Published on and written by Cyril Jarnias
Moving to Mongolia, and especially to Ulaanbaatar, is a growing dream for many long-term travelers, digital nomads, aid workers, or expatriates on assignment. The country is vast, sparsely populated, and relatively affordable… but the housing market is anything but intuitive, especially when you arrive without speaking Mongolian and haven’t yet mastered the local codes.
Renting in Mongolia requires preparation. You need to anticipate differences in standards between neighborhoods, harsh winters (with wind chills as low as -20 °F), and contracts written in tugriks. Haggling over rent is common, and it’s crucial to watch out for online scams. Prior research on areas, prices, and security practices is essential for a successful move.
Why the majority of expatriates concentrate in Ulaanbaatar
Even though Mongolia has 3.52 million inhabitants spread across a vast territory, nearly 46% of the population lives in Ulaanbaatar. The capital, with 1.4 million residents, concentrates almost all of the country’s modern infrastructure: private hospitals, international schools, shopping malls, coworking spaces, cafés, bars, gyms, and, most importantly, a relatively developed housing stock.
For a foreigner, Ulaanbaatar is the only city offering comfortable living conditions year-round. Other cities like Darkhan or Erdenet are smaller, have a very limited expat community, fewer housing options, and primarily host people working on specific industrial projects.
Life remains affordable, though. The cost of living is about 1.31 times lower than the global average, and Ulaanbaatar ranks among the cheapest cities in the world. A single person can get by on around $870 per month (including housing), and a family of four on about $2,090, according to recent estimates.
A city of contrasts, between modern towers and ger districts
The capital is undergoing rapid transformation. Large renovation projects aim to replace or secure older public buildings and, above all, to redevelop the vast ger areas where about 60% of the city’s residents live. These areas, often without full access to running water or central heating, are not the first choice for an expatriate, even though you can rent a room or part of a house there for very low prices.
Downtown combines Soviet-era buildings with contemporary towers. The newest complexes offer high-end amenities like an elevator, security system, underground parking, a gym, and sometimes even a swimming pool in the most upscale buildings.
The best neighborhoods for finding housing in Ulaanbaatar
Choosing the right neighborhood is key to minimizing your time stuck in traffic, breathing slightly less polluted air in winter, and feeling comfortable coming home at night.
City center and main arteries
Around Sükhbaatar Square (also called Chinggis Square) is the political, commercial, and cultural heart of the city. Living in this area, or along Peace Avenue and Seoul Street, gives you walking access to a maximum of services: shopping malls, supermarkets like the State Department Store, cafés, international restaurants, coworking spaces, banks, and cinemas.
The districts of Sukhbaatar and Chingeltei, which cover a large part of this downtown core, are among the preferred areas for foreigners. This is also where a significant portion of new, decent apartment buildings are found.
Zaisan, Khan-Uul, and River Garden: quieter, pricier
South of the city, around the Zaisan Memorial, the district of Khan-Uul has established itself as the go-to residential neighborhood for affluent expatriates and families. People appreciate the calmer atmosphere, lower density, and, crucially, often better air quality in winter compared to the center.
In this area, residences like River Garden are particularly sought after by families. Their main advantage is the immediate proximity to the International School of Ulaanbaatar, which significantly simplifies daily logistics for parents whose children are educated in English.
On the flip side, expect higher rents than the city average, especially for newer apartments with underground parking and integrated services.
Bayangol, Bayanzürkh, and other popular options
Bayangol is often cited as a good compromise: a partly residential district with many new constructions and mid-range prices. Bayanzürkh, to the east, also attracts a growing number of expats, notably due to high rental yields for investors and a varied selection of apartments.
Several central and peripheral districts offer remarkable gross rental yields.
