Foreign nationals can legally buy and own residential and commercial real estate in Ukraine — apartments, houses, offices, and commercial buildings — on the same terms as Ukrainian citizens. The single major restriction is agricultural land, which foreigners are not permitted to own. Just as importantly, the entire purchase can be completed remotely, without travelling to Ukraine, through a notarised power of attorney.
This guide explains the process step by step: what you are allowed to buy, the documents you need, the role of the notary, the taxes and costs involved, how a remote purchase works, and what is different while martial law remains in force (as of 2026).
Can a foreigner legally buy property in Ukraine?
Yes. Ukrainian law places no restrictions on foreign citizens acquiring residential and commercial real estate. You can buy, own, lease out, sell, or inherit an apartment, house, or commercial building under the same rules that apply to Ukrainian nationals.
The important distinction is land:
- Agricultural land — foreigners cannot own it. If a foreign national inherits agricultural land, it must be sold or otherwise disposed of within one year.
- Non-agricultural land inside a settlement — a foreigner may own a plot within the boundaries of a city, town, or village, typically where it is intended for construction or already holds a building.
- Non-agricultural land outside a settlement — a foreigner may own it only if it contains real estate that the same foreigner owns.
In practice, the most common transactions for international buyers — an apartment, a house, or a commercial unit — fall entirely outside these land limitations.
What you need before you buy
Three things should be in place before a transaction can proceed.
A Ukrainian tax number (РНОКПП). Every buyer must hold a Ukrainian individual tax identification number. Without it, you cannot complete the purchase, open a bank account, or register ownership. A foreigner does not need to travel to Ukraine to obtain it — it can be arranged remotely through a representative.
Legal due diligence. Ukraine’s property registers are largely accessible online, but a clean register entry alone does not guarantee a safe transaction. Title history, encumbrances, court disputes, spousal rights, and — for new builds — the developer’s rights to the land all need to be verified before any money changes hands.
Spousal consent (if applicable). Under Ukrainian family law, property acquired during marriage is generally treated as joint property. If you are married, the notary will check whether your spouse’s notarised consent is required for the purchase.
The step-by-step purchase process
Step 1 — Obtain your Ukrainian tax number
This is the entry point to every later step. It can be obtained remotely, so it should be started early to avoid delays at the notary stage.
Step 2 — Choose the property and the buying structure
Decide whether you are buying on the secondary market (directly from an owner) or a new build (from a developer). For commercial or investment purposes, also decide whether you will buy as an individual or through a Ukrainian company — the choice affects taxes, land rights, and exit options later.
Step 3 — Run legal due diligence on the property and the seller
This is the most critical stage. Verification should confirm the seller’s ownership and identity, check for mortgages, liens, arrests, and pending disputes, and — for a new build — confirm the developer’s rights to both the project and the underlying land. Buyers who skip this step are the ones most often caught by the same unit being sold twice or by construction on land the developer does not control.
Step 4 — Agree the terms (and, if needed, sign a preliminary agreement)
Once terms are settled, the parties often sign a preliminary agreement and the buyer pays a deposit. This fixes the price and the closing date while the final documents are prepared, which typically takes a few weeks.
Step 5 — Prepare the funds and the payment route
Payment routes and currency control should be planned in advance. Opening a Ukrainian bank account usually requires the buyer’s personal presence, though depending on the circumstances a transaction can sometimes be structured without one. Funds brought into Ukraine and proceeds later transferred abroad are both subject to the National Bank of Ukraine’s currency-control rules.
Step 6 — Notarise the sale-purchase agreement
Under Ukrainian law, a real estate sale-purchase agreement is only valid if it is notarised. The notary verifies the identities and rights of the parties, confirms that taxes and duties have been paid, and certifies the agreement. An independent appraisal report is required, as taxes are calculated on the higher of the contract price or the appraised value.
Step 7 — Register ownership in the State Register
Ownership of Ukrainian real estate exists only once it is registered. The notary enters the new owner into the State Register of Real Property Rights, normally on the same day the agreement is signed. You then receive an extract from the register confirming your title.
Buying remotely by power of attorney
You do not have to be physically in Ukraine to buy property there. A buyer can authorise a Ukrainian lawyer to handle the entire transaction — including signing the agreement before the notary — through a power of attorney (POA).
