By Olha Hembik | 2025-07-08

WARSAW -- Before the war, Ukrainians wanted floor-to-ceiling windows. Now, they want walls that can take a hit.

As Russian missiles continue to strike cities, homebuyers are trading skyline views for reinforced walls, backup power and basement shelters. Safety has become the new status symbol in Ukraine's housing market.

Developers say buyers are choosing lower floors -- often below the fifth story --even in low-rise buildings, reversing a prewar trend that favored high-rise views.

Customer expectations are changing, according to Irina Mikhaleva, marketing director at Alliance Novobud.

"This pertains to the reliability of structures and the availability of dual-use areas that building residents can use as temporary shelters, as well as the choice of safe locations," she told Kontur.

Many seek greater self-sufficiency, prioritizing energy-efficient designs, independent heating systems and off-grid power options to weather outages caused by shelling.

Today, the presence of reliable shelter infrastructure increasingly defines which neighborhoods are considered desirable.

Pay attention to the windows

After a blast in Kyiv shattered windows in a neighboring building, Valentina fled to Poland as she no longer felt safe staying in the capital.

Now living in Warsaw, she still checks window frames for sturdiness out of habit. In Kyiv, residents taped their windows to prevent glass from shattering, she said.

"Now they prefer shutters and roller shades. Many even advise leaving the windows slightly ajar [during shelling] so there is a chance that shards will not go flying apart," Valentina added.

War-related threats go beyond explosions to include fires, Oleksandr Stolovy, an architect at Archimatika in Kyiv, said.

"We see that recently the number of fires following shelling has increased. Most victims of fire die not so much from the flames as from the smoke," he told Kontur. "Unfortunately, smoke often prevents a person from escaping, even when there are no physical obstacles on the path to safety."

He urged developers to exceed standard fire safety codes and install personal protection equipment to help residents survive and evacuate during attacks.

"It could be a gas mask, an oxygen mask or another means that would allow you to avoid asphyxiation and, perhaps, even independently escape the premises," he said.

Following Israel's example

Archimatika is building a new housing complex in western Ukraine that includes both standard shelters and individual safe rooms in each apartment.

Architects modeled the design after Israeli mamads, reinforced in-unit shelters with exterior walls and armored shutters; and mamaks, windowless common shelters situated deeper inside buildings. They consulted Ukraine's State Emergency Service to adapt the concept locally.

"We combined both approaches. Each apartment has an individual safe room, but it is hidden deep within and has no windows. Hitting this room will be more difficult," said Stolovy.

While these rooms will not stop a direct shell hit, they are built to protect against flying debris, the cause of most damage during attacks, he said.

Each unit features reinforced concrete walls with added armor, a shockproof door, independent ventilation and a signaling device to alert rescuers if the exit is blocked. In peacetime, the rooms can serve as conventional office or living space.

By law, all new residential buildings must include a dual-purpose shelter. This is the absolute minimum, according to Stolovy.

How does it work?

Ukraine has official guidance for air raids, Stolovy said, urging residents to follow it by heading to designated shelters. Safe rooms, he added, are an emergency fallback if you have no time to reach a shelter.

If you already hear a rocket or Shahed drone, he said, you need to go to a safe room and shut the shockproof door.

"That is why this safety measure is called the 'five-second safety zone,'" he clarified.

Heavy sleepers who might not hear a siren can spend the night in the room to "increase their chances during the next attack."

Engineering these spaces raises construction costs. The rooms require thicker walls and added armor -- similar to a Kevlar bulletproof vest -- that can catch flying debris.

"Even if part of the wall breaks off," Stolovy said, "it's held by metal mesh and won't fly apart."

Buyers now prioritize practical features alongside security, said Alliance Novobud.

"Our projects include shelter areas with automatic doors and video surveillance, as well as safe underground parking," said marketing director Irina Mikhaleva.

The criteria for choosing housing have completely changed, she noted.