The full-scale war in Ukraine has brought about fundamental changes in the functioning of the residential real estate market, making security-related factors significant determinants of housing value. In cities located near active combat zones, spatial differences in housing prices have become increasingly pronounced, requiring new approaches to market analysis based on geospatial methods.
This study investigates the impact of wartime security risks on housing prices in Kharkiv during 2021–2025. The research is based on a dataset of 83 one-room apartments collected from the secondary housing market. Geographic Information Systems were applied to spatially classify residential properties according to their distance from areas exposed to military threats. Statistical analysis and cartographic visualization were used to identify temporal and spatial changes in housing prices and to assess the influence of military risk on market value.
The results indicate that proximity to the frontline became one of the dominant factors affecting residential property prices after 2022. The greatest decline in housing values was observed in areas with the highest security risks, whereas districts located further away from the combat zones demonstrated greater market stability and a faster recovery. The findings confirm a clear relationship between housing prices and the spatial distribution of military threats.
The proposed approach demonstrates the effectiveness of integrating geospatial analysis with statistical methods for monitoring wartime real estate markets and may support property valuation, urban planning, and post-war recovery strategies.
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