eOselya: How to Buy Housing with a Mortgage and Calculate the Full Loan Cost

The state program eOselya allows Ukrainian citizens to purchase an apartment or residential house on credit with preferential interest rates. The borrower pays an initial contribution, the bank finances the remaining cost of the property, and the state provides special lending conditions.

As of October 2026, the main parameters of the program are as follows:

Condition	Value
Preferential rate	3% or 7% per annum for the first 10 years
Rate after 10th year	6% or 10% per annum
Maximum term	20 years
Initial contribution	from 20%
Initial contribution for youth up to 25 inclusive	from 10%
Borrower’s age	from 18 years, up to 70 years at repayment date
Loan currency	hryvnia

Detailed terms are published on the official eOselya program website. The specific bank determines the available loan amount, assesses the applicant’s creditworthiness, and verifies the property.

Who Can Get a Mortgage at 3%

A preferential rate of 3% for the first ten years is provided for state-designated categories of citizens:

• military personnel and certain categories of security and defense sector employees;
• medical workers of state and municipal health care institutions;
• teachers at state and municipal educational institutions;
• scientific and scientific-pedagogical employees of relevant state and municipal institutions;
• certain categories of war veterans and family members of fallen Defenders;

From July 17, 2026, the state expanded the possibility of obtaining a compensation rate of up to 3% for designated categories of veterans and families of the fallen. From the eleventh year, the rate for this group is 6%. The application of the benefit depends on the borrower’s status and program conditions.

Who is Eligible for eOselya at 7%

The program also covers internally displaced persons and other Ukrainian citizens who meet housing and financial criteria.

For them, the rate is 7% during the first ten years and 10% thereafter. Certain categories of IDPs may be eligible for additional state assistance for paying the initial contribution and part of the loan payments.

Borrower Requirements: Who Can Take a Loan

Citizenship alone is not sufficient. The bank checks income, credit history, current financial obligations, and compliance with the state program conditions.

Main Participation Criteria

The borrower must meet the following requirements:

• have Ukrainian citizenship;
• be of legal age;
• confirm sufficient official income;
• not be under sanctions;
• not participate in other active state housing programs if conflicting with eOselya terms;
• comply with established restrictions regarding existing housing;

Owning an apartment does not always mean refusal. The program allows participation for citizens whose living space is smaller than established norms. Housing in temporarily occupied territories and combat zones is also considered separately.

What Income is Needed for eOselya

There is no uniform minimum salary for all borrowers.

The bank assesses how much money remains after paying taxes, mandatory expenses, and other loans. For example, with a monthly payment of 12,000 UAH, an income of 20,000 UAH creates significantly higher credit burden than an income of 40,000 UAH.

The financial institution may consider the incomes of husband or wife, co-borrower, or guarantor according to its own rules.

What Apartment Can You Buy Under the eOselya Program

The mortgage for an apartment under the state program has restrictions on area, cost, location, and building age.

Maximum Housing Area

After changes from July 17, 2026, the standards are:

Family Size	Apartment	Residential House
1 person	52.5 m²	62.5 m²
2-3 persons	73.5 m²	83.5 m²
4 persons	94.5 m²	104.5 m²
Maximum normative area	115.5 m²	125.5 m²

Children under 21 years old living with the applicant are also taken into account in determining family size.

Primary or Secondary Market

The property age depends on participant category and region:

• for IDPs, housing up to 20 years old is allowed in program-operating regions;
• for military, security forces, medics, educators, scientists, and veterans in five specified frontline oblasts, the limit is 20 years;
• for these categories in other oblasts usually a 3-year limit applies;
• for other citizens, housing up to 3 years old or program-allowed properties under construction are eligible;

The mentioned five oblasts are Chernihiv, Sumy, Kharkiv, Zaporizhzhia, and Kherson. Buying an apartment in a new building under construction requires the bank’s accreditation of the property.

Restrictions on Cost Per Square Meter

The maximum price depends on the indirect cost of housing construction in the region, determined by the Ministry of Development. A coefficient of 2 applies for the program.

