eOselia in 2026: who can get Ukraine's state mortgage, the terms and how to apply

eOselia is Ukraine's state mortgage programme at 3% or 7% a year for the first 10 years, then 6% or 10%. Service members, law enforcement, medical workers, teachers, researchers, veterans and families of fallen defenders get 3%; other citizens with no home of their own or a home below the norm, including internally displaced persons, get 7%. The term is up to 20 years, the down payment from 20% (from 10% for young people under 26), applications are made only in the Diia app, and the bank replies within a day.

Andrii Kolisnyk November 7, 2026 13 min read

What eOselia is

eOselia is an affordable mortgage programme launched by the Ukrainian government in 2022. Its rules are set by Cabinet Resolution No. 856 and have been changed many times: categories were added, area norms and building age requirements changed, and in October 2026 a separate youth model was introduced. The loan is issued by a participating bank, and the state provides the borrower's preferential rate.

The programme has become the backbone of Ukraine's mortgage market. According to media reports, from the start of 2026 to June alone 3,947 families used it, with loans issued in that period reaching almost UAH 7.7 billion.

What changed in 2026

Veterans and families of fallen defenders received the 3% rate.
Tolerances: the area of new housing may exceed the norm by up to 10%, and the price per metre and total price by up to 10% above the cap.
Guarantors: property guarantors, including family members, can be involved, liable up to the value of the pledged property.
Children under 21 count as family members when calculating the norms.
Automatic checks of income and assets through state registers.
The youth model from October: 7%, 10% and 12% with a 2-point discount per child and up to 40% above the area and price norms.
Housing up to 20 years old can now be bought on preferential terms in Mykolaiv region too.

Rates and categories

Rate	First 10 years	From year 11	Who is eligible
Preferential	3%	6%	Contract and mobilised service members, security and defence personnel, medical workers, teachers and researchers at state and municipal institutions, war veterans and families of fallen defenders
Mass	7%	10%	Internally displaced persons and other citizens who have no home of their own or whose home is below the area norm
Youth model (from October 2026)	7% for the first 3 years, 10% from year 4 to 10	12%	Young people; the rate falls by 2 percentage points for each child born or adopted after the loan is taken, but not below 0.1%

The rate change from year 11 is not a penalty but part of the terms: the subsidy covers the first 10 years. The payment then rises, even though the debt is much smaller by then. Plan your budget around the highest payment over the whole term, not the first years.

Check the exact list of professions and supporting documents for the preferential rate (for medical workers and teachers, for example, employment at a state or municipal institution matters) on the programme portal in Diia: it changes more often than the rates themselves.

Borrower requirements

Ukrainian citizenship and a taxpayer identification number. Foreigners and holders of residence permits cannot take part.
Age: over 18 when the loan is taken out and no older than 70 on the repayment date. Some banks set the upper limit at 65, so older borrowers get a shorter term.
No home of your own or a home smaller than the area norm. Homes in occupied territories or active combat zones, and destroyed or damaged homes, are not counted.
Ability to pay: the bank assesses the family's official income and credit history. Income and assets are checked automatically through state registers.
Not on sanctions lists and not taking part in other current state housing programmes.

Area norms for a home you already own

Family size	Area norm
One person	52.5 m²
Couple or family of 2-3	73.5 m²
Each additional family member	+21 m²

If your family of four lives in a 70 m² flat and the norm for such a family is 94.5 m², you can take part in the programme. The family includes spouses and children under 21 who live with you.

What property you can buy

Type: a flat or property rights to a flat in an apartment building, or a private house. Listed architectural monuments cannot be mortgaged.
Location: anywhere in Ukraine except occupied territories and active combat zones.
Mandatory insurance of completed housing.

Maximum area

Family size	Flat	House
One person	52.5 m²	62.5 m²
2-3 people	73.5 m²	83.5 m²
Each additional family member	+21 m²	+21 m²
Maximum	115.5 m²	125.5 m²

For new housing (up to 3 years old) the area may exceed the norm by no more than 10%. Since October 2026, youth model participants may exceed the area and price norms by up to 40%.

Age of the building

Who is buying	Which housing is allowed
Service members, law enforcement, medical workers, teachers, researchers, veterans	New or no older than 3 years; in Chernihiv, Sumy, Kharkiv, Zaporizhzhia and Kherson regions, no older than 20 years
Internally displaced persons	No older than 20 years in all programme regions
Other citizens	New or no older than 3 years

Since October 2026 the preferential terms for housing up to 20 years old have also been extended to Mykolaiv region.

