
- documented official income is required;
- queues and delays during peak demand;
- terms may change, and funding depends on the state budget and international support.
Tips to Improve Your Chances
- Make your income official and get the paperwork in advance.
- Close or restructure small loans and credit cards.
- Save the down payment with a margin: the valuation may come in below the seller's price.
- Search for property with the program's requirements in mind from the start, not after approval.
- Check the apartment legally before submitting documents to the bank.
- Keep a reserve of at least 3–6 monthly payments.
- Don't take new loans or change jobs between preliminary approval and the deal — the bank may recheck your data.
Frequently Asked Questions
Can I repay the loan early? Yes, without penalties, which makes the program even more attractive: you can make extra payments whenever possible.
Can I buy a house through the program? Yes, the program covers apartments and residential houses that meet the requirements. See the specifics of choosing a suburban home in buying a country house.
Can spouses borrow together? Yes, spouses can be co-borrowers, and the bank then counts the family's combined income. This increases the available loan amount, but both are liable for repayment.
Can I use eOselia to buy an apartment from a relative? Program rules and bank policies may restrict transactions between close relatives, since the program is meant to help people acquire housing on the market. Check the current terms with the bank before signing anything.
How long does the whole process take? From application to keys, typically one to three months: a few days to weeks for preliminary approval, then the time it takes to find a suitable property, value it and pass the bank's legal review.
Can I rent out an apartment bought through eOselia? Check the loan agreement and program terms: the housing is bought for your own residence, and the bank may restrict renting it out.
What if I lose my job? Contact the bank as early as possible: restructuring or payment holidays may be available. Avoid arrears — they damage your credit history and can lead to foreclosure under the Law on Mortgage.
Conclusion
eOselia is the most affordable way to buy a home on credit in Ukraine. To use it, check your category, prepare income documents and the down payment, search for property with the program's requirements in mind and check the apartment carefully. If you don't qualify, read our overview of market options in getting a mortgage in Ukraine.
Sources
- Cabinet of Ministers Resolution No. 856 on affordable housing.
- Official eOselia portal.
- Diia portal.
- Law of Ukraine on Mortgage.
- National Bank of Ukraine — key policy rate and lending statistics.