Exceeding the normative area and cost is allowed only within set limits, usually no more than 10%. The buyer covers the additional amount with personal funds. For housing older than three years, exceeding the normative area is not allowed.

eOselya: Initial Contribution and How Much Money You Need

The initial contribution directly affects the loan amount. The larger the proportion of the property cost the buyer pays independently, the less money needs to be borrowed from the bank.

For example, an apartment costs 2,000,000 UAH.

Initial Contribution	Own Funds	Loan Amount
10%	200,000 UAH	1,800,000 UAH
20%	400,000 UAH	1,600,000 UAH
30%	600,000 UAH	1,400,000 UAH
40%	800,000 UAH	1,200,000 UAH

For buyers aged up to 25 inclusive, the program allows a contribution from 10%. However, the bank may set additional requirements depending on risks, chosen property, and client’s financial status.

Certain categories of IDPs may receive compensation of 70% of the initial contribution under state-established conditions. This is not a universal benefit for every displaced person: criteria of the relevant support program must be met.

How to Calculate the Full Cost of the eOselya Loan

The advertised rate of 3% or 7% does not show all future costs. For financial planning, it is necessary to determine the interest amount, monthly payment size, insurance, and one-time fees.

Example Calculation of a 20-Year Mortgage

Take an apartment for 2,000,000 UAH with an initial contribution of 400,000 UAH. The loan amount is 1,600,000 UAH, term – 240 months.

The calculation assumes annuity repayment, i.e., equal payments during the period of the respective rate. After the tenth year, the bank recalculates the payment with the increased rate on the remaining debt.

Comparative Calculation of Two eOselya Programs

Indicator	Mortgage 3% – 6%	Mortgage 7% – 10%
Apartment cost	2,000,000 UAH	2,000,000 UAH
Initial contribution (20%)	400,000 UAH	400,000 UAH
Loan amount	1,600,000 UAH	1,600,000 UAH
Loan term	20 years	20 years
Rate first 10 years	3%	7%
Monthly payment first 10 years	8,874 UAH	12,405 UAH
Rate from 11th year	6%	10%
Monthly payment from 11th year	10,202 UAH	14,119 UAH
Total payment to bank	2,289,110 UAH	3,182,818 UAH
Overpayment on interest	689,110 UAH	1,582,818 UAH
Total amount with initial contribution	2,689,110 UAH	3,582,818 UAH

Under the first program, the total amount of payments to the bank will be approximately 2,289,110 UAH, of which 689,110 UAH are interest. Under the second, about 3,182,818 UAH, of which 1,582,818 UAH are interest.

These amounts do not include insurance, bank commissions, and other incidental costs. The calculation is provisional: it assumes a fixed schedule, no early repayment, and retention of the program’s provided compensation.

Monthly Payment Formula

For an annuity loan, the formula is used:

A = P × [r × (1 + r)^n] / [(1 + r)^n – 1]

Where:

• A – monthly payment;
• P – remaining principal debt;
• r – monthly interest rate;
• n – number of remaining payments;

The monthly rate is calculated by dividing the annual rate in decimal form by 12. For example, for 3% per annum, it is 0.03 / 12 = 0.0025.

In the eleventh year, the calculation must be repeated with the new rate and remaining loan balance.

Additional Costs When Finalizing

The mortgage involves not only repayment of principal and interest. The budget must also include such payments:

• bank commission for granting the loan;
• independent property appraisal;
• notarization of contracts;
• state registration of ownership rights and encumbrances;
• mortgage collateral insurance;
• pension levy if applicable;
• possible payment for realtor and legal support;

For reference, PrivatBank publishes a one-time commission of 1% of the loan amount and examples of insurance tariffs of 0.25% or 1.25% considering war risks. Tariffs vary between banks.

For apartments costing 2 million UAH, a 1% commission on a 1.6 million UAH loan would be 16,000 UAH, and annual insurance at 0.25% would be 5,000 UAH. The pension levy at a standard rate of 1% would be 20,000 UAH, but first-time home buyers may be exempt upon confirmation of relevant conditions.