If you are buying a flat in a building under construction

The programme allows buying property rights to a flat in a new development, which is cheaper than completed housing. But the risk of unfinished construction falls on you: you will have to repay the loan even if the building is delayed. Before buying, check the developer's permits in the Unified State Electronic System for Construction, its right to the land and the history of its previous projects. If the bank refuses to lend for a particular development, treat it as an important warning.

Price cap

The price per square metre may not exceed the regional average construction cost multiplied by 2, and the actual price may not exceed that limit by more than 10%. The ministry approves the figure for each region, and it varies: in Kyiv, according to media reports, the cap is UAH 62,230 per m².

Specifics for particular groups

Service members and veterans

The 3% rate applies to both contract and mobilised service members, and since 2026 also to veterans and families of fallen defenders.
A service member's wife can apply on her own, without her husband taking part.
In Chernihiv, Sumy, Kharkiv, Zaporizhzhia, Kherson and, since October 2026, Mykolaiv regions, housing up to 20 years old can be bought, not only new housing.
The bank assesses risk and ability to pay for each borrower individually, so service members on the front line should plan ahead for a guarantor or a bigger down payment and ask the bank about life insurance.

Internally displaced persons

7% for the first 10 years and 10% after.
Housing up to 20 years old can be bought in all programme regions, not only new housing.
A home in occupied territories or a combat zone, destroyed or damaged, does not count as owned, so it does not prevent participation.
Since October 2026, information about IDPs' relatives and spouses is submitted electronically through Diia.

Medical workers, teachers, researchers

The 3% rate, but only for employees of state and municipal institutions. Staff of private clinics, schools and companies do not get the preferential rate: they can take part on the general 7% terms if they have no home of their own.
The bank checks employment through registers and documents, so moving to a private employer before signing the contract may change the rate.

Down payment and term

Down payment: at least 20% of the property price. For young people under 26, from 10%.
Term: up to 20 years, as long as you are no older than 70 on the repayment date (65 at some banks).
Guarantor: since 2026 you can involve a property guarantor, including a family member. They are liable only up to the value of the property they pledged.

A bigger down payment pays off more than it seems: it cuts both the payment and the total interest over the whole term. The examples below show how.

How much the mortgage costs: examples

A UAH 3,000,000 flat over 20 years with annuity payments. When the rate changes, the bank recalculates the payment on the remaining debt and remaining term.

Terms	Down payment	Initial payment	Later payment	Total interest over 20 years
3% / 6%	UAH 600,000	UAH 13,310	UAH 15,304 from year 11	UAH 1,033,665
7% / 10%	UAH 600,000	UAH 18,607	UAH 21,178 from year 11	UAH 2,374,228
7% / 10%, under 26	UAH 300,000	UAH 20,933	UAH 23,825 from year 11	UAH 2,671,006
Youth model, no children	UAH 300,000	UAH 20,933	UAH 25,459 from year 4, UAH 27,640 from year 11	UAH 3,508,967
Youth model, one child	UAH 300,000	UAH 17,819	UAH 21,966 from year 4, UAH 23,926 from year 11	UAH 2,657,746
Youth model, two children	UAH 300,000	UAH 14,974	UAH 18,721 from year 4, UAH 20,459 from year 11	UAH 1,866,683

Plug your own amounts, down payment and term into the mortgage calculator with eOselia terms: it shows the payment before and after the rate change and a schedule by year.

The calculation excludes start-up costs: property insurance and, depending on the bank, borrower life insurance, valuation, notary services and state fees. Ask the bank for them before signing and work out the full cost of the loan: how to do that is explained in our article on the true cost of credit.

How much you need to earn

The bank assesses ability to pay using its own method, so there is no universal threshold. For your own planning, a useful guide is that the mortgage payment should not exceed a third of the family's net income. That leaves room for everyday spending, savings and the unexpected. For a UAH 3,000,000 flat over 20 years it looks like this:

Terms	Family net income in the first years	After the rate change
3% / 6%, 20% down	from UAH 39,930	from UAH 45,912
7% / 10%, 20% down	from UAH 55,821	from UAH 63,534
7% / 10%, 10% down	from UAH 62,799	from UAH 71,475

Only official income counts: the bank sees it through state registers. If income is lower, cheaper housing, a bigger down payment, a guarantor or a longer term within 20 years can help.