A POA issued outside Ukraine must be:
- notarised in the country where you sign it;
- apostilled or consularly legalised, depending on whether that country is party to the Hague Apostille Convention; and
- translated into Ukrainian, with the translation certified.
Getting the wording, scope, and certification of the POA right at the outset is what makes a remote purchase run smoothly, so it should be drafted in coordination with your Ukrainian lawyer rather than prepared in isolation abroad.
Costs and taxes for the buyer
Typical buyer-side closing costs for a residential purchase in Ukraine are usually about 2–3% or more of the property value, depending on the notary, appraisal, registration, and whether a broker is involved.
- Pension Fund contribution — 1%. Usually paid by the buyer and calculated on the contract value. It may be exempt in certain legally documented cases. It generally does not apply to land plots.
- State duty — 1%. A statutory fee connected with notarization/registration of the transaction. The parties may agree who pays it.
- Notary fees. Set by private notaries and often split between buyer and seller.
- Property appraisal. A mandatory independent valuation report.
- Agency commission (if a broker is used). Typically a few percent, usually borne by the buyer.
Separately, the seller is responsible for any income tax and military levy arising on the sale. Whether the seller is a resident or non-resident, and how long they have owned the property, changes that tax burden — which is why it frequently becomes part of the price negotiation. Clarifying it early avoids surprises at the notary.
What is different under martial law
Buying remains entirely possible, but a few wartime rules apply:
- Only notaries included on the Ministry of Justice’s approved list have access to the state registers, so the choice of notary matters.
- Most registers have been restored and are accessible, but registration of property located in active-combat or temporarily occupied regions follows special procedures.
- Currency-control measures affect how funds move into Ukraine and how sale proceeds can later be sent abroad.
None of these block a well-prepared transaction; they simply make professional handling of the registration and payment stages more important.
Common mistakes to avoid
- Skipping due diligence to save time or cost — by far the most expensive mistake.
- Relying on a register extract alone, which does not reveal disputes, hidden third-party rights, or the full ownership history.
- Preparing the power of attorney abroad without coordination, leading to a POA that the Ukrainian notary cannot accept.
- Overlooking spousal consent, which can invalidate a transaction.
- Ignoring currency control, which can complicate both paying for the property and repatriating funds when you sell.
How I can help
As a Ukrainian attorney, I act for foreign buyers throughout the entire purchase — obtaining your Ukrainian tax number remotely, running full due diligence on the property and the seller, drafting and reviewing the agreement, preparing the power of attorney so you can buy without travelling, and handling the transaction through to notarisation and registration. Wherever you are based, I manage the process end to end and keep you informed in English at every stage. If you are considering a purchase, get in touch to discuss your case.
Frequently asked questions
Can a foreigner buy an apartment in Ukraine?
Yes. There are no restrictions on foreign citizens buying residential property such as apartments and houses. You buy and own it on the same terms as a Ukrainian citizen.
Can a foreigner own land in Ukraine?
A foreigner can own non-agricultural land within a settlement’s boundaries, and land outside a settlement only if it holds real estate the foreigner owns. Foreigners cannot own agricultural land.
Do I need to travel to Ukraine to buy property?
No. The entire transaction can be completed remotely through a notarised, apostilled or legalised power of attorney authorising a Ukrainian lawyer to act on your behalf.
Do I need a Ukrainian tax number to buy property?
Yes. A Ukrainian individual tax number (РНОКПП) is required for every buyer and can be obtained remotely without coming to Ukraine.
How much does it cost to buy property in Ukraine?
Closing costs are usually around 2–3% of the property value, including the 1% Pension Fund contribution, 1% state duty, notary fees, and a mandatory appraisal — separate from the purchase price itself.
Is the sale-purchase agreement registered?
Yes. The notary certifies the agreement and registers your ownership in the State Register of Real Property Rights, usually on the same day, after which you receive a register extract confirming title.
Can I buy property in Ukraine during the war?
Yes. Purchases remain possible under martial law, subject to specific rules on notary access, registration in affected regions, and currency control.
This article is general information on Ukrainian law and is not legal advice for a specific situation. For guidance on a particular purchase, please get in touch for a consultation.