Here is an overview of average gross yields by apartment type in Ulaanbaatar:
| District / Type | Studio | 1 Bedroom | 2 Bedrooms | 3 Bedrooms | 4+ Bedrooms |
|---|---|---|---|---|---|
| Sukhbaatar (center) | 13.55% | 10.96% | 11.81% | 10.43% | – |
| Bayangol | 11.06% | 9.94% | 8.62% | – | – |
| Khan-Uul | 13.50% | 11.60% | 11.84% | 8.30% | 10.60% |
| Songinokhairkhan | 13.63% | 10.85% | 10.24% | – | – |
| Bayanzürkh | 11.72% | 12.17% | 9.28% | 9.29% | – |
| Ulaanbaatar (average) | 12.41% | 11.34% | 11.31% | 8.92% | 9.77% |
For a tenant, these figures mainly mean that demand is strong in these sectors, and that landlords expect steady income. The best locations and the best buildings command a premium, but they also generally offer more comfort.
What types of housing are available, and at what price?
The rental market in the capital broadly falls into three main categories: old Soviet-era buildings, modern mid-range towers, and luxury complexes. Not to mention more rustic options, like traditional gers on the outskirts or in certain historic cities.
Old apartments vs. new constructions
In older blocks, rents are often lower, but you have to put up with worn-out stairwells, noisy neighbors, sometimes poorly regulated heating, and mediocre insulation. Conversely, buildings constructed from the 2000s onward offer more logical layouts, modern kitchens, reliable elevators, and sometimes security or a doorman.
So-called “luxury” apartments are concentrated around Seoul Street, the Shangri-La complex, and Zaisan: high-end finishes, in-house gyms, sometimes a swimming pool, heated parking, and 24/7 security.
Rent ranges
Data vary slightly depending on the source and year, but we can identify some fairly reliable ranges for Ulaanbaatar.
| Type of housing | Location | Approximate monthly rent |
|---|---|---|
| Studio / Basic 1-bedroom | Peripheral neighborhoods | from $150 |
| 1-bedroom (40 m²) | Outside the center | $350–400 |
| 1-bedroom (40 m²) | City center | $400–550 |
| “Nice” 1-bedroom | City (average) | ~$500 |
| “Nice” 2-bedroom | City (average) | ~$700 |
| Modern 2-bedroom | Zaisan / upscale areas | $700–1,500 |
| Luxury apartments | Premium locations | $800–1,500+ |
| 3-bedroom (80–85 m²) | Center | $770–1,200 |
| 3-bedroom (80–85 m²) | Outside center | $650–840 |
In tugriks, for a 1-bedroom in the center, you’re generally looking at around 1.5 to 1.8 million MNT per month, with extremes reaching 2.7 million for the best-located or newest units.
Discover the equipment and furniture typically found in a furnished apartment or house of 85 square meters.
Sofa, coffee table, TV stand, shelves or bookcase, and ambient lighting.
Appliances (refrigerator, oven, stove, dishwasher) and storage furniture.
Bed with mattress, wardrobe or closet, nightstands, and lamps.
Desk and office chair, often in a bedroom or corner of the living room.
Vanity unit, mirror, storage, and sometimes a towel warmer.
Bed linens (sheets, towels) and additional storage solutions.
| Size / Standard | Average rent (MNT / month) |
|---|---|
| 85 m² furnished, normal area | ~2,186,580 MNT |
| 85 m² furnished, expensive area | ~3,371,840 MNT |
| Studio 45 m² furnished, expensive area | ~1,696,920 MNT |
Nationally, the average rent for a primary residence (apartment or house) is around $525 per month, with a range of $300 to $900 depending on the city, size, condition, and location.
Furnished, semi-furnished, or unfurnished: choose according to length of stay
Listings often mention “furnished”, “semi-furnished”, or “unfurnished”. Behind these terms lie quite variable realities:
A “furnished” apartment typically includes essential furniture (bed, sofa, table, chairs) and basic appliances (fridge, stove). It may also include a TV, washing machine, small appliances, and dishes. A “semi-furnished” unit often has major appliances but may lack linens, utensils, or full furnishings. An “unfurnished” unit is sometimes limited to light fixtures, an optional oven or cooktop, and built-in storage.
