{"id":992136,"date":"2024-08-22T07:58:00","date_gmt":"2024-08-22T07:58:00","guid":{"rendered":"https:\/\/frishberg.com\/?p=992136"},"modified":"2026-03-24T07:59:17","modified_gmt":"2026-03-24T07:59:17","slug":"investing-in-ukrainian-commercial-or-industrial-property-in-2024","status":"publish","type":"post","link":"https:\/\/frishberg.com\/uk\/investing-in-ukrainian-commercial-or-industrial-property-in-2024\/","title":{"rendered":"INVESTING IN UKRAINIAN COMMERCIAL OR INDUSTRIAL PROPERTY IN 2024"},"content":{"rendered":"<div class=\"vgblk-rw-wrapper limit-wrapper\">\n<p class=\"wp-block-paragraph\">Alex Frishberg, Esq.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">There are no differences between investing in Ukrainian commercial and industrial properties when in it comes to the purchase procedure.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">To start, a foreign investor usually finds a suitable real estate object by retaining a Ukrainian broker.&nbsp; Next, the investor\u2019s lawyers will conduct a full legal due diligence investigation of the target property.&nbsp; This includes verification of the title documents, previous transfers of the property, zoning, title searches and a review of any leases and encumbrances on the property.&nbsp; An independent technical due diligence investigation is often recommended, particularly for development properties.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">At the same time, the investor should analyze the tax alternatives in structuring the acquisition, including buying the assets vs. shares of the company that owns such assets.&nbsp; Finally, the parties negotiate the terms of the transaction and sign the sale-purchase agreement before a notary.&nbsp;<\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Due Diligence<\/li>\n<\/ol>\n\n\n\n<p class=\"wp-block-paragraph\">There is no substitute for the buyer\u2019s due diligence, because it uncovers the many risks involved in a transaction.&nbsp; Sometimes third party consents or approvals are required (e.g., mortgagor\u2019s, tenant\u2019s consent, spousal consent if the individual seller was married at the time of buying the property, etc.).&nbsp; There may also be various encumbrances on the real estate, such as mortgages, arrests, tax\/security pledges, prohibitions on alienation, among others.&nbsp; For all these reasons, an investor is highly advised to conduct an extensive legal due diligence investigation.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Fortunately, the due diligence process has become a lot simpler in recent years.&nbsp; The ownership of real estate is confirmed by registration in the publicly available electronic state registers.&nbsp; There are currently two real estate registers in Ukraine, which allow the investor fast and transparent access to property records:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">1. The State Register of Property Rights to Real Estate (the \u201cRegister\u201d), in which the ownership, lease and other property rights to land, as well as servitudes and encumbrances over land, are registered; and<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">2. The State Land Cadaster, in which the technical information about land is recorded (e.g., the area, zoning (designated use), owner and\/or user, and restrictions and encumbrances).&nbsp; The operation of the State Land Cadaster is regulated by the Law of Ukraine \u201cOn the State Land Cadaster\u201d, dated July 7, 2011.)<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The State Land Cadaster and the Register are electronically connected, and information contained in one of these registers must be automatically transferred to the other.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The investor\u2019s legal advisers, who usually perform due diligence, will conduct the following:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 verify the ownership title and its history of origin;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 identify mortgages and other liens\/encumbrances, zoning restrictions, land use limitations, etc.;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 review any leases relating to the target;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 review the status of pending or threatened litigation or other claims;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 analyze tax and financial issues.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">When industrial assets are involved, technical due diligence and environmental impact assessment are vital, as the assets are usually sold on an \u201cas is\u201d basis, and sellers usually do not provide adequate warranties regarding technical or environmental conditions.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If the investor is satisfied with the due diligence results, and wishes to lock in the investment opportunity, two options exist: (i) a non-binding letter of intent or, more likely, (ii) a preliminary agreement, which must be notarized and is enforceable in a court of law.&nbsp; The signing of the final sale-purchase agreement can take place anytime within one year from the date of the preliminary agreement.<\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Background Documents<\/li>\n<\/ol>\n\n\n\n<p class=\"wp-block-paragraph\">The most important document in any real estate transaction is the sale and purchase agreement between the buyer and the seller, which must be in writing and is subject to notarization.&nbsp; The essential terms (i.e., those which cannot be excluded from the agreement) include the identity of the parties, property address, description of the title documents, cadastral number, designated use, price, etc.).&nbsp; Payment is usually made in full, but the parties may agree to other payment conditions. &nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">At the closing of the transaction, the parties must present the following documents:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 title\/ownership documents;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 technical documentation (technical passports, layouts or land cadastral measurement documents);<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 documents confirming the parties\u2019 legal capacity (identification documents, powers of attorney, corporate authorization (e.g., board resolution), etc.);<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 extracts from the state register confirming the absence of encumbrances;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 valuation\/appraisal reports;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 consents of spouses, tenants and co-owners, if any.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The authority of a legal entity is verified based on:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 the company\u2019s foundation documents;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 notarized power of attorney to an authorized representative;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 the managing body\u2019s consent to the transaction; and<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 information from the unified state register of legal entities, private entrepreneurs and civic organizations.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The property title is deemed transferred upon the state registration of the buyer\u2019s ownership rights, which is performed by the notary certifying the sale and purchase agreement.<\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Buying Assets vs. Company Shares<\/li>\n<\/ol>\n\n\n\n<p class=\"wp-block-paragraph\">The seller of commercial or industrial real property in Ukraine is usually a legal entity, typically registered as a limited liability company (or, less commonly, as a joint stock company) either in Ukraine or abroad.&nbsp; In such cases, the investor has the option of buying either the real estate assets or the company\u2019s shares (equity or stock).&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Purchasing the company\u2019s shares has a number of advantages: it is a faster and more flexible process, and the parties may settle their disputes via international arbitration.&nbsp; If the owner is a foreign entity, all payments are made outside of Ukraine with subsequent registrations of the new owners in Ukraine.&nbsp; Share purchase transactions are especially useful when acquiring on-going businesses because they allow the investor to continue business without having to transfer all contracts, including contactor, sub-contractor and labor agreements.&nbsp; If the seller company is registered in Ukraine, however, taxes can be optimized through an indirect sale (the sale of a company that owns the property) by minimizing the valuation of the share price.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">On the other hand, if due diligence reveals substantial risks associated with the company that owns the real estate, or if the investor wants to cherry-pick unique property instead of being burdened with all of the company\u2019s assets, obligations and liabilities, asset deals provide an excellent alternative.&nbsp; In this case, only Ukrainian legislation will apply (meaning no international arbitration) and valuation takes place via an independent registry, which sometimes inflates property values in order to increase tax collection efforts.<\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Taxes and Expenses<\/li>\n<\/ol>\n\n\n\n<p class=\"wp-block-paragraph\">Liabilities for taxes and transaction-related expenditures are shared according to the parties\u2019 agreement.&nbsp; Unless agreed otherwise, however, the costs are commonly apportioned between the parties as follows:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The buyer usually pays for the following:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 The buyer\u2019s agent\u2019s fees<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 The costs of due diligence investigation<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 Notarial fees<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 Registration fees<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 Pension fund duty<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The seller commonly pays for the following:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 The seller\u2019s agent\u2019s fees<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 Income tax on any profit made on the sale of the real estate<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 Military duty (unless statutory exemptions apply)<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 VAT (if applicable)<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u2022 State duty (1%)<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Unless otherwise agreed by the parties, the investor will also pay the notary fee and compensate other parties, such as the real estate broker, lawyers, accountants and technical experts.&nbsp; Other taxes involved in an asset deal between legal entities are 18% corporate profit tax for the seller and 20% VAT (if applicable).<\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Conclusion<\/li>\n<\/ol>\n\n\n\n<p class=\"wp-block-paragraph\">Investing in commercial or industrial Ukrainian real estate requires careful preparation, from finding the right property to performing due diligence to minimize risks and closing the deal before the notary public.&nbsp; Additional aspects must also be considered, such as the best way of structuring financing (loan vs. equity) and applicable taxation.&nbsp; For that reason, wise foreign investors usually retain a small team of professionals that includes reputable real estate brokers, experienced lawyers and reliable notaries. &nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">We hope you found this overview useful.&nbsp; Please feel free to contact us if you have questions at <a href=\"http:\/\/www.frishberg.com\">www.frishberg.com<\/a>&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n<\/div><!-- .vgblk-rw-wrapper -->","protected":false},"excerpt":{"rendered":"<p>Alex Frishberg, Esq. There are no differences between investing in Ukrainian commercial and industrial properties when in it comes to the purchase procedure. To start, a foreign investor usually finds a suitable real estate object by retaining a Ukrainian broker.&nbsp; Next, the investor\u2019s lawyers will conduct a full legal due diligence investigation of the target&#8230;<\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":"","_links_to":"","_links_to_target":""},"categories":[70,65,116],"tags":[],"class_list":["post-992136","post","type-post","status-publish","format-standard","hentry","category-alex-frishberg","category-legal-analysis","category-corporate-and-m-and-a"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v26.9 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>INVESTING IN UKRAINIAN COMMERCIAL OR INDUSTRIAL PROPERTY IN 2024 - Frishberg &amp; Partners\u200b<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/frishberg.com\/uk\/investing-in-ukrainian-commercial-or-industrial-property-in-2024\/\" \/>\n<meta property=\"og:locale\" content=\"uk_UA\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"INVESTING IN UKRAINIAN COMMERCIAL OR INDUSTRIAL PROPERTY IN 2024 - Frishberg &amp; Partners\u200b\" \/>\n<meta property=\"og:description\" content=\"Alex Frishberg, Esq. There are no differences between investing in Ukrainian commercial and industrial properties when in it comes to the purchase procedure. 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There are no differences between investing in Ukrainian commercial and industrial properties when in it comes to the purchase procedure. 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