Mariupol under occupation: Property laws, displacement, reconstruction

After Russia’s 86-day siege of Mariupol in 2022, which damaged or destroyed up to 90 per cent of residential buildings, surviving residents initially considered themselves fortunate simply to have a home left. Four years into occupation, however, that fragile security is increasingly under threat.

As analysis by The New York Times outlines, Russian authorities have introduced a law requiring residents to obtain Russian title deeds or risk having their property classified as “abandoned” and seized. Human rights groups say the measure is designed to entrench Russian control over occupied Ukrainian territory and weaken future Ukrainian claims.

For many residents, compliance is not possible. Yelena, a Mariupol resident who spoke to The New York Times, described how bureaucratic barriers and travel restrictions on her family member prevent legal registration.

“As long as my daughter cannot come here, she cannot register this property under the Russian law,” Yelena said. “That means they could kick me out of my home any time now.”

The Kremlin has sought to portray Mariupol as a symbol of post-war reconstruction, including high-profile rebuilding projects such as the Mariupol Drama Theater, which was struck during the 2022 siege despite visible warnings that children were sheltering inside. The attack became one of the most controversial episodes of the war. Yet residents have challenged official narratives; during a 2023 visit by President Vladimir Putin, an unidentified woman shouted: “It’s a lie! All of this is just for a show!”

Despite claims of recovery, housing scarcity remains severe. The city’s authorities say around 5,000 apartments have been built, while officials argue that reconstruction of damaged buildings is nearing completion. However, much of the rebuilding has been concentrated in visible central districts, while peripheral areas remain destroyed or uninhabitable.

Property ownership rules are now central to the crisis. Many residents cannot obtain Russian documentation, while others face displacement risks under provisions allowing authorities to seize “abandoned” homes. Human rights monitors estimate that about 13,000 apartments have been classified as such. Russian-appointed officials have also said confiscated units may be redistributed to families on waiting lists.

Anton Koltsov, the occupation mayor, told Russian media: “People are very happy,” adding, “These are very nice homes,” referring to redistributed apartments.

Yet critics describe a different reality. Anna Murlykina, a journalist who fled Mariupol, said: “The only thing that keeps those people from openly revolting is fear of the brutal force wielded by security officers in the occupied territories,”

Human Rights Watch researchers argue the policy serves broader political aims.

“The ultimate goal is to force as many people as possible to become Russian citizens,” said Yulia Gorbunova. “The speed with which this is happening is quite concerning because what Russia is trying to do is present this picture to the world as a fait accompli: This area is populated by people who accept our rule.”

Displaced residents describe prolonged legal limbo. One woman interviewed from a refugee camp near Moscow asked: “Where am I supposed to take my child when he is born? To a pit? Or a train station in Mariupol?”

Another resident, Yana Ishutina, said: “I’ve grown to understand that they are not going to give us anything,” adding, “The city is building houses fit for mortgages and selling them to Russians.”

As Russian citizens increasingly purchase discounted housing in Mariupol, many long-term Ukrainian residents say they feel excluded from their own city. As one resident put it: “we are second-class citizens here. My neighbors still live in a half-destroyed building. We are being pushed out and replaced.”

What emerges is not just a reconstruction effort, but a contested transformation of ownership, identity, and control in one of the war’s most devastated cities.

By Sabina Mammadli