Furnished apartments generally rent for 15 to 30% more than the equivalent unfurnished, but they save you from buying furniture locally for a 6- to 12-month stay. For a longer-term project, however, an unfurnished or partially furnished apartment can be more cost-effective, especially if you plan to stay several years.
To keep things clear, don’t hesitate to request a signed detailed inventory, photograph furniture and appliances during the move-in inspection, and clarify in the contract who pays for what in case of breakage or breakdown beyond normal wear and tear.
Total housing cost: rent, utilities, and internet
A reasonable rent in Ulaanbaatar doesn’t tell the whole story of your housing budget. In Mongolia, most utilities are billed separately, with a significant heating component, especially for apartments connected to the centralized network.
Recurring expenses and heating
For an 85 m² apartment occupied by two people, utilities (electricity, heating, water, waste management) average around 240,000 to 270,000 MNT per month, or $60–75. For a 45 m² studio, estimates vary more widely, with some reports indicating nearly 770,000 MNT for one person, which likely reflects particularly cold and energy-intensive winter months.
In general, expenses can be broken down as follows:
| Expense item (monthly) | Average amount (USD) |
|---|---|
| Electricity | $8–35 (average ~$17) |
| Water | $4–13 (average ~$8) |
| Gas / heating (if not included) | $45–120 (average ~$75) |
| Total utilities 85 m² (2 people) | $58–75 |
| Total utilities 45 m² (1 person) | ~$46–70 depending on season |
The Mongolian peculiarity is the importance of heating in energy consumption. In an urban apartment, heating accounts for about 79% of total annual energy use, with an average of 11,974 kWh for heating, compared to just 269 kWh per year for household electricity.
Virtually all buildings are supplied by coal-fired plants. Radiators are turned on collectively around the second week of October and shut off around mid-May. In the shoulder seasons, it can be cool indoors if the building isn’t well insulated. In unconnected houses or gers, coal, wood, dried dung, or briquettes are burned, with a direct impact on air pollution.
Heating system in Mongolia
Internet, phone, and connectivity
Good news: connectivity is cheap in Ulaanbaatar. An unlimited fixed line with 50 to 60 Mbps costs around 47,000 to 53,000 MNT per month, or $14–16. Plans offering 300 Mbps are available for about 46,000–47,000 MNT. A mobile plan with calls and around 10 GB of data costs between 10,000 and 30,000 MNT, for an average budget of $15 per month.
For optimal connectivity, digital nomads often combine a home fixed line with a local SIM card (Mobicom or Unitel offer the best coverage). Note that the average speed remains modest, around 5 Mbps, and can be unstable.
Free Wi-Fi is common in cafés, shopping malls, and hotels in the big cities, but almost nonexistent in remote rural areas, including some tourist ger camps where access may be limited to a lobby or common room.
How to find housing: websites, agencies, word of mouth
Arriving in Ulaanbaatar without a local network is not an insurmountable problem. The market is fairly flexible, and several channels work well for finding an apartment.
Listing websites and real estate portals
To search directly from owners or local agencies, a few platforms dominate:
– Unegui.mn, a massive classifieds site, is the go-to for Mongolians; you can find everything there, including rental apartments, but the interface is mostly in Mongolian;
– remax.mn relies on a large network of real estate agents (around 1,200 consultants nationwide) and offers detailed listings for apartments, offices, or commercial spaces;
– portals like gryphtech.com, goiconnect.com, century21global.com, or Agentiz.com also carry many listings, often with a more international interface;
– more global sites like RealtyCheck™ allow you to browse or post listings in many countries, including Mongolia.
For short stays or while waiting to find a standard lease, platforms like Airbnb, Booking.com, or certain subletting sites offer furnished apartments by the night, week, or month.
