eOselya — who cannot qualify for affordable lending.

The state program of preferential housing lending 'eOselya' remains one of the main mechanisms to assist citizens in acquiring their own housing. However, far from every Ukrainian will be able to take advantage of this opportunity. The program has clearly defined restrictions that are updated and detailed each year.

eOselya is aimed at socially vulnerable groups and certain professional categories, as indicated on the of the program. Accordingly, all other citizens who do not belong to the categories defined by the state cannot apply for lending.

People with sufficient living space

One of the main conditions for participation in the program is the absence of housing or ownership within the social norm: 52.5 square meters per person + 21 square meters for each additional family member. If you already have an apartment or house with an area that exceeds these limits, you will be automatically excluded from the program.

• single applicant with an apartment of 60 square meters;
• family with two children having a house of 120 square meters.

Both examples do not meet the requirements of eOselya.

Age matters

According to the program conditions, the borrower must be no more than 70 years old at the Time of full repayment of the loan.

Other programs are already a barrier

If you are already participating in other programs — for example, in preferential mortgages for IDPs, social housing, or apartment lotteries — you cannot simultaneously use eOselya.

Risks are checked in advance

If the applicant or any of their family members are on sanctions lists, participation in the program is impossible.

No stable income — no chances

A preferential loan is a long-term financial obligation, so banks are particularly attentive to the applicant's solvency.

Housing also must meet the requirements

eOselya does not lend for:

• apartments and houses in combat zones or temporarily occupied territories;
• housing in emergency condition or with unconfirmed ownership rights;
• properties older than 10 years in cities or 3 years in villages (with exceptions for certain regions).

Profession and employment: another barrier

Even if you have real income but do not pay taxes or cannot confirm them — the bank will refuse the loan. The program works only with those who:

• are officially employed;
• are individual entrepreneurs with submitted declarations;
• receive confirmed pensions or other income.

Individual entrepreneurs without paid taxes

If a person is registered as an individual entrepreneur but does not pay social security contributions or does not have income declarations, lending under the 'eOselya' program will also be unavailable.

Those who have violated the terms — no longer have rights

If a participant has already received a loan under the program, but:

• sold the property early;
• did not follow the payment schedule;
• intentionally provided false information.

They lose the right to apply again for the program in the future.

Family nuances

In 2025, banks will monitor not only the applicant but also all family members living together. If one of them already owns property — the family's application will be rejected.

Geographical exceptions

The program does not operate in combat zones, occupied territories, areas without electricity supply, and stable communication. Mortgages for housing in such regions are not issued by banks.

What else Ukrainians should know

The 'eOselya' program has undergone significant changes in 2024-2025, transforming from a tool for preferential housing acquisition primarily into a mechanism to support the primary real estate market. Its main goal now is to stimulate the construction and sale of new housing.

We also reported that apartment prices in Ukraine are an important indicator of the country's stability, and despite the war, the real estate market is adapting to new realities and depends on the security situation.