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Buying and selling land in Ukraine: due diligence of the plot and transaction in 2026

A land transaction starts with the intended use of the plot. Agricultural production, a warehouse, an industrial facility, residential development or an energy project require different land categories, planning conditions, utility connections and agreements.

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Price is assessed after checking title, cadastral data, restrictions and launch costs.

Since 1 January 2024, Ukrainian legal entities established by Ukrainian citizens have been permitted to purchase privately owned agricultural land within the statutory limits. In 2026, the acquirer confirms compliance with the requirements, ownership structure and source of funds, while the notary performs the prescribed checks.

Who may acquire what land

For privately owned agricultural land, the citizenship of participants in the legal entity, ultimate beneficial owners and aggregate landholding are checked. The current stage of the land market provides for a limit of up to 10,000 hectares. Participation by foreigners is linked to the outcome of a nationwide referendum.

For non-agricultural land, the category, designated use and territorial restrictions are analysed. The buyer compares them with the planned facility, planning documentation, access and utility networks.

Title, cadastre and actual boundaries

The seller provides the title document, an extract from the register of proprietary rights, the cadastral number and technical materials. The buyer compares the owner, area, designated use, encumbrances, leases, easements and litigation information. The parties' corporate authority is checked together with the relevant resolutions.

Cadastral information is compared with the actual boundaries and access. A land surveyor checks coordinates and overlaps. For an existing lease, the term, pre-emption rights, settlements and notice procedure are reviewed.

Economics of the land plot

The purchase price is supplemented by taxes, notarial and registration costs, utility connections, site preparation and future land tax. For an agricultural asset, rent, soil quality, logistics and the configuration of the landholding are also taken into account.

The financial model considers base and expanded use scenarios. Before paying an advance, the buyer identifies the documents and conditions on which the project's indicators depend. The cost of changes and infrastructure is included in price negotiations.

Preliminary terms and completion

The parties may set a due diligence period, exclusivity, access procedure, deposit and list of conditions. The document identifies the plot precisely and allocates actions for removing encumbrances, notifying tenants and preparing resolutions.

At closing, the notary verifies the parties and the required information, notarises the agreement and registers title. The buyer receives originals, extracts, technical documentation and agreements, after which accounting records and the project plan are updated.

Preparing the land transaction

Before the initial meeting, the owner gathers facts that affect the decision: project purpose, seller and buyer details, cadastral number, title, lease, restrictions, boundaries and source of funds. Data is organised by source and date, while indicators requiring clarification are marked separately. The specialist starts with the business model and sees which documents are needed for the next action.

The result is documented as a working package: due diligence report, conditions map, total cost calculation, list of parties' documents, draft agreement and closing timetable. It records official sources, source figures, accepted assumptions, responsible persons and evidence of every completed stage. The document is used in negotiations and internal management.

At the review meeting, the team checks that the buyer receives a plot with verified parameters and a package supporting the planned use. Where a decision affects accounting, legal, sales and operational teams, each function receives its task and deadline. Management has one timetable and controls the project by actual results.

The agreed package is kept in the corporate folder together with document versions and correspondence. The responsible employee updates it when participants, the asset, the agreement, calculations or a public service change. At the next meeting, the team reconciles the plan with completed actions and records further tasks.

How the decision enters day-to-day operations

Before implementation, management once again reconciles the starting picture: project purpose, seller and buyer details, cadastral number, title, lease, restrictions, boundaries and source of funds. The review is based on documents and the company's actual operations so that dates, amounts, authority and participants describe the same project. Clarifications are entered into the working version before signing or filing.

Each action has an owner, a deadline and a method of confirmation. The accountant is responsible for figures and accounting, the lawyer for authority and agreements, and the operational team for factual data and implementation. Management approves decisions affecting the budget, partner relationships or the company's development.

The basis is the prepared package: due diligence report, conditions map, total cost calculation, list of parties' documents, draft agreement and closing timetable. Its parts are distributed to employees according to their roles, while originals and signed versions remain in the shared file. This preserves the connection between advice, the management decision and an action in a register, bank, report or agreement.

After the first month or a completed stage, the team carries out a short reconciliation. It compares planned and actual dates, costs, documents and counterparties' questions. If practice shows that a different procedure is more effective, the instruction is updated and the changes receive a date and a person responsible for future use.

The working result is confirmed when the buyer receives a plot with verified parameters and a package supporting the planned use. The owner receives a clear control system that can be handed to a new employee, used when expanding the project and shown to a partner to the extent needed for a specific decision.

Sequence and main stages of the service

1. define the project and land requirements
2. check the buyer and ownership structure
3. reconcile title, cadastral data and boundaries
4. calculate the total cost
5. agree the terms and documents
6. notarise the transaction and accept the file

What to prepare

• title documents
• extracts from the rights register and cadastre
• buyer's ownership structure
• lease agreements and encumbrances
• land surveying materials
• evidence of source of funds

Control points for the owner

• the designated use supports the project
• area and boundaries are confirmed
• restrictions are reflected in the price
• the parties' authority is properly documented
• the complete document package has been received after the transaction

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