The total area of residential buildings for which construction permits (new construction) were issued in January-September 2025 increased by 48.4% compared to the same period in 2024, reaching 4 million 396.7 thousand square meters, according to the State Statistics Service (Gosstat).
According to the statistics agency, in January-September 2025, the total area of new construction of apartment buildings increased by 51.1% compared to last year, to 4.23 million square meters. The number of apartments in apartment buildings declared at the start of construction increased by 54.1% to 47,600.
Most of the new housing in the first nine months was registered in the Kyiv region: the total area of new housing construction amounted to 2 million 305.1 thousand square meters (21.2 thousand apartments), which is 142% more than in the first half of last year.
Significant volumes of new housing in the specified period were also registered in the Lviv region – 816,500 square meters (10,900 apartments), which is 63.6% more than in January-September 2024, as well as in Ivano-Frankivsk – 344,200 square meters (+8.2%, 5,500 apartments), Zakarpattia region – 368.7 thousand square meters (+26.1%, 4.7 thousand apartments), Poltava region – 160.3 thousand square meters (2.1 thousand apartments), Vinnytsia region – 167,100 square meters (-29.2%, 3,900 apartments) and Volyn region – 176,300 square meters (+25.3%, 4,000 apartments).
In Kyiv, in January-September 2025, the total area of new construction of housing amounted to 449,600 square meters (5,200 apartments), which is 36% more than last year.
The State Statistics Service reminds that the figures do not include territories temporarily occupied by the Russian Federation and parts of territories where hostilities are ongoing (or have been ongoing).
As reported, the total area of new housing construction in Ukraine in 2024 decreased by 7.2% compared to 2023, to 3.9 million square meters, while in 2023 it was 4.2 million square meters, in 2022 – 6.67 million square meters, and 12.7 million square meters in 2021.
The average cost of housing in Portugal reached historic highs in 2025 amid sustained demand and limited supply, and analysts expect prices to continue to rise in 2026 despite tight affordability conditions.
According to data from the Portuguese Statistical Office (INE), in October 2025, the median bank valuation of residential real estate exceeded the threshold of €2,000 per square meter for the first time, reaching approximately €2,025 per square meter, which is 17.7% more than a year earlier. This marks more than a year of double-digit annual growth in housing prices.
The apartment segment is rising in price faster than villas: according to Global Property Guide estimates, the median bank valuation of apartments reached €2,345 per square meter (+22.1% year-on-year), while villas reached €1,472 per square meter (+11.8%). The highest prices are recorded in the Greater Lisbon agglomeration and in the Algarve tourist region.
According to the Idealista portal, by November 2025, the median asking price for residential real estate across the country reached around €3,000 per square meter (+7.8% year-on-year). At the same time:
Lisbon remains the most expensive market, with an average price of €5,914 per square meter (+4% over the year).
In Porto, the average price is around €3,908 per square meter (+5.9% over the year).
Inland regions (the center, part of Alentejo) are significantly cheaper – in many municipalities, prices range from €1,400 to €1,700 per square meter, while the most affordable districts in the country, according to local research, offer housing from €800 to €900 per square meter.
At the end of 2024, the INE housing price index (HPI) rose by 9.1%, with existing housing rising by 9.7% and new housing by 7.5%. In real terms (adjusted for inflation), prices have been rising continuously since 2013 and have increased by more than 80% during this period, which is significantly higher than the dynamics in neighboring Spain.
The market remains extremely active. In the first half of 2025, 84,247 residential properties were sold in Portugal, 20% more than in the same period in 2024. Sales of secondary housing amounted to 67,578 properties (+20.6% year-on-year), and new housing – 16,669 (+17.7%).
95% of transactions were made by buyers with tax residency in Portugal (about 80,000 properties, +21.9% year-on-year). Foreigners (both from the EU and third countries) purchased 4,205 properties, which is 7.2% less than a year earlier. Experts attribute the decline in the share of foreigners to reforms: the abolition of “golden visas” for real estate investments and the termination of the Non-Habitual Resident preferential tax regime from 2024, which reduced fiscal incentives for foreign investors.
At the same time, 2024 saw a record volume of transactions: in the third quarter of 2024 alone, €9.05 billion worth of housing was sold (+28% year-on-year), with 93.5% of buyers being Portuguese residents and the share of foreigners at around 6.5%.
Supply remains a bottleneck in the market. In the first half of 2025, 13,244 new homes were completed in the country, only 4.9% more than a year earlier and significantly below the rate of increase in the number of transactions. At the same time, the number of building permits issued is growing rapidly: in the first six months of 2025, 21,057 new housing units were licensed (+28.8% year-on-year), reflecting the growing confidence of developers and the expected acceleration in the introduction of new housing in the coming years.
According to BPI Research estimates, the growth in housing prices in Portugal is likely to continue in 2026. This is indicated by a stable labor market, record employment, and real wage growth, which support household purchasing power, as well as the stabilization of interest rates in the eurozone at “neutral” levels after a period of sharp tightening. Analysts expect that, given the current set of factors, prices in 2026 will grow at a rate above the European average, although probably slower than the double-digit figures of 2024-2025 (we are talking about high single-digit percentage growth, provided there are no new shocks in the eurozone). This will sustain investor interest but keep pressure on housing affordability for the local population, especially in large cities and on the coast.
