What a hectare of land costs in Ukraine: land shares and rent

From January to September 2026 a hectare of land for commercial agricultural production (code 01.01) sold in Ukraine at a median price of 47 952 UAH, and the mean price weighted by area was 69 989 UAH: about 1 070 and 1 560 dollars at the NBU rate on 30.09.2026. These are State Geocadastre (Держгеокадастр) figures from 108 413 registered sales. In oblasts with more than 300 sales the weighted mean ran from 45 076 UAH in Mykolaiv to 141 797 UAH in Ivano-Frankivsk. On average a hectare sold for almost twice the normative monetary valuation (НГО) of the plots sold, and in the south and east for 1.1-1.3 times it, so work out your own land share's value from the НГО in your extract. Until 1 January 2030 a plot allotted to a land share (пай) owner may not be sold below its НГО. Rent for a land share is set by the contract: the state publishes no such data; by one company's benchmark, Agrohub's, owners received 5.9 thousand UAH/ha a year after tax on average in 2025, and state and communal land at all auctions up to 31.08.2026 was leased for 9 760 UAH/ha on average.

Last verified: 11.11.2026. Prices were taken from the State Geocadastre's land relations monitoring portal on 11 November 2026; the latest month published is September 2026. The rules follow the Land Code (edition of 16.10.2026), the Law on Land Lease (edition of 22.07.2026) and the Tax Code (edition of 01.11.2026). We will update the figures when the portal publishes December 2026, and we check the rules every quarter. The multiples and calculations are ADAM's estimates, not advice to buy, sell or lease land.

Why you see different numbers#

Official and analytical land price figures are computed from the same records of the property rights register, but differently: a median or a mean, one month or nine, code 01.01 only or every purpose, with or without the extreme deals cut off.

The median shows the price of a typical deal: half the deals went through at a lower price per hectare, half at a higher one. The weighted mean divides all the money by all the hectares, so large plots weigh more in it. The portal warns that it runs «in pilot operation» and that its data «are going through verification».

What a hectare cost in 2026: prices by oblast#

Sale prices of land with code 01.01, January-September 2026:

Why a hectare is dearest in the west#

The west sells small plots: the average plot sold was 0.72 ha in Ivano-Frankivsk oblast and 1.05 ha in Lviv, against 3.52 ha in Poltava, 5.31 ha in Dnipropetrovsk and 4.2-6 ha in the south. By KSE Agrocenter's review for Q3 2026, in the west the simple mean price is 1.6-2 times the weighted one because of small, dear plots. One month's price in an oblast can be random: in September 2026 Zaporizhzhia oblast registered 7 sales, Kherson 9.

01.01 or 01.03: look at your extract first#

The purpose code is recorded in the cadastre and in the extract from it. Code 01.01 means commercial agricultural production, 01.03 personal farming (особисте селянське господарство, ОСГ); a land share allotted for personal farming is sold under code 01.03. That is another market: in January-September 2026 plots under 01.03 sold for 89 809 UAH/ha on average, about 900 UAH per сотка (100 m²), and in Lviv oblast, where the average 01.03 plot was 0.39 ha, for 370 703 UAH/ha. Building land is outside this article.

How the price has changed since July 2021#

The farmland market opened on 1 July 2021 (Law No. 552-IX). Sale prices with code 01.01, nominal:

The price rose faster than the НГО of the plots sold: in 2023 a hectare cost 1.11 times its НГО, in 2026 1.95 times (ADAM's calculation). From 2025 to January-September 2026 the weighted mean rose in every oblast with more than 300 sales except Volyn (from 72 762 to 67 809 UAH) and Chernivtsi (from 62 192 to 60 681 UAH).

How to find out what your land share is worth#

Your plot's НГО is in the extract from the technical documentation on normative monetary valuation: as of 11.11.2026 it costs 83.20 UAH and is issued within three working days (art. 20 of the Law on Land Valuation; how to order ita). In 2025, 8.168 million such extracts were issued, 95 % of them automatically.