A few examples of rates for short-term rentals in downtown Ulaanbaatar:
| Type of accommodation | Approximate price (per night) |
|---|---|
| Cozy studio in city center | $40–50 |
| Modern 1-bedroom in the heart of downtown | $56–69 |
| Well-located 2-bedroom | $69–97 |
| 3-bedroom, city view, high-end | $74–127 |
| Cheapest options | from $20 |
For a month, the median price for an Airbnb in the capital is around $1,600, compared to $2,200 for a hotel – a good option for a few weeks of scouting.
Facebook groups and the expat network
Communities like “Expats in Mongolia” or “Expats & Foreigners in Mongolia” on Facebook are very active. You’ll see sublets, apartments being vacated by departing foreigners, shared housing offers, or deals from owners used to renting to expats.
Word of mouth works particularly well in a small but tight-knit foreign community: in a few evenings at the Grand Khaan Irish Pub, the Brussels Beer Garden, or a coworking space like Coffee House, you can easily gather recommendations for reliable apartments and landlords.
Real estate agencies: a good investment of time (and money)
Several agencies specializing in the Mongolian market, such as Mongolian Properties or certain large international networks, offer full support: property selection, viewings, ownership verification, negotiation, contract drafting and registration, and even property management.
In practice, the real estate agent’s commission is usually paid by the owner or seller. As a result, many agencies charge no direct fee to the tenant. Even when a commission equivalent to one month’s rent is charged to the tenant, this cost can be easily offset. In fact, the agent can help you get a better price, a more solid lease, and, above all, avoid a costly mistake (such as a fake owner, an illegal contract, or a failure to register).
A good agent in Ulaanbaatar should: be competent, have good relationships, speak multiple languages, know the local market, and adapt quickly to situations.
– have in-depth knowledge of neighborhoods, price levels, and buildings;
– be fluent in Mongolian and English;
– be responsive and transparent;
– be willing to show and verify the property’s certificate of ownership (Immovable Property Ownership Certificate).
Don’t hesitate to meet several agents, ask for references, and compare their working style before committing.
Understanding the legal framework for renting in Mongolia
The balance of power between landlord and tenant is relatively balanced in Mongolia. The applicable law is primarily set by the Civil Code, supplemented by property law, the law on residential rentals, and local regulations in some cities.
Lease contract: always written, always in tugriks
Even though oral agreements have legal value, it is highly recommended to sign a written contract. This should specify at minimum:
– the duration of the lease (usually 6 to 12 months for an individual, up to 3 years or more for certain contracts);
– the amount of rent, mandatory expressed in local currency (MNT): contracts in US dollars are illegal, even though amounts may be “informally indexed” to the exchange rate;
– payment terms (monthly, in advance, by bank transfer or in cash);
– the amount and conditions for returning the security deposit;
– the allocation of utilities (heating, water, electricity, internet, maintenance of common areas);
– rules on subletting, hosting roommates, and having pets;
– conditions for early termination and any penalties.
For leases of a certain duration, it is highly advisable to register the contract with the real estate registry office. This is not just an administrative formality: registration strengthens your position in case of a dispute and prevents, for example, a landlord from trying to sell the property without considering your lease.
Security deposit and advance payments
The law does not set a ceiling for the security deposit: its amount is left to negotiation between the parties. In practice, several patterns are observed:
– one month’s rent as a deposit, paid with the first month, is common in standard rentals;
– for furnished apartments, high-end housing, or expats perceived as “risky,” some landlords request 2 to 3 months;
– in some cases, especially for very cheap annual contracts, the entire year is paid in advance.
It is essential to distinguish the security deposit, which is theoretically refundable at the end of the lease, from rent paid in advance. The latter is generally non-refundable in case of early departure, unless a specific clause in the contract states otherwise.
Termination, rent increases, subletting
In Mongolia, rent is freely negotiated. The landlord can revise it, but not at any time or in any way. In general:
– for a fixed-term lease, an increase is only possible at renewal, unless a clause states otherwise;
– for a more flexible lease, a written notice of at least 30 days is required before any increase.