In recent years, Albania has transformed from a “hidden beach destination” into one of the most dynamic real estate markets in the Mediterranean. In 2024, foreigners invested around €380 million in Albanian real estate — 17% more than in 2023. This is the third consecutive year that real estate has ranked first in terms of attracting foreign investment, accounting for around 24% of total FDI inflows.
According to a study by the Experts Club information and analytical center, in recent years, foreigners have accounted for about a quarter of all home purchase and sale transactions in Albania. Most of the interest is concentrated on the coast — Saranda, Ksamil, Vlora, Durres, and the vicinity of Tirana. Below is an informal top 10 list of countries whose citizens are most actively investing in real estate in Albania: Italians — their “own” Riviera at half the price. Italians were among the first to discover Saranda and Ksamil. Demand from Italy has doubled in recent years, especially for apartments by the sea.
Poles, Czechs, and Slovaks — investors focused on profitability. These buyers account for up to 90% of demand in some resort areas, investing in small apartments for daily rent with an expected ROI of 10-16%.
Germans and Swiss are looking for stability and quality. They prefer the “quiet” segment on the coast and in Tirana, with good infrastructure and stable rental income.
Scandinavians appreciate Albania’s climate and nature.
Norway, Sweden, and Finland are also actively buying real estate, choosing high standards of living at moderate prices.
The French and British are “latecomers” but active. Interest in Albania from these countries is growing, attracting them with relatively low prices compared to southern France and Spain.
Americans are betting on “early entry.” Albania remains a “new” destination for Americans, with growing interest in villas and large apartments.
Ukrainians are a growing but niche segment. After 2022, interest from Ukraine has grown significantly, and Ukrainians prefer the coast for relocation and obtaining a residence permit.
Russians and other post-Soviet investors — due to sanctions pressure, their share has decreased, but interest still remains, especially through companies and relatives.
Citizens of Kazakhstan and Belarus continue to invest actively, especially on the coast and in large cities.
Other EU countries are actively buying on the south coast, especially during the high tourist season.
Why Albania attracts foreign investors:
Free access to housing. Foreigners can freely buy apartments, houses, and commercial real estate, with the exception of agricultural land.
High profitability and price growth. Annual rental yields on the coast can reach 7% and above, and in peak tourist locations — up to double digits.
Strong investment flow. In 2024, foreign investment in real estate amounted to approximately €380 million, and in the second quarter of 2025, this figure reached a record €149 million.
Residence permit and “life package.” Laws on foreigners allow you to obtain a residence permit based on investment in housing.
Risks and prospects: The sharp influx of foreign investors is already leading to higher housing prices for the local population. However, Albania remains an EU candidate country with large-scale infrastructure projects (a new airport in Vlora, reconstruction of the port in Durres), which supports long-term demand for housing.
Despite growing competition in the market, Albania retains its potential as “Europe’s last affordable Riviera,” making it attractive to investors, but professional legal due diligence and an understanding of real returns are required to enter the market.
According to Eurostat data on material deprivation in the “Housing in Europe – 2025 edition” review, around 9% of the European Union population in 2024 could not afford to heat their homes adequately.
The EU’s statistical office notes that the problem of energy poverty and high utility costs remains significant for millions of households, despite the support measures taken after the 2022–2023 energy crisis.
Low-income households and residents of old, energy-inefficient housing in a number of Eastern and Southern European countries remain particularly vulnerable.
One in six residents of the European Union lives in cramped housing, while approximately one in three lives in a household that is considered too spacious for the number of residents, according to Eurostat’s overview publication ‘Housing in Europe – 2025 edition’.
According to the statistics agency’s estimates, in 2024, about 17% of the EU population lived in overcrowded housing. The highest rates of ‘overcrowding’ were recorded in Romania (41%), Latvia (39%) and Bulgaria (34%).
The lowest rates of overcrowded housing were recorded in Cyprus (2%), Malta (4%) and the Netherlands (5%).
At the same time, about 33% of the EU population lives in ‘underoccupied’ housing – houses and flats that are considered too large for the number of people living in them.
The highest proportion of such households is in Cyprus (70%), Ireland (67%) and Malta (64%), and the lowest in Romania (7%), Latvia (10%) and Greece (13%).
The proportion of European Union residents living in their own homes in 2024 was 68%, while 32% of the population rented a house or apartment, according to the interactive review “Housing in Europe – 2025 edition” by the EU statistical office Eurostat.
According to the data, the highest rates of home ownership were recorded in Romania (94% of the population live in their own homes), Slovakia (93%), Hungary (92%), and Croatia (91%). The only EU country where the majority of the population prefers to rent is Germany, where 53% of residents are tenants. In Austria, the share of tenants is 46%, and in Denmark, it is 39%.
Eurostat notes that in all EU countries except Germany, ownership remains the dominant form of housing, although in large cities and capitals, the proportion of rentals is traditionally higher than in small towns and rural areas.
