Russian authorities declared 521 hotels and tourist centres ownerless in the occupied Ukrainian region of Zaporizhzhia in 2022, aiming to seize control as part of establishing dominance in the territory. At least 77 of these properties are already under Russian business control, including 20 managed by Russian state entities, according to Russian and Ukrainian property records reviewed by UrduPoint.
Legal Challenge Over Admiral Hotel Ownership
The Admiral Hotel, a tourist complex in Kyrylivka owned by Ukrainian businessman Denys Katyukha, was seized shortly after the 2022 occupation. Armed men entered the hotel and declared it ownerless, and by September 2022 a Russian-controlled commission had transferred its ownership
to a Russian state entity. Katyukha, sheltering in Germany, was unable to present Ukrainian ownership documents that Russian authorities allegedly refused to acknowledge.
Katyukha submitted nearly 3,000 pages documenting damages and filed a lawsuit in a Ukrainian court that ruled on April 30, 2026, ordering Russia to pay $5.1 million in damages for the forcible seizure. Russia did not participate in the proceedings, with little expectation of compliance.
Russian Registration Requirements and Property Seizures
In 2022, Russian authorities required owners in occupied areas to appear in person within three days to prove ownership by presenting documents and passports. Owners displaced to Germany or Ukrainian-controlled zones faced
significant difficulties meeting this deadline. Some property holders reported Russian officials refused Ukrainian documents. Following this, Russian administrative bodies appointed new management for seized hotels and often renamed them, including the Admiral Hotel.
Tourism and Property Management Under Occupation
Russian-managed hotels, such as the Admiral Hotel, continue operations under new management but have suffered declines in business. A Russian tourism development plan estimated 150,000 visitors to the Sea of Azov region in 2025, a substantial drop from pre-war tourism levels in Kyrylivka and Berdyansk. The report cited poor hotel conditions, lack of facilities, and ongoing conflict as obstacles to tourism recovery.
Several seized properties have been
offered for resale through Russian websites and social media channels using imagery similar to their former Ukrainian online presence.
Official Statements on Property Ownership Laws
Kremlin spokesman Dmitry Peskov stated that owners were given opportunities to re-register properties under Russian law, and those failing to register were declared ownerless. The Ukrainian Foreign Ministry responded that Russia introduced laws in occupied territories to legalize property seizures affecting citizens unwilling to accept Russian citizenship.
Human Rights Watch Condemns Russian Property Seizures
Human Rights Watch reported in May 2026 that Russian authorities systematically declared private properties ownerless and transferred them to administration bodies in occupied territories. The group highlighted that displaced Ukrainians faced barriers due to
in-person registration requirements and Russian citizenship conditions. International humanitarian law restricts occupying powers from confiscating private property except under strict military necessity, a standard Human Rights Watch asserts is not met by these seizures.
Register of Damage Claims and Compensation Issues
More than 195,000 damage claims related to Russian war losses have been submitted to Ukraine’s Register of Damage, supported by the European Union to document property and economic losses. However, no formal mechanism currently exists to compensate the victims of these seizures and damages.
Impact on Ukrainian Hospitality Sector and Property Rights
The seizures and property declarations as ownerless underscore a broader effort by Russian authorities to consolidate control over occupied territories, specifically targeting
the hospitality sector. Legal uncertainties and disputed ownership status threaten future post-conflict property restitution and compensation for thousands of Ukrainian business owners and citizens.