Multiply the НГО per hectare by your oblast's multiple: how many times the 01.01 sale price in January-September 2026 exceeded the НГО of the plots sold (ADAM's calculation from the portal's data):

• over 4: Lviv 4.74, Ivano-Frankivsk 4.28;
• 2.5-3.3: Ternopil 3.28, Kyiv 2.99, Vinnytsia 2.91, Poltava 2.54;
• 2-2.5: Khmelnytskyi 2.46, Volyn 2.46, Rivne 2.18, Zhytomyr 2.14, Zakarpattia 2.11;
• 1.5-2: Cherkasy 1.95, Chernihiv 1.68, Kirovohrad 1.63, Chernivtsi 1.60;
• up to 1.5: Sumy 1.49, Kharkiv 1.32, Mykolaiv 1.31, Donetsk 1.28, Dnipropetrovsk 1.23, Zaporizhzhia 1.21, Odesa 1.17, Kherson 1.14.

Across Ukraine 1.95. This is the price of similar plots, not of yours: yours is set by the contract, and until 1 January 2030 it may not be below the НГО.

Who may buy land, how much, and what martial law changed#

As of 11.11.2026 agricultural land may be bought by citizens of Ukraine, territorial communities, the state and, since 1 January 2024, Ukrainian legal entities whose participants are only citizens of Ukraine, the state or communities (Land Code art. 130; section X item 15). A citizen may own up to 10 000 ha; a company no more than all its participants together may own, also up to 10 000 ha (art. 130 part 2). Before 2024 a citizen's cap was 100 ha.

• Foreigners and stateless persons may not buy farmland, and must dispose of inherited farmland within a year (art. 81 part 4, art. 130).
• The sale of state and communal farmland is prohibited (art. 130 part 7).
• Payment is non-cash only, and the buyer must hold documents on the source of the money (art. 130 parts 5, 6).
• Martial law banned the free privatisation of state and communal land, except for the cases it lists (section X item 27 subitem 5), so there is no privatisation price; it did not stop sales of private land.

Selling a land share: minimum price, the tenant's right, payment and tax#

Minimum price. Until 1 January 2030 a plot allotted in kind to the owner of a land share (пай) may not be sold below its НГО (Land Code section X item 22). The floor does not cover other farmland plots.

The tenant's right. First in line to buy is the holder of a special permit to extract certain minerals of national importance on the plot, second the tenant (art. 130¹). Through a notary the seller registers the intention to sell, with a draft contract, at least two months before the sale; there is a month to answer, silence counts as a refusal, and a new price or new terms restart the procedure.

The seller's tax as of 11.11.2026 (Tax Code items 167, 172; section XX subsection 10 item 16¹):

Income is counted at the contract price, but not below the assessed value (item 172.3). Notary and registration costs are not covered here.

Rent: a land share contract and an auction lease#

Rent for a land share is set by the contract (art. 21 of the Law on Land Lease): for private land the law, as of 11.11.2026, sets neither a minimum nor a maximum. Presidential Decree No. 92/2002 names the social protection of villagers among priority tasks, in particular through land share rent «of not less than 3 percent of the value of the land plot, land share (пай) determined under the law» (art. 1). No law makes these 3 % a mandatory contract minimum.

The state publishes no land share rents; the latest state data found are for 2016. By the company Agrohub's benchmark (753 thousand participants' contracts, 1.2 million ha), owners received 5.9 thousand UAH/ha after tax on average in 2025. With the 23 % of taxes withheld, the tenant pays about 7 660 UAH/ha (ADAM's calculation; see cost per hectarea). Oblast lists of «land share rents» come from social media posts of 2024. Taxes on a leased land share: land tax and the MPZa.

Leasing state or communal land at auction#

State and communal land is leased at land auctions, with the exceptions in art. 134 of the Land Code. A farmland lot is no larger than 20 ha, and the starting annual rent is at least 7 % of the НГО (art. 136), not 12 %. The registration fee is 0.1 of the minimum wage, the guarantee fee 30 % of the starting annual rent (art. 135); at least two bidders are needed, and the minimum step is 1 % (art. 137).