Therefore, during deal preparation, it is advisable to clarify the cost of notary services and obtain a written estimate.

What is the Real Annual Percentage Rate

The real annual percentage rate includes not only nominal interest but also legislated costs related to the loan.

Ask the bank to provide the consumer loan passport, payment schedule, calculation of the real annual rate, and total consumer loan cost. Compare offers of several banks based on these indicators, not just the advertised 3% or 7%.

Documents for eOselya Application

Submitting an electronic application via Diia does not cancel document verification by the bank. The financial institution must establish the client’s identity, income sources, and legality of the property purchase.

Borrower Documents

Depending on applicant category and bank requirements, the following may be needed:

• Ukrainian citizen passport or ID card;
• taxpayer registration number;
• documents on marital status and children;
• income and employment confirmation;
• documents confirming preferential category;
• information on owned real estate;
• additional documents of co-borrower or guarantor;

For sole proprietors, the bank may request tax declarations, account statements, and other proofs of entrepreneurial income. Employees typically need to confirm official employment and salary.

Apartment Documents

Before final mortgage approval, the bank checks ownership documents, data from the State Register of Property Rights, technical characteristics of the housing, and independent appraisal results.

Special attention is paid to encumbrances, arrests, rights of third parties, and conformity of actual layout with technical documentation.

If ownership history is complex, before signing a preliminary contract it is advisable to obtain a lawyer’s consultation. This helps check risks of a specific deal independently of the bank’s credit decision.

How to Apply for eOselya Through Diia

The process starts with an electronic application. Preliminary approval does not guarantee loan issuance — the final decision is made after full verification by the bank.

1. Submit an application. Open Diia, select eOselya service, fill in data and confirm with Diia.Signature.
2. Get bank offers. Compare available loan amounts, income requirements, and associated payments.
3. Choose a bank. Submit documents to confirm financial status.
4. Find an apartment. Verify its compliance with program and bank requirements.
5. Order appraisal. Arrange legal property check and insurance.
6. Sign contracts. Pay your own contribution and specified fees, complete purchase-sale and mortgage documentation.
7. Start repayment. Monitor payment deadlines according to approved schedule.

After the deal is completed, the buyer becomes the property owner, but the property remains mortgaged until the loan obligations are fulfilled.

Home Insurance Under the eOselya Program

Is Apartment Insurance Mandatory?

Yes. Insurance of the property put into operation and mortgaged is a mandatory program condition.

The policy protects the property interests regarding the collateral from contractually defined risks. Standard insurance does not necessarily cover damages from hostilities, missile strikes, or other war risks.

Before signing the contract, check the insurance amount, list of exclusions, deductible, payment procedure, and policy renewal conditions.

Is Life Insurance of the Borrower Required?

Do not confuse mandatory mortgage collateral insurance with personal insurance. Requirements for life and health insurance should be clarified with the specific bank.

It is also worth finding out whether refusal of an additional policy affects loan conditions.

Why the Bank May Refuse eOselya

Even an applicant belonging to a preferential category may receive a negative decision.

Financial Reasons for Refusal

The most common issues are related to insufficient creditworthiness:

• low or unstable official income;
• overdue payments on previous loans;
• significant burden from existing loans;
• inability to confirm origin of own funds;
• inaccurate information in the application;

The bank also considers the number of dependents, loan term, and internal credit criteria.

Reasons for Refusal Due to Property

The bank may reject the loan if the apartment exceeds allowable area or cost parameters, is located in a territory where the program does not operate, or has legal issues.

A separate ground is insufficient appraised value. If an independent appraiser determines a price lower than that requested by the seller, the buyer may need a larger own contribution.

What to Do After a Refusal

Ask the bank to explain the reason for the negative decision. If the issue is financial burden, you can reduce the loan amount or repay part of existing debts.

If the refusal is related to the property, it is advisable to look for another apartment. After eliminating issues, you can reapply for the loan per the bank’s and Diia’s procedure.

Frequently Asked Questions about eOselya Mortgage