Land Valuation in Ukraine

The Kanzas company provides independent valuation of land plots across Ukraine: development sites, industrial, commercial and agricultural land. We have been valuing land for over 20 years, and our reports are used in transactions, lending, litigation and financial reporting, including engagements for international clients.

What is expert monetary valuation of land

Under Ukrainian law, the statutory form of land appraisal for civil transactions is the expert monetary valuation: the determination of the value of a land plot and the rights attached to it by a qualified appraiser, documented in a formal valuation report. It is distinct from the normative monetary valuation, a formula-based figure used for land tax and rent on state-owned land, which we do not perform. Expert monetary valuation of land may only be carried out by appraisers holding a dedicated qualification certificate in land valuation — our team includes such appraisers.

When land valuation is required

• purchase and sale of land plots, including transactions involving foreign-owned companies;
• contribution of land to share capital;
• collateral for bank lending;
• inheritance and gift;
• lease and determination of market rent;
• litigation and division of property;
• insurance.

Land valuation methods

A distinctive feature of land is that the classic valuation approaches are rarely applied on their own — working methods combine two or all three of them. The choice of method starts with the plot's designated use (residential, office, retail, industrial or mixed) and its highest and best use analysis.

Within the market approach, two methods are standard: paired comparison, for plots with an active open market, and statistical market analysis, where direct comparables are scarce — a regression model built on a representative sample of sales quantifies how individual factors (distance to transport, area, configuration) affect the price per square metre or hectare, and the resulting relationship is applied to the subject plot.

The residual method for land is used for vacant plots where no market of comparable vacant land exists but built properties do trade. The land value is extracted from the value of a built property either through a market-evidenced share of land in total property value, or by deducting the full cost of the improvements — construction works, overheads, commercial costs and developer's profit — from the property value.

For large, unique sites with no comparables, such as land assembled for major residential development, the development method combines all three approaches: a development concept based on highest and best use, current market sale prices (market approach), a complete construction budget with infrastructure (cost approach), and discounted cash flows from phased construction and phased sales (income approach). The residual after all costs is the land value. We have applied this method to large residential development sites in the Kyiv region.

Documents required

• title documents: state act on land or an extract from the State Register of Property Rights;
• extract from the State Land Cadastre;
• information on encumbrances, restrictions and utilities available at the site.

Questions and answers

Do you value land owned by foreign companies or investors? Yes. We value land plots in Ukraine for foreign owners and investors and prepare valuation reports in English where required.

What is the difference between expert and normative monetary valuation? Expert monetary valuation determines the market value of a specific plot for transactions, lending or court proceedings and is documented in an appraiser's report. Normative monetary valuation is a formula-based calculation used for land tax and rent on state and municipal land.

Can the valuation report be used for bank collateral? Yes. Our land valuation reports are accepted by banks for lending secured by land plots.

Email us or message us in your preferred messenger to discuss your land valuation task — we will confirm the scope, timing and fee.