If you pay your rent on time, cause no trouble, and maintain the property, a landlord has little incentive to evict you: vacancy is costly, and tenant turnover involves extra work and steps. Several texts even provide priority rights for tenants who have been in place for several years to renew or purchase the property.
Subletting is generally prohibited without the landlord’s written consent, but the law also states that the landlord cannot unreasonably refuse if all conditions are met. In practice, it’s always best to obtain clear written authorization, especially for a shared rental or hosting a friend for a few months.
Negotiating your rent without annoying your landlord
In a market like Ulaanbaatar, where supply is fairly abundant and vacancy costs are high for landlords, negotiation is part of the game. However, it must remain reasoned and respectful.
Prepare with market data
Before entering discussions, take the time to compare:
– rents for similar properties (size, year built, neighborhood) on Unegui.mn, remax.mn, or other portals;
– amenities (parking, elevator, security, furniture, view, absence of nuisances);
– how long the property has been on the market: an apartment lingering in listings for several weeks often offers more room for negotiation.
For instance, a 2-bedroom apartment at $700 in the Zaisan neighborhood is not negotiated the same way as a 1-bedroom at $600 in a Soviet-era building in Bayangol. The goal is not to demand an excessive reduction, but to propose a reasonable adjustment, generally between 5% and 10% of the rent, or even more if the initial price is significantly above market.
Highlight your profile as a “good tenant”
Mongolian landlords are like elsewhere: they prefer a stable, predictable, and careful occupant over a rapid turnover of less reliable payers. So you can highlight:
– your history of on-time payments (proof of transfers, references from previous landlords);
– your employment contract or regular income, if you are an employee or on assignment;
– the absence of complaints or damage in your previous rentals;
– your willingness to sign a longer lease (12, 18, or even 24 months) in exchange for a slightly lower rent.
Percentage of additional concessions typically obtained through a constructive and positive attitude during negotiations.
Play on something other than the rent amount
If your landlord refuses to lower the rent, they might still accept other concessions:
– a free month at the beginning or end of the lease;
– adding or replacing appliances (washing machine, microwave, fridge);
– covering parking, security, or internet costs;
– a fresh coat of paint or minor improvement work.
In about 70% of successful negotiations, the concession obtained is not just a simple rent reduction, but a “package” of these small benefits. In Ulaanbaatar, asking for a heated underground parking spot can be worth more than a $20 or $30 per month discount, especially in winter.
Protecting yourself from rental scams, online and in person
Even though Mongolia is one of the safest countries in Asia in terms of violent crime, real estate scams do exist, especially online. The rise of Facebook listings, fake profiles, and AI-generated images is not limited to the West.
The patterns of scams observed internationally are instructive for avoiding the same traps in Mongolia.
Frequent warning signs
Several elements should immediately raise a red flag:
Be wary of rental offers that seem too good to be true, especially a rent far below market for a new, well-located unit. Be cautious if the landlord refuses to show the property, claims a trip or emergency, or demands payment (deposit, rent) before any visit or signing. Requests for payment via hard-to-trace methods (Western Union, crypto, gift cards, cash, person-to-person transfers) are a red flag. Verify the authenticity of the listing: photos copied from another site or bearing an agency watermark while the advertiser presents themselves as a private individual are signs of a scam.
Even though the statistics cited in studies primarily concern the United States (over 5.2 million victims of rental fraud in a recent year), with an average loss of around $2,000 and nearly half of victims never recovering their money, the same methods travel easily.
Verify the property’s reality and the landlord’s identity
A few simple habits significantly reduce your exposure to risk:
To avoid scams when searching for housing in Mongolia, several checks are essential. Look up the address on Google Maps and Street View to confirm the building’s existence and appearance. Perform a reverse image search of the listing photos to detect potential fraudulent reuse. