Martial law has had a significant impact on the real estate market and property transactions in Ukraine. Despite existing restrictions and additional verification requirements, the purchase and sale of property during martial law remains legally permissible; however, such transactions are conducted under updated rules. For this reason, prior to entering into an agreement, it is essential to understand what is allowed, what issues require particular attention, and in which cases the involvement of a notary is indispensable.
Contents
- Is the purchase and sale of real estate permitted during martial law?
- What rules apply during martial law?
- What applies as of January 1, 2026?
- What property transactions are possible during wartime?
- Is it advisable to purchase real estate during wartime?
- The role of the notary in property sale and purchase transactions
- What to consider before entering into a transaction
Is the Purchase and Sale of Real Estate Permitted During Martial Law?
The short answer is yes. The sale of real estate during wartime is not prohibited; however, the state has strengthened oversight of such transactions. The primary objective is to prevent fraud, unlawful alienation of property, and transactions involving high-risk assets.
Additional restrictions most commonly apply to:
- property located in temporarily occupied territories;
- assets for which up-to-date information is absent from the state registers;
- transactions executed under a power of attorney without proper verification.
Accordingly, the purchase and sale of a house or apartment during wartime requires a more diligent approach than in peacetime.
What Rules Apply During Martial Law?
During the period of martial law, notarial transactions are carried out in accordance with applicable legislation. From time to time, clarifications and amendments are introduced, which in public discourse are often referred to as a “new law on real estate sale and purchase for 2024 or 2025.” In practice, this does not necessarily refer to a single legislative act, but rather to a set of amendments and clarifications to existing legal provisions.
In practical terms, this entails:
- enhanced verification of the parties to the transaction;
- mandatory use of state registers;
- additional scrutiny regarding the origin of title;
- verification of any prohibitions, encumbrances, or arrests affecting the property.
These measures are intended to protect both the seller and the purchaser.
What Applies as of January 1, 2026?
As of January 1, 2026, the rules governing the purchase and sale of property during martial law continue to apply subject to the restrictions and requirements in force at the time of the transaction. The general legal framework for real estate transactions remains unchanged; however, greater emphasis is placed on due diligence, financial transparency, and confirmation of the parties’ circumstances.
In this context, a common question arises as to whether proof of income is required when purchasing an apartment in 2026. Such requirements depend on the specific circumstances of the transaction and the regulations in effect at the relevant time.
Where necessary, these matters should be clarified in advance—for example, during a consultation with a notary—to ensure a clear understanding of the requirements applicable to your particular case.
What Property Transactions Are Possible During Wartime?
Notwithstanding martial law, real estate transactions remain legally permissible. The most common include:
- the purchase and sale of apartments and houses;
- transfer of property between relatives;
- inheritance formalization;
- notarization of powers of attorney for property management or sale.
The key condition is the legal integrity of the property and the possibility of verifying it through official state registers.
Is It Advisable to Purchase Real Estate During Wartime?
The question of whether one should purchase an apartment during wartime remains among the most frequently asked. There is no universal answer; it depends on the specific circumstances, the property in question, and the purchaser’s objectives.
At the same time, it is important to note that transactions concluded in compliance with the law and with the participation of a notary have full legal effect. Therefore, the critical issue is not whether one “should” or “should not,” but whether the transaction is structured and executed in a legally secure manner.
The Role of the Notary in Property Sale and Purchase Transactions
During martial law, the role of the notary is particularly significant. The notary:
- verifies the legal status of the property;
- works with state registers;
- assesses the legal risks of the transaction;
- certifies the parties’ expression of will.
This reduces the risk of the transaction being declared invalid in the future and helps prevent adverse consequences.
Further details regarding notarial support of such transactions can be found on the service page entitled “Sale and Purchase Agreement for Property and Property Rights.”
What to Consider Before Entering into a Transaction
Before entering into a property sale and purchase agreement during wartime, it is advisable to:
- verify the validity and current status of title rights;
- determine whether the property is located in an occupied territory;
- ensure the absence of prohibitions, encumbrances, or arrests;
- take into account potential future legislative changes.
Such an approach helps minimize risks and avoid situations in which the transaction must later be challenged.
In conclusion, the purchase and sale of property during martial law in Ukraine is legally possible but requires heightened attention and legal prudence. Existing restrictions and verification measures are not obstacles, but rather mechanisms designed to protect the parties to the transaction.
If you are uncertain whether a particular transaction is permitted or wish to understand which rules apply specifically to your situation, it is advisable to clarify this in advance. A timely consultation will help prevent mistakes and ensure a legally secure decision.
If you are interested in other notarial services, you may review them on the website of notary Nadiia Kornieienkova.
16.02.2026
