Loans and debt
The true cost of credit: how “0%” and “low rates” turn into 50-80% a year
Calculations for a “0%” instalment plan, a loan with fees and a credit card, microloan limits and a checklist to compare two loans in 2 minutes.
Mortgage calculator
Monthly payment and total interest under the eOselia state programme and a regular mortgage, with the payment recalculated when the rate changes.
Monthly payment
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- Loan amount
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- Total interest
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- Down payment
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- Payment after rate change
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- Home plus interest
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- Interest as share of loan
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Payments by year
PrincipalInterest
Schedule by year
| Year | Rate | Monthly payment | Interest for the year | Principal for the year | Balance |
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How to use the calculator
- Choose a programme. The three eOselia options differ in their rates and when they change. "Market mortgage" is for a regular loan with a fixed rate that you enter yourself from a bank's offer.
- Property price and down payment as a percentage. The calculator works out the loan amount and warns you if the down payment is below the programme minimum.
- Term in years. Under eOselia, no more than 20 years.
- For the youth model you can enter the number of children born after the loan is taken, to see how the rate falls.
The result is the monthly payment in the first years, the payment after the rate changes, total interest and the full cost of the home with interest. The chart and table show how much goes on principal and how much on interest each year.
How the payment is calculated
This is an annuity: the payment is the same every month, but at the start most of it goes on interest and towards the end on principal. When the rate changes under the programme, the bank recalculates the payment with the same formula on the remaining debt and remaining months. That is why the eOselia payment from year 11 is higher than in the first 10 years, even though the debt is much smaller. How an annuity differs from equal principal repayments is explained in our article on annuity vs equal principal payments.
eOselia terms in brief
| Option | Rate | For whom |
|---|---|---|
| 3% / 6% | 3% for the first 10 years, then 6% | Service members, law enforcement, veterans and some other preferential categories |
| 7% / 10% | 7% for the first 10 years, then 10% | Other participants: citizens with no home of their own or a home below the norm, internally displaced persons and others |
| Youth model | 7% in years 1-3, 10% in years 4-10, 12% from year 11; minus 2 points for each child after the loan, not below 0.1% | Young people; introduced by a government resolution of 15 October 2026 |
- Term: up to 20 years, and the borrower must be no older than 70 on the repayment date.
- Down payment: from 20%, or from 10% for young borrowers.
- The property must fit within the area norms and the maximum price per square metre for its region.
The programme terms change several times a year, so check them on the eOselia portal in Diia before you apply.
Examples: a UAH 2,000,000 home over 20 years
| Programme | Loan | Initial payment | Later payment | Total interest |
|---|---|---|---|---|
| eOselia 3% / 6%, 20% down | UAH 1,600,000 | UAH 8,874 | UAH 10,202 from year 11 | UAH 689,110 |
| eOselia 7% / 10%, 20% down | UAH 1,600,000 | UAH 12,405 | UAH 14,119 from year 11 | UAH 1,582,818 |
| Youth model, 10% down, no children | UAH 1,800,000 | UAH 13,955 | UAH 16,973 from year 4, UAH 18,427 from year 11 | UAH 2,339,312 |
| Youth model, 10% down, one child | UAH 1,800,000 | UAH 11,879 | UAH 14,644 from year 4, UAH 15,951 from year 11 | UAH 1,771,831 |
| Market mortgage at 16%, 20% down | UAH 1,600,000 | UAH 22,260 | no change | UAH 3,742,423 |
The gap between preferential and market rates is huge: for the same loan amount, total interest on a market mortgage at 16% is 2.4 to 5.4 times higher than under eOselia. The youth model allows a smaller down payment, but with 10% from year 4 and 12% from year 11 it costs more than the basic 7% if you have no children. Each child born after the loan cuts the rate by 2 points for the rest of the term.
How to pay less interest
- A bigger down payment. Under eOselia at 7%, a 30% down payment instead of 20% cuts the payment from UAH 12,405 to UAH 10,854 and total interest by UAH 197,852.
- A shorter term. The same mortgage over 15 years instead of 20 means a payment of UAH 14,381 instead of UAH 12,405, but total interest of UAH 1,051,631 instead of UAH 1,582,818.
- Extra payments in the early years. At the start most of each payment goes on interest, so every hryvnia paid above the schedule saves the most. Check the early repayment terms in your contract.
- Compare the full cost of credit, not just the rate. Insurance, valuation and fees raise the real price of a mortgage. How to calculate it is explained in our article on the true cost of credit.
What to check before applying
- The payment after the rate change. Plan your budget around the highest payment over the whole term, not the first years.
- A buffer for the unexpected. A mortgage is a commitment for decades. An emergency fund covering a few months of payments protects you from arrears if your income drops.
- Extra costs at the start: insurance, valuation, notary, state fees, renovation and furniture.
- What to do if your income falls. Contact the bank before the first missed payment: restructuring and payment holidays are easier to agree while your credit history is clean. How to act in that situation is covered in our article on what to do if you cannot pay your loan.
FAQ
What are the eOselia rates in 2026?
3% a year for the first 10 years and 6% from year 11 for service members, law enforcement, veterans and some other categories; 7% for the first 10 years and 10% from year 11 for other participants. Since October 2026 there is also a youth model: 7% for the first 3 years, 10% from year 4 to 10 and 12% from year 11, minus 2 percentage points for each child born or adopted after the loan is taken, but not below 0.1%.
What down payment does eOselia require?
At least 20% of the property price, or 10% for young borrowers. A bigger down payment cuts both the payment and the total interest: with 30% instead of 20% on a UAH 2 million home over 20 years at 7%, the payment falls from UAH 12,405 to UAH 10,854 and total interest by UAH 197,852.
For how long can I get an eOselia mortgage?
Up to 20 years. The borrower must be no older than 70 on the repayment date, so older borrowers may get a shorter term. If you enter a longer term in the calculator, it is automatically capped at 20 years.
Why does the payment change from year 11?
Because under the programme the preferential rate applies for the first 10 years and then rises: from 3% to 6% or from 7% to 10%. The bank recalculates the annuity payment on the remaining balance and remaining term, so the payment goes up even though the debt is much smaller by then.
What is not included in the calculation?
Property and life insurance, valuation, notary services, state fees and any bank fees. Check them with the bank before you apply: together they can add a noticeable amount at the start.
Who can get an eOselia mortgage?
Ukrainian citizens who do not own a home or whose home is below the area norms, and certain categories regardless of that: service members, veterans, internally displaced persons and others. The property must meet the area and price limits. Check the exact conditions for your category on the eOselia portal in Diia.
The calculation is for reference only and is not financial or tax advice. Actual terms depend on your contract with the bank, fees and current law.
Spotted a mistake or an outdated figure? Let us know and we will check it against the primary source and fix it.
Write to redaktsiia@wm2.com.ua: what is wrong and, if possible, a source with the correct information. In Gmail or your mail app the page address will already be in the message.
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