In June I spent a few weeks in Ukraine and thought to hit up my buddy Johnny, who has spent much of the past several years living in Kyiv. He shared some really attractively-priced listings in Kharkiv, which prior to the war was Ukraine’s second largest city.
So we went on a roadtrip to Kharkiv to check out the listings in person. Prices are really low, though in many cases not as low as expected, and some of the listings had impacts from bombs.
It was surreal to be a mere 40 kilometers away from the frontline in a semi-deserted city with air sirens blaring regularly due to Russian attacks. And yet life went on. Locals went about their daily routine in the midst of death and destruction, as often happens when wars drag on so long they become the norm.
But is the speculation worth it? We attempt to answer this question in the video below.
Don’t think you’re immune to it
For me this was a stark reminder that war can happen anywhere. People in the West think it will never happen to them because they believe their institutions, militaries and leaders will keep such games thousands of miles away.
But why should it not happen to us? These same governments and troops are actively and constantly at war abroad and openly support genocidal regimes.
At some point when you fuel endless wars abroad, your chickens will come home to roost.
Ask yourself, are we closer to conflict resolution in the Middle East? Are Russia and Ukraine closer to a deal?
I’m not saying that war is imminent and that you should dig yourself a bunker. What I’m saying is that the odds of war coming to the West are by now certainly above 0%.
This is why some might prefer a remote Plan B
Back in May, we went to São Tomé to investigate the Citizenship by Investment program, which is the world’s most affordable at $90,000 for a single person and $95,000 for a family of four.
The island was tranquil and totally removed from global conflict, invasive technology and inane modern culture. The food was organic, the stress non-existent, and I was able to fully relax. You could absolutely see how hunkering down there in a global conflict might not be so bad after all.
My team prepared a nice write-up on our experience in São Tomé, where we even met the Prime Minister to get his comments on the CBI program.
If you want to jump on a free call with the team to discuss São Tomé or other CBIs, feel free to reply to this email with your WhatsApp/Signal/Telegram or fill out this form.
Our team is also available to discuss CBIs directly on WhatsApp.
To a World of Opportunities,
The Wandering Investor
Available services in Ukraine:
- How to obtain Citizenship by Descent in Ukraine
- How to obtain Residency in Ukraine
- A Real Estate Lawyer in Kyiv, Ukraine
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Transcript of “Roadtrip to Kharkiv, Ukraine: How Cheap Are Properties Near the Frontline?”
LADISLAS MAURICE: Road trip to Kharkiv. Kharkiv is one of Ukraine’s largest cities. It is in the east of the country right next to the front line. Real estate prices have collapsed. And I’m going to pick up Johnny here in Kyiv. We’re going to drive to Kharkiv for about 6 hours. Stay there overnight and we have a bunch of real estate viewings lined up because yeah, prices have collapsed and Johnny is potentially interested in investing in further real estate there. So, I’m very curious, I’m interested. We’re going to see if there are interesting opportunities or not. So, let’s go. Road trip. All right, good morning, Johnny.
Real estate and lifestyle in Kyiv, Ukraine
JOHNNY: Morning. How are you doing?
LADISLAS MAURICE: Let’s do this.
JOHNNY: Go to Kharkiv.
LADISLAS MAURICE: Road trip to Kharkiv.
JOHNNY: Road trip.
LADISLAS MAURICE: All right. Let’s do it. Man, you travel late.
JOHNNY: I know. Yeah.
LADISLAS MAURICE: So, Johnny, this is your neighborhood, right? Podil.
JOHNNY: Podil. My favorite neighborhood in all of Ukraine, maybe the whole world to be honest.
LADISLAS MAURICE: I almost bought an apartment in this neighborhood before the war, actually.
JOHNNY: Well, the price would have been the same. It’s actually, you wouldn’t have lost anything, which is good.
LADISLAS MAURICE: Prices went up, actually.
JOHNNY: Have they?
LADISLAS MAURICE: Yeah. Prices went up.
JOHNNY: Like 10%, not by much.
LADISLAS MAURICE: So, yeah, there is traffic in Kyiv. This is morning traffic. There’s quite a lot of traffic. I’d say there’s as much, if not even more traffic than before the war here in Kyiv. Johnny, where are you taking us, to McDonald’s?
JOHNNY: Because you wanted it, but I also love McDonald’s, it’s okay.
LADISLAS MAURICE: Yeah, so this is research, right? We’re going to do research on the Big Mac Index to see how overvalued or undervalued the local currency is. It’s not for McDonald’s. Oh, man, there’s no, there’s no Big Mac. Damn, this looks pretty good. McMuffin avocado with pork menu. All right. Selected drink. Yeah, that’s a nice selection. So, what are you having, Johnny?
JOHNNY: What?
LADISLAS MAURICE: What are you having?
JOHNNY: These, uh, McMuffins with avocado.
LADISLAS MAURICE: Right?
JOHNNY: I didn’t know that was a thing.
LADISLAS MAURICE: I took the one with pork, looks great. I hate to admit this in public, but I actually have a fascination with McDonald’s. Uh, when I travel around the world, I’ll typically go to McDonald’s once in every country and see the menu. And, um, and there are big quality differences between McDonald’s when you prepare countries. The US, Canada, it’s actually not McDonald’s is quite bad. So, I understand, like, my North American audience watching right now wondering why I’m in Ukraine, McDonald’s. Well, it’s actually in Ukraine, McDonald’s is good. Um, I take two countries where McDonald’s actually tastes good are France and, um, Ukraine. I mean, I mean, you just saw what, like, the breakfast we’re having.
JOHNNY: The quality is really good.
LADISLAS MAURICE: And it’s not greasy.
JOHNNY: The quality ingredients, the restaurants are clean. And in, uh, France, they even give you these like just, uh, reusable, uh, plasticware.
LADISLAS MAURICE: No, that’s terrible. It feels like you’re in prison. That’s terrible. So, Johnny, you’ve been here during the during the war, right?
Traveling to Ukraine, Kyiv airport connectivity
JOHNNY: Yep. Since, uh, day one.
LADISLAS MAURICE: Do you leave in winters and you spend what, like, most of the year around here?
JOHNNY: Yeah, the first year, I was here, 2020 before the war started. I and this was my plan originally, was to live in Ukraine most of the year and then fly to like Turkey, you know, for like when it starts getting cold. Just for like a week or two, come back. Uh, spend a Christmas, maybe go to Egypt or Red Sea or something for like a week, get warm, come back and just kind of do the little trips here and there. Uh, we had a great airport. It was very like, Kyiv is such an amazing location. If you guys look on the map, it really is the center of, you know, of all of Europe, uh, including all the places you think of in Western Europe like Italy and something like that, but also to Georgia, to all these different countries that I wanted to explore but which I haven’t been to.
LADISLAS MAURICE: And even to Asia.
JOHNNY: To Asia too, yeah.
LADISLAS MAURICE: Kyiv was a was a hub, actually.
JOHNNY: Yeah. That was the plan and that’s what I did the first year before the war. When it started, I actually decided to stay the first winter here as kind of in solidarity, but it was terrible. No electricity, there was bombing, no water sometimes. And after that, I said, okay, every winter, I’m getting out of here. I’m not helping anyone. I already showed what it’s like. If people didn’t respond then, you know, they’re not going to magically respond later. Every winter since then, and actually probably, you know, for the last 10 years or so, I’ve been going to Thailand. Yeah. I even when I lived in California, I didn’t like the winters, so here it was, uh, minus 20, so I definitely wanted to get out.
Prices and cost of living in Ukraine
LADISLAS MAURICE: All right, so we’re fueling. And gas is pretty cheap. It’s about $1.50 roughly for 1 liter. All right, Johnny, time for you to drive.
JOHNNY: All right, let’s do it.
LADISLAS MAURICE: Should I trust Johnny with my car?
JOHNNY: Uh, I guess so. We’ll see.
LADISLAS MAURICE: We’ll see. All right. At least it’s automatic. Americans can drive automatic.
JOHNNY: Actually, I drive a manual, so. Balkan suitcase out of the way.
LADISLAS MAURICE: Look at Johnny’s man purse.
JOHNNY: Mm-hm.
LADISLAS MAURICE: Beautiful. Classy. Oh, and it goes with the Balkan Adidas.
JOHNNY: Uh-huh. Everything.
LADISLAS MAURICE: Pants. Yeah. All right. Yep.
JOHNNY: All right, how do I start this car? I have no idea.
LADISLAS MAURICE: You should come to Montenegro sometime. All right. Johnny seems to know what he’s doing.
JOHNNY: I hope so. I haven’t driven a car in a while, actually. Just been driving motorcycles.
Life during wartime in Ukraine
LADISLAS MAURICE: So, Johnny, you’ve been quite active in the whole Ukraine support space. You received some like awards and all that.
JOHNNY: Yeah, uh, actually I just got a really nice certificate of recognition from the presidential brigade the other day. And it’s crazy because I was telling him that I was really appreciative of this like certificate because the first two years of the war, I was doing a lot of volunteering, but I wasn’t documenting a lot of it, uh, at least not like, um, so actively, you know, not everyone watches the long form YouTube videos. And a lot of stuff I did off camera and I just never got any of these certificates for it. But as I hope the war is ending soon, it’ll be a nice souvenir in the future.
LADISLAS MAURICE: So, have you met a lot of Western volunteers or mercenaries or I don’t know who came here to fight?
JOHNNY: I met a ton of Westerners, you know, because I’m Western and normally they’ll hit me up and connect or we’ll meet somewhere. Ironically, when you see each other, like, on the street, you don’t really talk to each other because you don’t you don’t know who each other who each other are, uh, especially now. But, uh, as far as the word mercenary, you can argue maybe some like poor people from like Colombia or something, like, come mostly for the money, but in reality, if someone only cared about fighting for money, they would fight for Russia because Russia pays a lot more.
LADISLAS MAURICE: Oh, yeah. What’s the what’s the difference?
JOHNNY: In Russia, you get a a sign-up bonus of about anywhere between 20,000 to even up to 150,000, uh, dollars, uh, which is, you know, a nice chunk of change. Uh, plus the monthly salary is, I think it’s three or four thousand. And it changes all the time, so don’t quote me on this. It depends on the region, it depends on your unit, depends how many how many days you are like on the front versus somewhere else.
LADISLAS MAURICE: Your experience.
JOHNNY: But in Ukraine, uh, no sign-up bonus, and you get like 1,200 or something, plus another 1,500 for combat pay, plus they’re notorious for being slow at paying like people. So, like, nobody here, no foreigner, is doing it for the money, because if they wanted money, they would they would fight for Russia.
LADISLAS MAURICE: And Russia, if you join the Russian army as a volunteer, um, after one year of service, you get citizenship. While Ukraine, I was speaking to my, um, my lawyer earlier this week, he was saying Ukraine gives citizenship after six months of fighting now.
JOHNNY: I think they might have just changed that. I don’t know about the six-month rule, but it used to be like two years or something. It was a lot harder before. But, uh, now they really want to just recognize and appreciate people because I remember the first two, three years of the war, I had friends who were having trouble with their visa, even though they were here literally volunteering or literally fighting.
LADISLAS MAURICE: Really? They were fighting and had visa issues?
JOHNNY: Yeah, I think while you’re actively fighting, it’s fine. But the thing is, let’s say you get injured or let’s say after a year you take a rotation, you take time off, then you’re kind of screwed, because then you’re like, well, you know, what are you just what are you doing here, uh, and you don’t have the residency.
LADISLAS MAURICE: So, there’s something quite unique about the front in Kharkiv.
JOHNNY: Yeah, because it’s so close to the actual city, because they got pushed back, basically. A lot of the soldiers, and you know, maybe not all, actually, but at least the friends that that I knew, they would go fight all day, you know, have a normal shift, 8 or to 10 hours. Let’s say it was during the day, they would go, you know, fight all day, then come back at night in time for a nice steak dinner, go out for some drinks, sleep in their home, in their apartment, and then go back to work, commute 20 miles, you know, 20-minute drive to work, do the same thing over again. Or if they had a night shift, they would go there at 11:00 p.m., shoot down drones all night on air defense duty, and then come back, have a nice breakfast, have a nice, uh, coffee at a nice, beautiful cafe with like civilians, and then, you know, sleep all day, and then go back to work.
Poltava, Ukraine walking tour
LADISLAS MAURICE: All right, we are in Poltava.
JOHNNY: Poltava!
LADISLAS MAURICE: I see the McDonald’s arches down there. Johnny, are you going to take us to McDonald’s again?
JOHNNY: No, taking us to the left, into the town center and have some real Ukrainian food, Poltava food.
LADISLAS MAURICE: All right.
JOHNNY: Golushki.
LADISLAS MAURICE: So, it looks like we just got off at the market. And their generators are all on. So, uh, power, I don’t know, there’s probably a power cut right now.
JOHNNY: Which is ironic, because in Kyiv, we’ve been fine. Like, we haven’t had any power cuts in in Kyiv at all.
LADISLAS MAURICE: Really?
JOHNNY: Yeah.
LADISLAS MAURICE: You look like you’re in your element.
JOHNNY: Oh, yeah. Do I Do I Do I look like I match you?
LADISLAS MAURICE: You look like you belong in the market. Oh, yeah. Oh, yeah.
JOHNNY: It’s interesting that there’s no power here, so everyone’s on generators. Because in Kyiv, there hasn’t been any electricity cuts since the winter.
LADISLAS MAURICE: So, Johnny, you’re the GPS isn’t working anymore?
JOHNNY: No. Maybe it’s there’s an air alarm or an air attack. In Kharkiv, we’re not going to have any GPS the whole time we’re there, just to let you know.
LADISLAS MAURICE: Oh, really? No GPS in Kharkiv? All right, so Johnny, what are you having?
JOHNNY: It’s called solyanka. It’s a, uh, soup with like sausages in there. You use black olives. It’s kind of like a spicier borscht. No, it’s not spicy at all. It’s peppery borscht.
LADISLAS MAURICE: And I’m having just a classical borscht in this cute little, very Ukrainian restaurant. So, I wake up from a little nap and then I see that we’re driving quite fast and then I check. It’s like Johnny’s casually driving my car at 160 km/h on the highway. Wonder if I get a fine, what happens?
JOHNNY: This is in miles per hour, by the way. It’s the Autobahn! Scheiße!
LADISLAS MAURICE: Yeah, I’m on Montenegrin license plates, so it’s pretty unlikely that any fine would make its way to Montenegro.
JOHNNY: This is like Iowa countryside. There’s nothing here.
LADISLAS MAURICE: Yeah, it’s driving fast is not unsafe here. Look at that. Beautiful black earth.
JOHNNY: Yeah, rich soil.
LADISLAS MAURICE: Ukraine, some of the world’s most fertile soil. Black gold.
JOHNNY: What they call it.
Ukrainian war memorial
LADISLAS MAURICE: All right, so we’re doing a little stop in a in a town. And you see this all over the towns and villages of Ukraine. Extremely sad.
JOHNNY: All the locals who gave their lives defending this country against Russian aggression. All these guys would be alive if Russia didn’t attack.
LADISLAS MAURICE: So, every village, every town, every city in Ukraine.
JOHNNY: Yeah.
LADISLAS MAURICE: Yeah, in Russia, have these.
JOHNNY: Some of them are starting in 2014, but most of them are 2022, 2023. 100% Russia’s fault for this happening.
LADISLAS MAURICE: Look at how young this one was, 28. That’s terrible. A genocide of Slavic men because of parasites. Endless. Yeah, war is not just headlines and shorts on TikTok and Instagram.
JOHNNY: There’s another air alarm happening as well.
LADISLAS MAURICE: Oh. Probably some drones or something. But yeah, look at this one. 20. 20. 20 years old. Heartbreaking.
Real estate in Kharkiv, Ukraine: opportunities and insight
LADISLAS MAURICE So, Johnny, how does it feel to be back to, uh, back to Kharkiv?
JOHNNY: I don’t know yet. It hasn’t really kicked in, but it looks very normal for now. It looks like a beautiful day. I love this city.
LADISLAS MAURICE: So, you’d bought an apartment here pre-war?
JOHNNY: Yeah. And it was my favorite place. It was it’s my favorite city in Ukraine, maybe my favorite city in the world.
LADISLAS MAURICE: And you’re making some crazy rental yields. I remember because before the war, you’re showing me your spreadsheet. Um, you had had bought an apartment right downtown in the nice areas. You had it on Airbnb and you were making what, like 15, 20% something like that?
JOHNNY: Yeah. And it was, uh, I was very lucky because it was already renovated. It was a good location, and I knew it was it was a good property because, uh, I as a renter coming for like a month at a time, I knew there was nothing in that mid-range. It was either really, really high-end expensive places for, you know, a couple hundred bucks a night, $150 bucks a night, or it was like some crappy Soviet babushka flat. And I knew that if I found something in the middle between like the $35 to $45 a night range, you know, uh, it would just book out instantly. And it did. It was it was always booked.
LADISLAS MAURICE: And now your apartment is rented out long-term, but the long-term rental market is crashed because so many people have left Kharkiv.
JOHNNY: Yeah. Uh, I mean,
LADISLAS MAURICE: Not good for money.
JOHNNY: So, I’m renting out for 300 a month and I bought it for 37,000. So, actually my yields are still pretty decent. They’re what, still 8%, 7, 8%. For during war in a hot zone, that’s actually pretty good.
LADISLAS MAURICE: Wow. Gosh. That cheap? Renovated for 36000?
JOHNNY: I got a really good deal. I got lucky.
LADISLAS MAURICE: That’s ridiculous.
JOHNNY: One of the reasons why nobody wanted it, it was it was a first floor apartment. And in Ukraine, people hate the bottom floor or the top floor.
LADISLAS MAURICE: Look at this beautiful church on the left. That’s stunning. Look at this McDonald’s is shut down there. Too hot for McDonald’s. So, yeah, this place is what, 30, 40 kilometers away from the front line?
JOHNNY: Something like that. Yeah. It’s very close.
LADISLAS MAURICE: And, you know, people are living their lives.
JOHNNY: Trying to.
LADISLAS MAURICE: Trying to. Yeah.
JOHNNY: It looks pretty normal, except for the boarded-up buildings, occasional damage, but in general, yeah. Things are going well.
LADISLAS MAURICE: There’s traffic.
JOHNNY: Yeah.
LADISLAS MAURICE: Beautiful. Look at how beautiful it is here. Look at this. Look at these churches. That’s stunning.
JOHNNY: Stunning city, right?
LADISLAS MAURICE: Look at this architecture. Could be in Moscow. Man, what a beautiful city.
JOHNNY: Yeah, I know. This is why I love it here so much. Amazing city.
LADISLAS MAURICE: Yeah, they’re protecting me.
JOHNNY: Yeah, statue. The statue. This the donor is like their like a very famous, uh, piece of the city. And here’s the main street Sumskaya. Some of these streets have been renamed recently, so I actually don’t know their names anymore. They used to be Pushkinskaya, Sumskaya, that’s the main ones. This is their ugly, uh, not opera, no, not opera house, it’s like the culture center. And to me, this is the center. This is the mirror stream. Like, this is the fountain, the church. This is like center, center, center.
LADISLAS MAURICE: So, this is where you want to buy prime real estate?
JOHNNY: Yeah. And my property is maybe four blocks that way, so like a 10-minute walk that way.
LADISLAS MAURICE: Nice. Through the park and all that?
JOHNNY: Yeah, it’s a beautiful place, yeah.
LADISLAS MAURICE: Wow, look at this here. Terrible. Look here on the right.
JOHNNY: Yeah.
LADISLAS MAURICE: Oof. Yeah, so you think you’re buying a good deal? Gosh, a lot of these buildings are boarded up, eh?
JOHNNY: Mm-hm. A lot of this was just never repaired. Or they repaired it so many times, they just they stop to other of the war.
LADISLAS MAURICE: Everything’s boarded up here. Beautiful.
JOHNNY: Yeah.
LADISLAS MAURICE: It’s nice here.
JOHNNY: But it’s not bombed, it’s a beautiful city.
Hotel in Kharkiv, Ukraine
LADISLAS MAURICE: So, we’re going to check in and you can hear the siren in the background.
JOHNNY: One of these.
LADISLAS MAURICE: 71. All right, so Johnny booked the hotel.
LADISLAS MAURICE: Здравствуйте. Здесь, гостиница, да? Или там?
PASSERBY: Э-э, я точно не понял, не понял.
LADISLAS MAURICE: Хорошо.
JOHNNY: I’m going to call them.
LADISLAS MAURICE: All right. How much how much is it per night, Johnny?
JOHNNY: 44 bucks for two of us.
LADISLAS MAURICE: For two bedrooms?
JOHNNY: Two beds. Yeah, two suites.
LADISLAS MAURICE: Yeah, pretty cheap. Pretty cheap. It’s kind of weird. Just going around somewhere with a siren in the background because, I don’t know, missiles or drones or whatever’s incoming. Gosh, look at this beautiful building. Ooh. Stunning.
WOMAN: Это у нас один номер будет люкс 950 и 750. Это будет 1800.
LADISLAS MAURICE: Хорошо.
WOMAN: Тогда доплатите, если у вас устроит, сейчас мы вам покажем.
LADISLAS MAURICE: Хорошо.
WOMAN: У нас просто хлопцы военные приходят, и они вот два отдельных э-э э-э
LADISLAS MAURICE: А, понятно, да.
LADISLAS MAURICE: А откуда они?
WOMAN: Как откуда? С Украины.
LADISLAS MAURICE: А, с Украины, да?
LADISLAS MAURICE: Иностранцы здесь?
WOMAN: Пешковые военные.
LADISLAS MAURICE: Иностранцы есть тоже?
WOMAN: И иностранцы есть, да. Тут я убираю. Тут вот номер, видите, вот. Тут я убираю, потому что люди выехали.
LADISLAS MAURICE: Да?
WOMAN: Да.
LADISLAS MAURICE: Ну-ка, ладно, let’s see, it’s not. That’s a double bed. I’ll take the two single beds. It’s fine.
JOHNNY: Are you sure?
LADISLAS MAURICE: Yeah, I’m sure.
WOMAN: двухспальную кровать.
LADISLAS MAURICE: You’re single on that?
JOHNNY: Ah.
WOMAN: Это люкс.
LADISLAS MAURICE: А, люкс?
WOMAN: Ну вот такой.
LADISLAS MAURICE: Okay, you take luxury. This is for you.
WOMAN: такой.
LADISLAS MAURICE: Да.
JOHNNY: О, that’s nice.
LADISLAS MAURICE: Okay, cool. All right, so this is my bedroom, $18. They had only two bedrooms left. One deluxe and one with two single beds. As the married man that I am, I got the two single beds and this the bachelor, that Johnny F.D. is. He got the deluxe room with a big double bed. Sweet place to hang out, bring people over, party. After party tonight?
JOHNNY: No.
LADISLAS MAURICE: No after party. No. Not with curfew.
JOHNNY: Uh, what happened to the first room, the big suite?
LADISLAS MAURICE: She’s still cleaning it.
JOHNNY: You want that?
LADISLAS MAURICE: I didn’t want to deal with it. I just didn’t want to wait. I just wanted to nap now.
Cheap apartment and renovation costs in Kharkiv, Ukraine
LADISLAS MAURICE: All right, so we’re going to do our first viewing, an apartment for $26,000. But on our way, Johnny,
JOHNNY: I saw one of Jake Broemjn’s cars. This is the organization that I’ve been helping with, NAFO 69. This is the 104th from just his campaign that was donated, 250 now total. But it’s cool to see them actually driving around. And actually, we just saw one fly by as well. So, thank you to everyone who’s donated because these cars have been in use. I mean, this is probably going back and forth to the front line probably every day.
LADISLAS MAURICE: Yeah, just walking around, we see all these buildings that were damaged. Everywhere. Look at that, windows. Look at this beautiful architecture. You see like things are just boarded up everywhere.
JOHNNY: So, I’m really, really excited to see this one. It’s the cheapest of the budget that we’re going to see. It’s only $26,000, which is insane. And it’s an old pre-USSR building. So, the old SAR buildings with these beautiful, uh, windows. It needs a complete renovation. From what I know, from of that location, it’s one block behind the opera house. My only problem is, I haven’t been to that specific street because it’s kind of a weird path. As long as it’s not a big deal to walk there, I think it’d be prime location. But, you never know with these kind of weird side streets if, uh, things are blocked off. So, let’s go check it out. But let’s see where we are. We are main main square, main park right now, and it’s just a few blocks down to the right.
LADISLAS MAURICE: Yeah, beautiful. Yeah, so, during wartime, they’re covering up all the all the monuments and stuff. Yeah, beautiful park. Gosh, it’s such a nice city.
JOHNNY: Yeah.
LADISLAS MAURICE: Beautiful architecture. Look at this. Stunning.
JOHNNY: Mm-hm.
LADISLAS MAURICE: Look at how nice this is.
JOHNNY: Such a beautiful park, even during war. It’s like manicured. If we had more time, I would actually just normally always walk in the park. We’re just a bit late. But look at this. You can tell right here. It just really, really beautifully made. So, if you guys recognize this place, we are on Sumskaya, the main street. Uh, this is Shevchenko Park on my right. These buildings, you can see, are all damaged. Windows all blown out. One block behind,
LADISLAS MAURICE: Beautiful church down there. And you can see some of the homes are boarded up there, the apartments. Probably the windows got blown up and they never fixed them down there as well. So, obviously, this is a high-risk speculation. The war ends and things stay as is, probably make two, three X on your money. If Russia takes over and you hold the structure as a Westerner, your asset will be frozen and then potentially stolen in the end or unfrozen after a kind of the end of the war, depending on what deal gets negotiated, or the asset could just be destroyed and be just a zero. So, it’s definitely for speculative money. All right, so little lane here, super quiet. And it’s the building down there in there. All right, here’s the real estate agent. Здравствуйте.
AGENT: Здравствуйте.
JOHNNY: Johnny, John.
LADISLAS MAURICE: Здравствуйте.
JOHNNY: Спасибо.
LADISLAS MAURICE: В квартире, да?
AGENT: Да, квартира, да.
LADISLAS MAURICE: Только так квартира продаётся или две?
AGENT: Две, две квартиры, на этаже.
LADISLAS MAURICE: Две на этаже, да?
AGENT: И ключи на две есть, да?
LADISLAS MAURICE: Ну всё, походим, всё посмотрим. All right, so apparently, there’s a second apartment that’s for sale. All right, so the stairs may require a little bit of maintenance. Так что здесь это квартира или нет?
AGENT: Нет, там ещё выше, выше, там ещё второй. Ещё ходим.
LADISLAS MAURICE: Okay, common area.
AGENT: Хорошо. Вот это отсюда начинается.
LADISLAS MAURICE: А, хорошо. А здесь начинается?
JOHNNY: Да, да.
LADISLAS MAURICE: Здесь, да? All right, so ownership starts here apparently from these stairs. Okay. Okay. Oh, wow. Oh, man. You’re looking in here. You got to watch your step as well. Oh, man. This is kind of worries me. Oh, man. I’d have to bring a static engineer here, because this is all wooden. Let’s see. Uff. Gosh, there’s so much work needed here. I скажите, что там?
AGENT: Нет.
LADISLAS MAURICE: Там это включено, это?
AGENT: А, это да. К двум квартирам. Вот такое точно, как здесь, наверху.
LADISLAS MAURICE: А это что, я не понимаю, это вторая квартира или что?
JOHNNY: Нет, это все в квартире. К двум квартирам. Вот это кухня и туалет, это к двум квартирам, общая.
LADISLAS MAURICE: А, и общая сколько стоит?
AGENT: А всего 43. Это 110 квадратных метров будет.
LADISLAS MAURICE: 43.000. Да.
AGENT: Это если все, А, две квартиры. Одна 27, грубо говоря.
LADISLAS MAURICE: It’s a common, a common, yeah, a common. Okay. Okay, so, you either buy this little thing on its own, but then you share the rest.
JOHNNY: 43 квадрата.
JOHNNY: Ah so, you can buy, oh yeah, this one’s for sale too, right?
LADISLAS MAURICE: Yeah, so the the two are $103,000 together.
JOHNNY: 103?
LADISLAS MAURICE: Yeah. 103. 103.000 долларов.
AGENT: Yeah, 43.
LADISLAS MAURICE: 43. 43. Yeah.
AGENT: 43.
LADISLAS MAURICE: But then you get all of this. But then you get this thing. This is kind of crazy. I don’t know, what is this? What the fuck? Oh, man. Oh, man. А можно там? Можно туда, да? Безопасно, да?
AGENT: Сейчас спустимся, да, in your room.
LADISLAS MAURICE: Круже били, да?
AGENT: Сейчас я ключи возьму, ключи.
LADISLAS MAURICE: А, ключи надо. Oh, man. Shit, it’s not the Russians that are going to kill me, it’s this.
AGENT: А, да, разворачивай, открывай так от себя. А, да. А, да, да. А, да, да.
LADISLAS MAURICE: Oh, man. All right, the life of a wandering investor, people.
AGENT: А, красиво. А, там много окон. Видно много. Красиво, красиво, красиво. Окон. А.
LADISLAS MAURICE: Window. Ага.
AGENT: А, а.
LADISLAS MAURICE: А.
AGENT: Я говорю, Window. А.
LADISLAS MAURICE: А, а.
JOHNNY: Слышь ты.
AGENT: Здравствуйте.
LADISLAS MAURICE: А. Fuck.
JOHNNY: It’s going up?
LADISLAS MAURICE: Yeah.
JOHNNY: Is it going up?
LADISLAS MAURICE: Yeah, it’s worth it.
AGENT: А скажите, можно здесь открыть всё? А сейчас нет, а так можно когда купите. По-хорошему можно, да, чтобы
LADISLAS MAURICE: So you have this little like kind of tower, right? And you could make entire windows and then you would have like a full view of the city really.
JOHNNY: Woo! Fuck me.
LADISLAS MAURICE: I don’t know about that, Johnny, but yeah.
JOHNNY: Okay, but… Dude, if I if I bought this, I’d have my own like tower, like
LADISLAS MAURICE: It’s crazy.
JOHNNY: Yeah, you can open these up and
LADISLAS MAURICE: There’s more
JOHNNY: …windows.
LADISLAS MAURICE: You gotta… Yeah. Look at that.
JOHNNY: That’s crazy, right? Look at this.
LADISLAS MAURICE: Yeah.
JOHNNY: Fuck. Definitely uh not the easiest to get up, but. No, no, no, it’s cool.
LADISLAS MAURICE: Hmm. It’s an interesting place.
JOHNNY: Very it’s so interesting. It’s tall and interesting now. Very interesting now. The toilet would be outside, but no one comes up here, so technically it would be yours. Maybe we can find some way to build it in to the actual apartment. But it’s just a really interesting project. Like, like I would obviously get rid of all this old furniture, except for maybe I’ll try to restore these cabinets. You can see some old uh guy probably lived here for many, many years and uh it’s been abandoned for a long, long time now. This is definitely the most interesting place I’ve ever seen in my life.
LADISLAS MAURICE: So they redid the roof as well. The city paid for it. I mean, it’s pretty basic, but at least they did something, and that’s the little tower there where you can have windows with an overview of the city. So pretty cool. What do you think, Johnny?
JOHNNY: I think it’s a dream place for someone who has a big vision and a big renovation budget for the future, but I’m going to have to pass on it because there’s just too many things that are it’s too big of an investment for me. If you buy it, you have to buy both and you have to redo the whole thing. And the main killer was the stairs going up to the apartment. I assumed falsely that it was this set of windows, but actually it’s one floor up that you can’t even really see from here. I don’t have the stomach, heart or budget for it, but I hope someone does because it is amazing.
LADISLAS MAURICE: Yeah, it’s effectively a with renovation, a $200,000 decision. I mean, right now it’s a $43,000 decision, but at some point you’ll probably have to renovate it if the war ends because even just selling it unrenovated may not be that easy because not that many people want to do such a renovation. It’s a big project. Yeah, I don’t have the appetite either for this. So tomorrow we’re going to go check out more apartments, uh, with one is renovated already, and one seems to be in a better condition. Also great locations right in the city center.
Daily life near the frontline in Kharkiv, Ukraine
LADISLAS MAURICE: All right, so we’re done with work, Johnny, where are the bars? Follow me. Yeah. Look how beautiful it is here. Another beautiful little square. Another closed McDonald’s there.
JOHNNY: And this is actually my metro station.
LADISLAS MAURICE: Oh, yeah.
JOHNNY: On this street, Darvina. Yeah, Darvina street.
LADISLAS MAURICE: Oh, really? Nice.
JOHNNY: I do, at least. Yeah.
LADISLAS MAURICE: All right, so if you want to stalk, if you want to stalk Johnny, once the war ends, you know where to find him.
JOHNNY: Yeah, maybe.
LADISLAS MAURICE: At McDonald’s right here. And Johnny,
JOHNNY: Oh, oh, oh, oh.
LADISLAS MAURICE: $20 per meal. Like 20, like $18 for a huge steak like this.
JOHNNY: They look like good steaks too, right?
LADISLAS MAURICE: Yeah. $18. Tomahawk.
JOHNNY: Compare this to my face. I got a big head.
LADISLAS MAURICE: I heard that, guys. And you’re you look like you have a nice juicy steak as well. All right, so we’re having drinks at the frog bar.
JOHNNY: This is a banana sour milkshake.
LADISLAS MAURICE: I don’t know what Johnny is drinking.
JOHNNY: We had a few drinks inside already.
LADISLAS MAURICE: Oh, like, what is this? What is this? He’s drinking milk. He’s drinking milk. He just doesn’t want to admit it. So apparently there’s curfew at 12.
GUEST: Ну, короче, у нас не было. Мы сказали это.
LADISLAS MAURICE: Yeah, very strictly enforced. And you don’t look like you’re have to go good. So we’ll see. Is there anything you want to say to the world?
GUEST: Oh, I love Kharkiv. Uh, guys, go Kharkiv, go Kharkiv, go travel. Go travel.
LADISLAS MAURICE: You can hear the sirens. Incoming, I don’t know, drones or missiles or… Everyone’s drinking here in the back. Barely any lights in the city. Everyone’s gone. All dark. Everyone’s gone. Yo, so literally zero streetlights. We’re in the center of the city. This is what it looks like. Nothing, no streetlights.
JOHNNY: Like watch, if I if I cover this and that car drives by, I become a guy from Nairobi.
LADISLAS MAURICE: This is crazy. Oh my God. What a strange reality. What a strange reality here. Good news, the car’s still here. Car theft is an issue in Ukraine, but less so since the start of the war because a lot of people have actually been sent to the front. And because of the curfews and all that, it’s a little harder to commit crime. So yeah, so let’s uh, so let’s get started and let’s go to the first viewing.
3-bedroom apartment in Kharkiv, Ukraine
LADISLAS MAURICE: Good morning, Johnny.
JOHNNY: Good morning.
LADISLAS MAURICE: How’s your night?
JOHNNY: I actually slept pretty good. Uh there was a lot of uh machine gun fire, shooting down drones when I was trying to go to bed, but after that, slept great.
LADISLAS MAURICE: Looks like you didn’t change since yesterday.
JOHNNY: Uh, I changed T-shirts, so I’m okay.
LADISLAS MAURICE: Only T-shirts?
JOHNNY: Yeah. And underwear. And underwear.
LADISLAS MAURICE: Is that it?
JOHNNY: Yeah.
LADISLAS MAURICE: Socks?
JOHNNY: Yeah, and socks actually too. Yeah, yeah, yeah.
LADISLAS MAURICE: I don’t believe you. I just really don’t believe you.
JOHNNY: They were blue yesterday.
LADISLAS MAURICE: Yeah, just look at this new build. It was probably started before the war. People bought pre-construction.
JOHNNY: The building name is called Center. So basically, a brand new residential complex in the city center. And, you know, I guess there’s no funding for the continuation of it. Yeah. I feel bad for anyone who spent money investing in it because it’s paused now, maybe uh forever. Who knows?
LADISLAS MAURICE: Okay, so here we are. We’re going to go check out the first apartment. So yeah, location, amazing. What’s your name?
PAVLO: My name is Pavlo.
LADISLAS MAURICE: Pavel.
PAVLO: Pavlo.
LADISLAS MAURICE: Pavlo. Okay, cool. So, how many square meters?
PAVLO: It’s 100 square meters here.
LADISLAS MAURICE: For $70,000.
PAVLO: 70. Yes, yeah.
LADISLAS MAURICE: Yeah. Okay. Which floor?
PAVLO: Uh floor, uh the second one.
LADISLAS MAURICE: Second floor. Okay. Okay, so the entrance is through the back. We’ll have to check the building from the front as well. Renovation?
AGENT: Yeah, partial renovation. You just need to some clean works here. Yeah, I understand. So four rooms.
LADISLAS MAURICE: It’s never really loud because there’s no one left in the city.
PAVLO: No, we have we have much people, many people here.
LADISLAS MAURICE: How many um, how many people lived here before the war?
PAVLO: Before the war, it was like around one and a half million people. But now around 400,000 people left to Europe or maybe Western Ukraine. But many people from the occupied territories, so from the territories which are in the war zone now, or from some Southern regions, which are occupied, they moved here. So Kharkiv is like around 100, one million and a half people. We have here, but there are no like Kharkiv, Kharkiv residents. They are new, new Kharkiv residents here.
Real estate prices and market trends in Kharkiv, Ukraine
LADISLAS MAURICE: Okay, interesting. By how much did real estate prices decrease since the beginning of the war?
PAVLO: 2021 was like 100%, now it’s like 70%.
LADISLAS MAURICE: Okay. So 30, 30%.
PAVLO: Going up.
LADISLAS MAURICE: 30%. Prices were already were just starting to pick up again after years of stagnation. And have prices started picking up or is it still flat? How’s the market doing right now?
PAVLO: Uh, it went very really well after uh the Kharkiv counter-offensive operation. This time prices were like on the absolute floor. Now they are up a little bit. Then the market when this war and prices just calibrated. But now with some programs like, uh some certificates for the damaged buildings on the occupied territories or for the territories in the war zone. Our government and our uh state Ukraine uh just pays with certificates for the damaged buildings for the owners. So people may buy something without any money with just these certificates. So these programs just maintain our market and we have pretty much stable.
LADISLAS MAURICE: Do you have a lot of foreign buyers?
PAVLO: Foreign, no.
LADISLAS MAURICE: No, no foreign buyers.
PAVLO: I like I like foreigners and I like work with you guys, but ufortunately we don’t have so many investors as before the war.
LADISLAS MAURICE: Okay, so Pavlo’s WhatsApp number in the description below.
PAVLO: Thank you very much.
LADISLAS MAURICE: All right, and this is the building in front. So yeah, pretty uh pretty standard, standard Soviet. But yeah, great location. Amazing location. So Johnny, as a Kharkiv real estate expert, what’s your take on this apartment?
JOHNNY: Location-wise, it’s actually my favorite livable location. The one we’re going to go look at next is technically the better tourist location. It’s right across from the main square, but here, it’s between the two main streets, so not far from either the metro and also right next to a supermarket, so it’s actually livable.
LADISLAS MAURICE: All the restaurants, all the bars, the clubs, everything’s around here.
JOHNNY: Everything is within a short walk. It’s not directly next to it, which I actually prefer if you want to live somewhere. But maybe it won’t be as good for Airbnb or rentals because people might not understand that. They’d rather be right on the main street right next to the square, but for someone who actually would want to live here, this is my pick.
LADISLAS MAURICE: Yeah, so if you’re feeling positive about Kharkiv and the speculation, I think this would be this would be a very good purchase, very decent, if this is what you want to speculate on.
JOHNNY: You can see what’s nearby and why it’s a risk and why everything’s not expensive right now.
LADISLAS MAURICE: Yeah, this building got bombed. All the all the windows have been shattered.
JOHNNY: Yeah.
LADISLAS MAURICE: Everywhere This is not your everyday investment thesis for sure.
Where to buy property in Kharkiv city center: best locations and prices
LADISLAS MAURICE: Yeah, look at this park. All pretty, calm. People walking. Look at how well maintained it is. Look at the maintenance here. Look, in the middle of war, the park is perfectly manicured. So yeah, this this park is amazing and it is, I mean, literally a five-minute walk from the place we just saw, and the apartment we’re going to go see now has a view right on this park. I mean, stunning. It’s huge. We’ve been walking around here for 10 minutes, no end in sight. Beautiful. Look at this, in the middle of the park, a free bathroom.
JOHNNY: It’s clean and nice as well.
LADISLAS MAURICE: Right? If it was if it was in Europe, they would be closed uh because of rape and attacks and all of that, because of people that don’t belong in our countries. And if this were Canada, there would be a needle sharing program. What’s this here, Johnny?
JOHNNY: Uh, this is a monument to the children who were lost during the war. Uh, during one of the Russian attacks. Actually, I’m impressed that they’ve kept this so nice because I’m sure when I first came two years ago when they people started bringing stuffed animals, that was two years ago and it survived a few winters. So this is all new. So people must be coming every time there’s an attack, putting new teddy bears, putting new flowers.
LADISLAS MAURICE: Look at the ages. All young children. And I’m sure there are equivalent monuments on the Russian side as well. Just terrible, terrible. Just a reminder, you know, it’s all fun and games to go check out real estate, but this this war is very real.
JOHNNY: Aside from the children that were killed, there’s a lot of displaced children in Russia. A lot of them are actually forcefully adopted into Russian families. And it’s really sad because you hear about this in ancient history where they’ll like uh the winning force will take children and then brainwash them to then fight uh against them in the future. And imagine that, like being kidnapped from Eastern Ukraine, being taught that your parents were Nazis and you’re they liberated you and then training you to fight the next war against them. I think it’s terrible. And just next to it is prime real estate that is for sale in this building. We’re going to take a look because it actually it’s a decent price per square meter and more importantly, it’s actually move-in ready and like livable, so you could actually start renting it now. Probably not for very much, maybe 350 bucks a month.
LADISLAS MAURICE: On the main square of the city of Kharkiv. This is the main, main square.
JOHNNY: This location is amazing, but actually, I don’t love the square because it’s just a big empty square most of the year. It is used for like Christmas markets and events, but it is the main square. It’s just missing the cafes.
LADISLAS MAURICE: The apartment for sale is right there. So main square view. It’s on the main square.
JOHNNY: So imagine you walk out of your Airbnb right across the street is the metro. Bunch of restaurants, bunch of bars. This is the main drag. If it happens to be an event, there’s the main market right there, whether it’s the Christmas market or something else. And like it, I mean, this would be like living, I don’t know, like on the highest street in any major city. It’s incredible.
Warzone real estate for sale in Kharkiv, Ukraine
OWNER: Всё не всё так красиво.
JOHNNY: Ну не важно. All right.
LADISLAS MAURICE: Okay. Oh, so the view is not onto the main square. Okay. So this is all. And this is really some like this is some tacky 90s renovation. Oh shit. Fuck. All right, yeah. Got bombed. Okay, guys. This is where my lawyer would tell me to add the disclaimers. This is not an invitation to invest. Invest at your own risk. This area does get bombed on a regular basis. And when going up here the stairs, I need to bend down.
LADISLAS MAURICE: Johnny fits. I don’t.
JOHNNY: Yeah, I mean, you could put a bed here or like meditation, meditation mat or something.
LADISLAS MAURICE: Yeah, I’m not sure that’s the vibe here in Kharkiv, people doing meditation. Okay, Johnny, so $60,000, how many square meters?
JOHNNY: So they’re asking $60,000 for 75 square meters, that’s 80, 800 per square meter right now, which I think is a bit too high, even though this location is amazing, just because we have to do the renovation and because of the windows and everything. If it was 50 divided by 75, it would be 660. It doesn’t make that big a difference. If it was 40,000, let’s say that, divided by 75, that’ll be a good deal. Be 533.
LADISLAS MAURICE: I think 50’s a good deal too, though. I mean, if you’re up for that sort of speculation.
JOHNNY: Do you think the owner would take 40,000?
LADISLAS MAURICE: So.
OWNER: Я передавал.
LADISLAS MAURICE: Да. Передавал, да.
JOHNNY: Okay. If it’s 40, I will buy it.
LADISLAS MAURICE: Okay. You can ask him.
JOHNNY: Uh, thank you for today for showing.
LADISLAS MAURICE: Yeah.
JOHNNY: Thank you for today.
LADISLAS MAURICE: How beautiful it would be. Fuck Russia, guys.
JOHNNY: Like imagine before the war, how beautiful this place would have been. Big open windows.
LADISLAS MAURICE: Johnny, how do you feel about having made an offer? Kind of pushed you onto the into this one.
JOHNNY: No, I mean, to be honest, like I uh, would have happy, if he offered 40,000, I would have bought it. I just felt like kind of rude to lowball so much because it’s 20,000 off asking, but they might not have gotten an offer for six months, so at least they can get something, you know, consider it.
LADISLAS MAURICE: I did speak to him before. Uh, he said it’s been on the market for six months, actually, exactly. So. Look, I mean, the way I see this apartment, it is priced like a gut job. So there’s some sort of partial renovation type of situation going on, but it’s not priced this way. It’s priced as if it were a gut job. So that’s good.
JOHNNY: Even though it’s actually livable now.
LADISLAS MAURICE: It’s actually livable. So you put $5,000 into it and then you have an Airbnb or you can rent it for like 300, 350 a month. Um, you will find tenants in this location. Essentially, you buy super cheap, keep it, you make 5% rental yield, gross rental yield and then hopefully the situation turns in in your favor.
JOHNNY: And it becomes a great investment property. Here’s my problem is, I don’t know if I want a great investment property or if I want somewhere to live. And that’s why I like the other place because it could be both. The problem is for me to even live in it or rent it out, I have to spend 50 grand at least to renovate it or probably much more. Even like the very basic would be 50 grand, but maybe 100.
LADISLAS MAURICE: Yeah, 70 to 100 probably to really to do it. It’s a much bigger commitment.
JOHNNY: Yeah. Well, this one, honestly, I think I can go in, replace a few windows and then kind of just rent it off for cheap for now and just uh hold on to it.
LADISLAS MAURICE: But if there were to be a like a ceasefire or something, you could sell this thing in a week. Like.
JOHNNY: Oh, yeah. This location. Yeah, amazing. Amazing. Especially this one. Yeah. Especially this one.
LADISLAS MAURICE: Like exit liquidity upon the end of the war, immediate. Yeah.
Real estate investment in Kharkiv, Ukraine: strategy and risk
LADISLAS MAURICE: So Johnny, what are your concluding remarks?
JOHNNY: You know, I’m really glad we came. I’m glad you kind of uh inspired me to come here. I haven’t looking at those three properties online. We’re actually daydreaming about them and in person, they’re both better and worse than I expected. It reminds me of being here reminds me of how high risk it is being here, but also that, you know, still survives and people are still going about their days. They’re sitting in this beautiful square, people having breakfast.
LADISLAS MAURICE: Yes, but as a reminder, everything’s boarded up, everything around is boarded up.
JOHNNY: Yeah. I mean, Kharkiv is literally the city of contrasts, the people of contrasts, they’re strong, but even they own, you know, they can only uh survive so much, right? There’s not that much air defense here, there’s not that much help as there is in like Kyiv or Lviv. So, and they’re so close to the front.
LADISLAS MAURICE: And I also doubt the population figures. Um I think there are a lot less people living here.
JOHNNY: Oh yeah, 100%.
LADISLAS MAURICE: …than what people say.
JOHNNY: I mean, it used to be what, 1.3, 1.5 million? I would venture it’s half a million now, maybe less.
LADISLAS MAURICE: It feels empty. But at the same time, people are saying, people are registered here, like they just never unregistered or deregistered. That’s it.
JOHNNY: Yeah, a lot of people left to either left the country or moved to Vinnytsia, they moved to Vinnytsia because it’s a uh a cheaper place that’s relatively safe. It’s west of uh Kyiv.
LADISLAS MAURICE: Even if the war were to end, you know, will the people come back? What sort of people come back? If Russia takes over, who would move here? A lot of question marks. I mean, it’s not even guaranteed it wouldn’t do 2-3x. I think it would for prime real estate just because of the speculative nature of the end of a war, um and just FDI flowing in from wherever. But like it’s definitely high risk speculation.
JOHNNY: Yeah. Agreed.
LADISLAS MAURICE: Johnny does a lot of content on Ukraine including Ukraine real estate. There’s a link to his YouTube channel below.
Obtain residency in Ukraine and Ukrainian citizenship by descent
And if you’re looking for residency in Ukraine, which you can obtain by investing in real estate, $100,000 in real estate locally gets you immediate permanent residency. And there’s a there’s a whole bunch of ways you can get permanent residency here in Ukraine. Um for example, just by being an IT professional and coming here once, you can get permanent residency for life. If you are a descendant of Ukrainians, then you can also get your citizenship by descent without being conscripted. So that there’s there’re many ways to obtain residency. So in the link below, you can also find all the ways to obtain residency and Ukrainian citizenship by descent. Johnny, thank you.
JOHNNY: Yeah, you’re welcome. And um I hope for a bright future and a peaceful future here in Ukraine for all the people here.
LADISLAS MAURICE: Yeah, and uh let’s keep all the people in our the deceased and the living and the soldiers and their families in our prayers.
Make sure to download my free ebook 12 Mistakes to Avoid When Investing in International Real Estate, which you can find on my website link below, and feel free to follow me on Instagram @thewonderinginvestor. I look forward to hearing from you.
