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A portfolio of three plots in Plyuty, Kozyn and Lisnyky. 12 Class A houses. Investor return of ~25% over a 12-month cycle.
View the offerThe market for quality country homes near Kyiv is in a phase of strong growth. The investor commits 100% of the capital and captures the entire spread between cost and sale price.
A shortage of quality properties, buyers returning from Europe and rising material costs point to a forecast of +20% at minimum in the 2026–2028 segment. We are entering an upward cycle.
Average $/m² for new builds in Plyuty, Kozyn and Lisnyky. Gold bars indicate the forecast period.
The target audience is young families with 1–3 children. Class A houses of 210–313 m² with full off-grid autonomy and premium finishes.
A single architectural standard across all three locations: monolithic frame construction, warm aluminium windows, a façade of natural stone and thermo-treated wood. 30 kW solar panels, heat recovery, underfloor heating.
House specificationAll three plots are near Kyiv, with gas, 20 kW of electricity and a paved access road. Diversifying the price segment lowers portfolio risk.
| Location | Area | Houses | Investment | Sale price | Profit | Margin |
|---|---|---|---|---|---|---|
| Plyuty | 1 ha | 6 | $3 864 000 | $4 830 000 | $966 000 | 25.0% |
| Kozyn | 40 ares | 1 | $1 404 000 | $1 755 000 | $351 000 | 25.0% |
| Lisnyky | 53 ares | 5 | $2 320 000 | $2 900 000 | $580 000 | 25.0% |
| Total | 12 | $7 588 000 | $9 485 000 | $1 897 000 | ≈25% |
Base-case model — sale without renovation at a 25% markup. The "with renovation" scenario adds a further $400–500K to the portfolio.
One hectare beside the Kozynka River canal. 6 houses on 15-are lots + waterfront access. 20 minutes to Kyiv.
Pine forest, 10 minutes to Kyiv. A premium configuration: one house of 261–313 m² on a 40-are plot.
53 ares, 10 minutes to Kyiv via the Nova Obukhivska road. 5 houses of 210 m² — a mass-market segment with the fastest turnover.
A single specification across all three locations. Off-grid autonomy, energy efficiency, premium materials.
The portfolio cost structure (without renovation). The bulk goes to the building shell and utilities.
A simple model. The investor commits 100% of the capital and recovers both the contribution and the full profit from the sale. The team earns a fixed fee on each house.
Capital is drawn in 3 tranches by stage: land → construction → final finishing. Confirmed by completion certificates.
Monthly reporting, site access, online tracking of budget and schedule. An auditor of the investor's choice.
Land held by an SPV, with a security interest in the investor's favour. Construction All Risks (CAR) insurance.
Annual returns on dollar assets for a private investor, 2026.
Ecolux — return over a 12–14 month cycle, IRR ≈ 13–16% per year.
The plot is next to a canal, with a risk of seasonal water-level swings.
Part of the costs are in hryvnia, sales are in dollars.
The market may soften for 3–6 months due to external factors.
Forecast of +15–20% on key items in 2026–2028.
In Lisnyky there is a boundary discrepancy with the cadastre.
A shortage of skilled tradespeople is forecast in 2027.
Photographs of houses already built — the same standard that underpins the Ecolux specification.
Due diligence: legal, financial, technical. Open access to all documents and models.
Signing the term sheet. Locking in commercial terms, the SPV structure and the tranche schedule.
Closing: legal structure, first tranche, purchase of the first plot (Plyuty).