The Hungarian government has proposed to stop issuing investment visas and residence permits to foreigners who invest in Hungarian investment funds and educational institutions starting January 1, 2027. The corresponding bill was published by the country’s Ministry of the Interior on November 4, 2026, and is open for public comment until November 12.
The proposed changes call for the removal of the Guest Investor Program—known as the “golden visa”—from Hungary’s immigration laws.
A government statement dated November 5 clarifies that investment-based residence permits already issued will remain valid until their expiration dates; however, it will not be possible to renew them once the new rules take effect.
However, the decision to terminate the program has not yet been finalized. The changes must go through the legislative process before they can take effect.
According to the published draft bill, foreigners who have applied for an investment visa or residence permit by December 31, 2026, will be able to complete the process under the current rules.
A mandatory requirement is the payment of the corresponding administrative fee no later than the specified date.
Similar transitional provisions apply to applications for the renewal of previously issued permits.
Investors who have obtained a valid investment visa by January 1, 2027, will be able to apply for a residence permit even after the program has been terminated.
However, for third-country nationals eligible for visa-free entry to Hungary, the option to submit new applications for an investment residence permit directly within the country as of January 1, 2027, is proposed to be abolished.
This provision is particularly relevant for Ukrainian citizens, who currently enjoy visa-free entry and, provided they meet the established requirements, can apply for an investment residence permit without first obtaining a special visa.
Investment residence permits that have already been issued will remain valid until their expiration dates. Their holders and eligible family members will retain the right to work in Hungary for the duration of the permits’ validity.
Hungary reinstated its investment residency program in 2024. It allows citizens of countries outside the European Economic Area to obtain a residence permit valid for up to 10 years. Currently, there are two main options for participation.
The first involves purchasing investment shares in a real estate fund registered with the Hungarian National Bank for an amount of at least 250,000 euros. The investment must be maintained for a minimum period of five years.
The second option involves a non-refundable donation of at least 1 million euros to a Hungarian institution of higher education managed by a relevant public foundation. The funds must be used to support education, scientific research, or creative activities.
The direct purchase of residential real estate valued at 500,000 euros or more was originally included in the program but was removed from it at the end of 2024.
Under current rules, an investment-based residence permit is issued for a term of up to 10 years, with the possibility of a further extension for another 10 years. A new legislative initiative proposes eliminating the possibility of extension.
Official statistics on the use of the Hungarian investment residency program are published only to a limited extent. However, in a March 12, 2025, report, the Hungarian publication Szabad Európa cited information about applicants obtained from sources familiar with the work of immigration authorities.
According to this data, by the end of February 2025, 25 applications had been submitted directly for an investment residence permit.
The largest number of applications came from Chinese citizens—nine in total. Of these, four were approved, and five were pending review.
Vietnamese citizens ranked second with five applications, two of which were approved.
Two applications were submitted by citizens of the Republic of South Africa.
In addition, one application each was submitted by citizens of Burundi, Kazakhstan, the United Kingdom, Dominica, Israel, Afghanistan, India, Turkey, and Saint Kitts and Nevis.
Thus, citizens of China accounted for 36% of all applications for investment-based residence permits in this sample, Vietnam for 20%, and South Africa for 8%.
It should be noted that these figures refer specifically to applications, not to all permits issued. Some applications were still under review at the time of the study’s publication.
Separately, according to Szabad Európa, 192 applications for preliminary investment visas had been submitted by the end of February 2025.
Russian citizens constituted a significant group among the applicants. Of the 50 Russian applicants, four received visas, 24 were denied, 15 withdrew their applications or discontinued the process, and seven cases were still under review. National security concerns were cited as grounds for some of the denials. This information pertains to early 2025 and does not reflect the final results of the program for its entire duration.
In the available statistics from Szabad Európa regarding the 25 applications for investment-based residence permits submitted by the end of February 2025, Ukrainian citizens are not listed.
However, this does not mean that Ukrainians did not take advantage of the program later on. As of November 9, 2026, no comprehensive published statistics on the issuance of Hungarian investment residence permits for 2025–2026, broken down by citizenship, could be found. Therefore, it is not yet possible to determine the exact number of Ukrainian investors who took advantage of the “golden visa” program.
For comparison, according to Eurostat statistics, in 2025, Ukrainian citizens received 7,922 initial residence permits in Hungary on various grounds.
By this measure, Ukrainians ranked third among citizens of non-EU countries, behind the Philippines and China.
In total, 12,281 initial permits were issued to citizens of the Philippines, 11,348 to China, 4,703 to Vietnam, 3,859 to India, 3,715 to Turkey, and 2,936 to Russia.
It is important to note that these Eurostat data cover all major categories of initial residence permits, including those for employment, education, family reunification, and other grounds. They do not allow for determining the number of participants in the investment program and cannot be used as a ranking of “golden visa” applicants.
The proposal to abolish investment-based residency is part of a broader package of legislative changes concerning the law enforcement system, public safety, and immigration regulation. However, the government’s published materials do not contain a detailed, independent assessment of the program’s economic outcomes or the reasons for its proposed termination.
Previously, Hungarian media had highlighted the relatively limited number of applications, the difficulties in launching investment funds, and repeated changes to the requirements for program participants.
Against the backdrop of the possible closure of Hungary’s investment residency program, foreign investors may turn their attention to other European countries that maintain programs offering residence permits in exchange for investment, notably Greece and Portugal.
However, the terms of such programs vary significantly in terms of cost, available investment options, residency requirements, and the possibility of renewing permits.
The final termination of the Hungarian program as of January 1, 2027, will depend on Parliament’s approval of the proposed changes.
According to Experts Club, the median price of a one-bedroom apartment on the secondary market in Zakarpattia Oblast reached $85,000 in October 2026, matching the corresponding figure for Kyiv. At the same time, the supply of resale housing in the capital fell by 63% over the month. This is evidenced by the results of a study of the Ukrainian real estate market conducted by the DIM.RIA marketplace for October 2026. According to analysts, prices for resale housing in most of Ukraine’s western regions continued to rise throughout the month.
The largest increases in the median price of one-bedroom apartments were recorded in the Ternopil region—up 6%—and in the Zakarpattia and Lviv regions—up 5% each.
At the same time, a significant drop in apartment prices was observed in a number of regions. Specifically, median prices fell by 13% in the Cherkasy region, by 8% in the Rivne region, and by 7% in the Chernihiv region.
The lowest median price for a one-bedroom apartment among the regions included in the study was recorded in the Kherson region—$16,000.
Thus, the price difference between a one-bedroom apartment in Zakarpattia and Kherson is more than fivefold.
In Kyiv, housing prices fell in all districts. On the capital’s secondary market, apartment prices declined across all districts throughout October. The most significant price drop was recorded in the two-bedroom apartment segment.
Specifically, in the Svyatoshynsky district, the median price of such apartments fell by 23%, and in the Dniprovsky district, by 18%.
Meanwhile, Pechersky remains the most expensive district in Kyiv, where the median price of a one-bedroom apartment is $179,000.
The most affordable options are found in the Desnianskyi district, where one-bedroom apartments have a median price of $46,000.
Thus, the price difference between one-bedroom apartments in the Pecherskyi and Desnianskyi districts is nearly 3.9 times.
Significant changes have also occurred in the structure of supply in the resale market. According to DIM.RIA, the number of listings for resale housing in Kyiv in October fell by 63% compared to September.
In the Kyiv region, the decline in supply was 25%. This reduction in the number of listings primarily reflects seller activity on the platform and is not a direct indicator of a decrease in the total housing stock or the number of apartments actually available for sale. Demand for resale housing has declined across nearly all of Ukraine. According to the marketplace, interest in purchasing resale housing declined in virtually all regions of Ukraine in October.
The sharpest drop in demand was recorded in the Ternopil region—by 25%, the Vinnytsia region—by 22%, and the Khmelnytskyi and Kirovohrad regions—by 20% each. An increase in interest in the secondary housing market was observed in only two regions:
the Dnipropetrovsk region, where demand rose by 10%, and the Zakarpattia region—by 4%. At the same time, in four regions of the country, the number of secondary housing listings exceeded demand according to the DIM.RIA methodology.
The largest gap was recorded in Kyiv Oblast, where supply exceeded demand by a factor of 2.3.
In Kyiv, the corresponding ratio was 2.2; in the Odesa region, 1.7; and in the Ivano-Frankivsk region, 1.1. Thus, Ukraine’s secondary real estate market in October was characterized by a combination of declining demand, a reduction in the number of listings, and mixed price trends. In particular, apartment prices mostly rose in the western regions, while housing prices fell in Kyiv and some central regions. At the same time, the prices cited in the study are median figures based on listings on the DIM.RIA platform and may differ from the actual prices of purchase and sale transactions.
DIM.RIA is a Ukrainian real estate marketplace that provides information on apartment sales in the primary and secondary markets, housing rentals, and regularly publishes studies on prices, supply, and demand.
https://www.experts.news/posts/odnokimnatni-kvartyry-na-zakarpatti-zrivnyalysya-za-tsinoyu-z-kyyevom
Demand for apartments in new construction projects in Kyiv in October 2026 fell by 33% compared to September, while the median price per square meter in the capital’s primary market rose by 5.8% to $1,504.
This is according to the results of a study by the DIM.RIA real estate marketplace for October 2026.
According to analysts, a decline in demand for new construction was observed in most regions of Ukraine; however, Kyiv showed the most significant drop among the indicators cited in the study.
At the same time, interest in new-construction housing increased in a number of regions. The largest growth in demand was recorded in Zakarpattia Oblast—by 15%, Dnipropetrovsk Oblast—by 12%, and Mykolaiv Oblast—by 9%.
Despite the weakening demand, the median price per square meter in new-construction housing continued to rise in most regions.
The largest price increase in October occurred in Zaporizhzhia Oblast, where the median price rose by 10.7%. In Poltava Oblast, the increase was 6.2%; in Kyiv, 5.8%; and in Kirovohrad Oblast, 5.2%.
At the same time, in the Chernivtsi region, the price per square meter in new-build properties fell by 8.3%, and in the Ivano-Frankivsk region, by 5.5%.
In Kyiv, the most expensive district for purchasing new housing remains Pecherskyi, where the median price per square meter is $2,855.
The most affordable new-construction properties are found in the Desnianskyi district, with a median price of $864 per square meter.
Thus, the difference between the price per square meter in the capital’s most expensive and most affordable districts exceeds 3.3 times.
Housing construction continues despite declining demand
According to DIM.RIA, in October 2026, 85% of new-construction sales departments in Ukraine remained operational.
The highest proportion of operational sales departments was recorded in Zakarpattia Oblast—98%—as well as in Lviv and Volyn Oblasts—97% each.
In contrast, the most challenging situation was observed in the Kharkiv region, where only 29% of sales departments were operational.
In the Zaporizhzhia region, the corresponding figure was 44%, and in the Sumy region, 46%.
During October, 14 new residential buildings were commissioned in Ukraine, comprising a total of 23 sections.
The largest number of sections commissioned was in Kyiv and the Kyiv region—14, nine of which are located directly in the capital.
Another four sections were commissioned in the Dnipropetrovsk region, and one each in the Lviv, Vinnytsia, Ivano-Frankivsk, Volyn, and Chernivtsi regions.
Thus, despite a decline in demand, construction activity in Ukraine’s primary market continues, although its intensity varies significantly by region.
At the same time, an increase in the median asking price does not necessarily mean a corresponding increase in the value of actual transactions. Marketplace metrics reflect the structure of listings and user activity on the platform.
DIM.RIA is a Ukrainian real estate marketplace that specializes in posting and verifying listings for the sale and rental of residential properties, and regularly publishes analytical reports on the primary and secondary markets.
The median rent for a one-bedroom apartment in Zakarpattia Oblast rose by 17% in October 2026, to 34,000 UAH per month, making the region the most expensive in this regard among those included in the DIM.RIA study. At the same time, in Kyiv, the median rental cost fell by 21%, to 26,000 UAH per month.
This is evidenced by the results of the October study of the Ukrainian residential real estate market conducted by the DIM.RIA marketplace.
Thus, as of the end of October, the median rental price for a one-bedroom apartment in Zakarpattia exceeded the capital’s figure by 8,000 UAH, or approximately 31%.
For comparison, in September 2026, according to a previous DIM.RIA study, the median rent for a one-bedroom apartment in Kyiv was 33,000 UAH, while in Zakarpattia Oblast it was 29,000 UAH.
Consequently, a noticeable reshuffling of the leaders in the residential rental market took place over the course of a single month.
Rents Continue to Rise in Western Regions
According to DIM.RIA, high rates of rent growth were observed in a number of western regions of Ukraine in October.
Specifically, in Ivano-Frankivsk Oblast, the median monthly rent for a one-bedroom apartment reached 25,300 UAH, which is 12% higher than in September and 48% higher than a year ago.
In Ternopil Oblast, monthly rent rose by 15% to 20,700 UAH. On an annual basis, the increase was 81%, one of the most significant figures among the regions listed.
In the Lviv region, the median rent rose by 3% over the month and by 24% over the year, reaching 21,000 UAH.
In the Vinnytsia and Dnipropetrovsk regions, the rent for a one-bedroom apartment was 22,000 UAH per month.
In both regions, prices remained unchanged compared to September, but increased by 47% year-over-year.
Thus, in October, several regions of Ukraine outpaced the capital in terms of the rate of increase in rental housing prices.
At the same time, these figures represent the median prices listed in ads, not the average cost of actual lease agreements.
In Kyiv, prices have fallen, but the difference between districts remains significant
Despite a decrease in the median rental cost in Kyiv to 26,000 UAH per month, housing costs vary significantly depending on the district.
According to DIM.RIA, the most expensive one-bedroom apartments are still in the Pecherskyi district, where the average rent is 36,800 UAH per month.
The most affordable housing can be rented in the Desnianskyi district, where the average cost of a one-room apartment is 12,000 UAH.
Thus, renting a one-room apartment in the Pecherskyi district is approximately three times more expensive than in the Desnianskyi district.
At the same time, in October, the number of apartment rental listings in Kyiv decreased by 20%.
A similar decline in supply was recorded in the Kyiv region.
An even more significant reduction in the number of rental listings was observed in the Zakarpattia region—by 27%, the Sumy region—by 22%, and the Poltava region—by 21%.
At the same time, the number of available listings increased in a number of other regions.
The largest increases in supply were recorded in the Kirovohrad region (32%), the Zhytomyr region (30%), the Volyn region (25%), and the Zaporizhzhia region (24%).
There are 15 potential tenants per listing in the Lviv region
Despite mixed trends in prices and supply, interest in renting housing declined in all regions of Ukraine in October.
According to DIM.RIA, the largest decline in demand was recorded in the Kherson region—by 28%.
In the Volyn and Mykolaiv regions, the figure fell by 27%; in the Sumy region, by 23%; and in the Kirovohrad region, by 22%.
However, even amid an overall decline in demand, significant competition among potential renters persists in certain regions.
The greatest imbalance between supply and demand was recorded in the Lviv region, where there are 15 potential tenants per listing.
In the Rivne region, the corresponding figure is 14; in the Ternopil region, 13; and in the Vinnytsia region, 12.
These figures reflect the ratio of user activity to the number of listings on the marketplace, rather than the actual number of lease agreements signed.
Overall, October’s statistics indicate a widening of regional disparities in Ukraine’s rental housing market. While prices fell in the capital, rents continued to rise in Zakarpattia and a number of other western regions.
However, a decline in demand does not necessarily lead to lower prices, as rental costs are also influenced by the number of available apartments, their characteristics, and the structure of the supply.
DIM.RIA is a Ukrainian marketplace for verified real estate that specializes in the sale and rental of residential and commercial properties. The company regularly conducts research on price trends, supply, and demand in Ukraine’s real estate market.
In Ukraine, out of 77,060 individual entrepreneurs registered in the real estate sector, only 441 hold a valid certificate issued by the Association of Real Estate Specialists of Ukraine (AFNU). Thus, the share of certified specialists among entrepreneurs in this sector is approximately 0.57%.
This is evidenced by the results of an Opendatabot study and their analysis by the Experts Club analytical center, published on November 6, 2026, based on data from the Register of Certified Realtors of Ukraine.
The register contains a total of 1,665 entries, but 1,252 people, or approximately 75% of the total number of registered specialists, hold valid professional certificates.
Of these, 441 specialists, or 35.2%, have an active registration as individual entrepreneurs in the real estate sector. Another 40 certified realtors previously conducted entrepreneurial activities under the relevant type of economic activity but have discontinued them.
The remaining 771 certified specialists do not have a registered individual entrepreneur status in this field.
At the same time, analysts point out that the number of registered entrepreneurs in the real estate sector is not equivalent to the number of realtors.
The relevant classification of economic activities covers not only intermediary services for the purchase, sale and rental of real estate, but also other types of activities. In addition, specialists may work as employees or under other organizational and legal forms.
Therefore, the figure of 0.57% cannot be interpreted as the share of certified realtors among all specialists actually working in the Ukrainian market.
It is also important that AFNU certification is currently voluntary. Current Ukrainian legislation does not establish a mandatory requirement to obtain this particular certificate in order to carry out real estate brokerage activities.
According to Opendatabot, women predominate among the 1,252 specialists holding valid certificates. There are 940 women, or approximately 75%, compared with 312 men, or 25%.
Thus, the number of certified women in the profession is approximately three times higher than the number of men.
The highest concentration of specialists holding professional certificates is observed in Kyiv and Kyiv region. These two regions account for 344 specialists, or more than 27% of all holders of valid certificates.
Against the backdrop of the development of Ukraine’s residential and commercial real estate market, the issue of professional training for intermediaries and quality control of real estate brokerage services remains a subject of legislative discussion.
In particular, draft law No. 16145 has been registered in the Verkhovna Rada, proposing the introduction of new rules for professional activities, including training, examinations and mandatory registration of intermediaries.
However, as of November 7, 2026, the document has not been adopted, and AFNU certification remains voluntary.
Opendatabot is a Ukrainian service for monitoring and analyzing open government data that publishes studies on entrepreneurial activity, court registers, the real estate market and other sectors of the economy.
Sources: Opendatabot, study dated November 6, 2026; Register of Certified Realtors.
Three shopping and entertainment centers in Kyiv—Respublika Park, River Mall, and Lavina Mall—account for 31.5% of all Bolt rides to shopping centers in the capital. Visitor activity peaks on weekends, and seasonal demand peaks in November and December.
This is evidenced by the results of a Bolt study covering the period from November 2025 to October 2026, published by the Interfax-Ukraine news agency on November 6.
According to the study, Respublika Park accounted for the largest share of trips among Kyiv’s shopping centers—13% of the total. River Mall took second place with 10%, and Lavina Mall came in third, accounting for 8.5% of trips.
The top ten most popular shopping centers in Kyiv also included Ocean Plaza, Blockbuster Mall, Retroville, Cosmo Multimall, Gulliver, TSUM, and Sky Mall.
In total, the ten shopping centers with the highest number of trips account for 65% of all Bolt orders to shopping centers in the capital.
Most trips to shopping centers occur on weekends
According to Bolt, the busiest day of the week for visiting shopping centers is Sunday, which accounts for 20% of all weekly trips to shopping centers.
On Saturday, this figure stands at 18%, while the lowest activity is recorded on Monday—11%.
The study also identified a characteristic distribution of visits throughout the day. Most often, service users arrive at shopping centers between 2:00 p.m. and 3:00 p.m. and leave them primarily between 8:00 p.m. and 9:00 p.m.
Thus, the highest activity among taxi users heading to shopping centers occurs in the afternoon.
An important feature of the market is the seasonality of demand. According to Bolt, in November and December, the number of trips to shopping centers was 40–46% higher than the monthly average during the study period.
This indicates a significant increase in user activity toward the end of the year, when demand for holiday shopping traditionally rises.
The highest demand for trips to shopping centers is concentrated in central Kyiv
Bolt analysts also examined the geography of trips to the capital’s shopping centers.
The largest number of ride requests originate in central Kyiv. Among other districts and residential areas with high user activity, Demiivka, Kharkivskyi, Lukianivka, and Pechersk stand out.
At the same time, demand for rides to shopping centers is distributed across virtually the entire capital.
In particular, Bolt users most often travel to Respublika Park—the shopping center with the highest share of trips—from the Teremky residential area.
In October 2026, the number of trips to Respublika Park increased by 23% compared to September.
The study reflects the behavior of Bolt users and does not constitute a general ranking of foot traffic at Kyiv’s shopping centers, as it does not account for visitors who use their own cars or public transportation.
Air raid alerts remain a significant factor affecting the operation of shopping centers
Despite stable demand for shopping centers, the Ukrainian commercial real estate market continues to operate under significant restrictions due to air raid alerts.
According to data from the Ukrainian Council of Shopping Centers (URTC), in September 2026, the proportion of air raid alerts during shopping centers’ operating hours reached 30.8%, compared to 14.1% in September of last year and 22% in August of this year.
According to updated UCC statistics released on November 2, this figure rose to a new high in October—32.5% of shopping centers’ operating hours. By comparison, in October 2025, it stood at 12.2%.
Starting September 8, 2026, Ukraine introduced a two-tier system for air raid alerts based on threat level: red and yellow.
In September, yellow-level alerts accounted for 60.9% of their total duration, while red-level alerts accounted for 39.1%.
During a yellow-level alert, shopping centers are permitted to operate under certain conditions. However, large international retail chains often suspend store operations regardless of the level of the declared air threat.
According to URTC calculations, as of the end of September, the cumulative time that shopping centers across Ukraine were forced to remain closed due to air raid alerts had reached 176.5 working days since the start of the full-scale Russian invasion. In September alone, this figure stood at 9.6 working days.
Thus, Bolt’s results demonstrate a concentration of demand at the capital’s largest retail properties and a significant seasonal increase in the number of trips, while URTZ’s statistics indicate heightened operational risks for retail real estate due to air raid alerts.
Bolt is an international mobility platform that provides ride-hailing services via a mobile app. The study covers trips made by the service’s users to shopping centers in Kyiv over a twelve-month period—from November 2025 to October 2026.