The youth model: who benefits

The government introduced the youth model by a resolution of 15 October 2026. Its logic is to support young families planning children: the starting rate is 7%, then it rises to 10% and 12%, but each child born or adopted after the loan is taken cuts the rate by 2 points for the rest of the term.

Without children the model costs more than the regular 7% terms: the table shows total interest is almost UAH 840,000 higher, because the rate is 10% from year 4 and 12% from year 11.
With one child the cost is about the same as the regular programme with the same 10% down payment.
With two children the youth model is noticeably cheaper: total interest of about UAH 1.87 million against UAH 2.67 million.
An extra advantage is permission to buy housing up to 40% above the area and price norms.

The table applies the child discount from the first month, so it is an optimistic scenario: in practice it starts from the child's birth. Check the age limits and documents for the youth model in Diia: the government announcement does not detail them.

How to apply: step by step

Check that you qualify. Category, any home you own and its area, your age at the end of the term, the family's official income.
Apply in the Diia app under Services → eOselia and sign with Diia.Signature. There is no other way to apply.
Choose a bank. Participating banks review the application within 24 hours and send offers. You do not need an account at the bank.
Pass the bank's check: the bank verifies your data, assesses your ability to pay and sends a list of original documents.
Choose the property yourself, check that it meets the area, price and building age norms, and give the documents to the bank.
Valuation and insurance of the property, then signing the loan, mortgage and sale agreements. The home is registered in your name, and the bank pays the seller.

Documents you may need

passport and taxpayer number (pulled from Diia);
children's birth certificates if they are not in Diia;
title documents for any home you own, if the register data did not come through;
income information for recent months;
documents confirming a preferential category: place of service or work, veteran status, IDP status;
documents for the property you are buying, which the bank will list.

Rules people often miss

A family submits one application to one bank. To submit a new one, first cancel all previous applications at all banks.
Changing the town after applying is not always possible: sometimes you have to cancel and reapply.
A service member's wife can apply herself.
A child over 21 is not counted in the family when calculating area.

Why a bank may refuse

Insufficient official income. The bank assesses whether income covers the payment, taking other loans into account. Undeclared salary does not exist for the bank.
A problematic credit history: arrears, unpaid loans, especially payday loans.
The property does not meet the terms: area or price above the norm without a bigger down payment, building age, location, document problems.
The home you own exceeds the norm or there are errors in register data.
Age: the loan term does not fit within the 70 (or 65) limit on the repayment date.

If you are refused, find out why and fix it: sometimes a bigger down payment, a guarantor, a shorter term or a different property is enough. You can reapply after cancelling the previous application.

Before you sign

Work out the payment after the rate change and make sure you can pay it even if your income does not grow.
Keep a reserve. Do not put all your savings into the down payment: an emergency fund covering a few months of payments protects you from arrears if you lose income. How to build one is explained in our article on an emergency fund.
Check the early repayment terms. Payments above the schedule in the early years save the most, because most of each payment then goes on interest.
Do not delay talking to the bank if your income falls: restructuring and payment holidays are easier to agree before the first missed payment. What to do in that situation is covered in our article on what to do if you cannot pay your loan.

In short

3% for the first 10 years and 6% after for service members, law enforcement, medical workers, teachers, researchers, veterans and families of fallen defenders; 7% and 10% for internally displaced persons and other citizens with no home or a home below the norm.
The youth model from October 2026: 7%, 10%, 12%, minus 2 points for each child after the loan; worthwhile if you plan to have children.
Term up to 20 years, age at the end of the term up to 70, down payment from 20%, from 10% for young people under 26.
The home must fit the area norms (52.5 m² for one person, 73.5 m² for 2-3 people, +21 m² for each additional member) and the regional price cap per square metre.
Apply only in Diia; the bank replies within 24 hours; one application per family to one bank.
Plan your budget around the payment after the rate change and keep a reserve of several months of payments.

Sources

This material is for information only. The programme terms change several times a year; check them on the eOselia portal in Diia and with the bank before applying. Payment calculations are for reference and exclude insurance, valuation and notary costs.

Spotted a mistake or an outdated figure? Let us know and we will check it against the primary source and fix it.