Land concentration, market regulation, and rural development: Rethinking agricultural land governance in Ukraine

Land concentration and the regulation of agricultural land markets are central challenges for equitable and sustainable rural development. This paper examines Ukraine’s agricultural land market through the lens of a human rights-based approach, highlighting the tensions between market mechanisms, social equity, and sustainable land governance. Ukraine represents a unique case, undergoing simultaneous post-socialist transformation, wartime disruption, and prospective accession to the European Union. Using official land market monitoring data (2021–2025), statistical and spatial analyses, and comparative perspectives with EU member states, the study evaluates land distribution dynamics, pricing, and the impact of war on market functioning. Results show that despite wartime conditions, the market remains active but exhibits undervaluation, high inequality, and accelerating concentration of ownership. The Gini coefficient of 0.469 for individual landowners confirms rising disparities, exacerbated by the 10,000-hectare ownership cap. These dynamics threaten small-scale farmers, biodiversity, and rural livelihoods, while existing state support measures remain insufficient to address structural imbalances. The analysis underscores the limitations of markets in securing land rights and the necessity of strong state regulation. Drawing on EU experience, the paper argues that aligning national land policy with principles of human rights, sustainability, and rural development is crucial. Ukraine’s case highlights broader debates on land governance, demonstrating how regulation can balance private property rights with societal interests in food security, ecological stewardship, and intergenerational justice.