By KSE Agrocenter, at 22 634 successful Prozorro.Sale auctions up to 31.08.2026 a lease cost 9 760 UAH/ha a year on average, four times the start. In Q3 2026 it ran from 1 807 UAH in Zakarpattia oblast to 26 826 in Ternopil, with 19 896 in Poltava. Contracts of up to 6 years average 5.0 thousand UAH/ha, 7-year ones (the minimum for commercial farming, art. 19 of the Law on Land Lease) 12.6 thousand. The Tax Code's 12 % of the НГО is a ceiling for a lease without competition (subitem 288.5.2) and a minimum only for state land leased to state companies formed from state enterprises (subitem 288.5.6).

Example: a 3.5 ha land share in Poltava oblast#

Example inputs: a land share of 3.5 ha of arable land in Poltava oblast, code 01.01, under a registered lease; the НГО of 38 634 UAH/ha is taken from annex 15 to Cabinet of Ministers resolution No. 1147 as the oblast's average for arable land, indexed to 2026. The НГО in your extract will differ.

Similar plots sold for 310-345 thousand UAH, 2.3-2.5 times the minimum price.

For comparison, an auction: a 10 ha lot of communal land with an example НГО of 40 000 UAH/ha starts at no less than 2 800 UAH/ha a year, the guarantee fee is 8 400 UAH, and at the average auction rise to 400.9 % of the starting price the winner would pay about 11 200 UAH/ha.

Common mistakes#

• <strong>A listing's price.</strong> Classified ad sites show the seller's price, not a deal's.
• <strong>One month instead of a year.</strong> In Zaporizhzhia or Kherson oblast a monthly price rests on 7-9 sales.
• <strong>The oblast list of «land share rents».</strong> It was compiled from social media posts in 2024 and is reprinted with new dates.
• <strong>12 % as the auction start.</strong> The Land Code sets at least 7 % of the НГО (art. 136).
• <strong>3 % as a mandatory minimum rent.</strong> Decree No. 92/2002 calls it a priority; the law sets no minimum.
• <strong>A minimum price for all land.</strong> The НГО floor until 2030 covers land share plots only.
• <strong>A 01.03 price as a field's price.</strong> Personal farming plots cost more across Ukraine (89 809 UAH/ha), 370 703 in Lviv oblast.
• <strong>Soil type as the order of prices.</strong> Zhytomyr (51 258 UAH/ha), Chernihiv (51 459) and Rivne (69 684) oblasts, with a lower arable НГО, sold a hectare no cheaper than Odesa (46 496) and Mykolaiv (45 076). The portal computes no separate prices for <a href="/en/glossary/chernozem">chernozems</a> or <a href="/en/glossary/podzol">podzolic soils</a>.

Sources and how we checked#

Prices were read through the API of the State Geocadastre's «Public monitoring of land relations» portal (monitoring.land.gov.ua, licence CC BY 4.0) on 11 November 2026: agricultural land, sale and purchase, codes 01.01 and 01.03, years from 2021 and January-September 2026. The weighted mean is total price divided by total area; the portal computes the median and mean without deals below the 1st and above the 99th percentile of the price per hectare. The multiple is ADAM's calculation: the weighted mean price divided by the weighted mean НГО of the plots sold, from the same portal. The rules follow the Land Code (edition of 16.10.2026), the Law on Land Lease (of 22.07.2026), the Tax Code (of 01.11.2026) and Decree No. 92/2002 (edition of 01.09.2008). The text was prepared with AI from ADAM's research notes. The facts were checked separately from the writing on 11.11.2026: the portal's data recomputed, the rules compared with the acts' official texts. Rent in Poltava oblast is also answered in the FAQa. Ask Adama in the chat for sale and rent prices in any oblast.