Khamovniki

Khamovniki isn’t just a neighborhood. It accounts for 26% of all luxury real estate listings in Moscow. New construction there sells for 3.09 million rubles per square meter—the second-highest price in the capital. That’s 790,000 rubles per square meter on the resale market—also ranking second. And these are the projects that are currently shaping the face of Moscow’s high-end real estate market.

From Weavers to the “New Patricks”

The history of Khamovniki began in the late 16th century. At that time, weavers from the Tver village of Konstantinovka were resettled here, to a bend in the Moskva River. They were called “Khamovniki”—from the word “kham,” which had meant linen cloth since the 14th century. The settlement grew; the craftsmen wove cloth for the tsar’s court, and the neighborhood gradually filled with houses and estates.

By the 18th century, Khamovniki had become a place where Moscow’s nobility settled. Luxurious mansions, surrounded by gardens and flower beds, stood side by side with farm buildings and factories. Turgenev, Bulgakov, Pushkin, and Tolstoy lived and worked here.

During the Soviet era, the district was built up with government-owned housing for the scientific, military, and party elites. After the collapse of the USSR, industry gradually moved out of the city center, giving way to residential complexes, offices, and public spaces.

Today, there is no trace left of its textile past. In place of looms stand clubhouses with swimming pools and wood-burning fireplaces. In place of workers’ settlements, there are now embassies, museums, and fine-dining restaurants. Khamovniki has become a neighborhood where price is determined not only by square footage, but also by the quality of the environment, infrastructure, and the rhythms of daily life.

Figures That Speak for Themselves

In the first quarter of 2026, 2,100 properties were listed on Moscow’s primary market in the high-end segment. The largest supply—302 listings, totaling 46,500 square meters—was in Khamovniki. It was here that the highest number of transactions was recorded in the first quarter—31% of the district’s total.

The weighted average price per square meter in Khamovniki reached 3,000,000 rubles. In May 2026, the average price rose by another 1.9%, to 3,090,000. This is the second-highest figure in Moscow after the Tverskoy District.

The situation in the resale market is no less impressive. In early June 2026, the average price per square meter in Khamovniki was 790,000 rubles. This ranks second only to Yakimanka. Over the quarter, prices for resale properties in Khamovniki rose by 5.4%.

But what’s most significant is the trend in specific parts of the district. According to Sminex analysts, over the past two years, the price per square meter in new developments on Luzhnetskaya Embankment has risen by 132%, and on Savvinskaya Embankment—by 158%.

Just a few years ago, the main symbol of the upscale Khamovniki neighborhood was the “golden mile” between Ostozhenka and Prechistenka. Now, the market is increasingly talking about the emergence of a second growth hub—the area around Luzhnetskaya Embankment and the Luzhniki Sports Complex. Developers are increasingly referring to this area as the “new Patriks.”

The weighted average price per square meter in projects along Luzhnetskaya Embankment, as of the end of the first quarter of 2026, approached 2,000,000 rubles. Real estate prices in this part of Khamovniki exceed the district average by more than 20%. At the same time, approximately 120 units remain available for sale. Over the past year, more than 130 units were sold here—a figure comparable to the current inventory level and indicative of high turnover in the area.

An environment that can’t be replicated

Khamovniki is a neighborhood where the infrastructure works for you. And it’s not just about “having a store across the street”. It’s about the quality of the environment, which cannot be replicated in a new neighborhood on the outskirts.

Education

Moscow’s best schools are located here. School No. 1529, named after A. S. Griboyedov, is a full-cycle educational complex offering everything from preschool through secondary education. The “Novy Vzglyad” School features a well-designed infrastructure, including open-concept tutoring and faculty areas. Its proximity to Sechenov First Moscow State Medical University, the University of Linguistics, and the Diplomatic Academy of the Russian Ministry of Foreign Affairs underscores the high standard of education in the area.

Culture and Leisure

Khamovniki is home to dozens of architectural landmarks, museums, theaters, galleries, and contemporary art centers. It is home to trendy cafes and fine-dining restaurants. In terms of the total length of its walking paths and public gardens, the district ties with Yakimanka for first place in the Central Administrative District.

Sports

Nearby is Luzhniki. The capital’s largest sports cluster. The growing role of Luzhniki as a public space directly influences pricing in the neighborhood. Buyer interest in the area surrounding the sports complex continues to rise.

Safety

Khamovniki is home to a concentration of foreign embassies and diplomatic missions. This ensures an exceptionally high level of security. The Swiss and Madagascan embassies are located in the neighborhood where “Khamovniki 12” is situated. All streets are patrolled.

Transportation

The “Sportivnaya,” “Frunzenskaya,” “Park Kultury,” and “Smolenskaya” metro stations. Convenient access to the Sadovoye and Bulvarnoe Rings. It’s an eight-minute walk from Le Doum to the Kremlin. It’s 5 kilometers from “Khamovniki 12” to “Moscow City”; even during rush hour, the trip takes no more than 20 minutes.

What's Next

Moscow's luxury real estate market is entering a phase of moderate growth. In 2026, at least 20 luxury residential complexes are scheduled to open in the capital. Khamovniki will remain at the center of this trend.

From 2023 to 2025, sales began for 11 new buildings here. And this momentum shows no signs of slowing down. Sminex continues to acquire development sites in Khamovniki—its sixth in two years. Vesper is launching new projects. Capital Group is maintaining its position.

At the same time, there are fewer and fewer vacant lots available for development in the area. Every new project is a major event. Every new building is a scarce commodity.

And while the choice used to be limited to Ostozhenka, today buyers have at least two major attractions: the “golden mile” and the area around Luzhnetskaya Embankment. The second growth hub is just gaining momentum.

Khamovniki is no longer just a neighborhood. It’s a coordinate system by which the quality of life in Moscow is measured.

At Whitewill, we know every building in Khamovniki. We work with all the key developers and have access to the latest listings, including off-market sales. We’ll help you find an apartment that meets your needs: from intimate residences to penthouses with pools and views of the Moskva River.

Submit a request on our website, and we’ll send you a selection of the best listings in Khamovniki with current prices and floor plans.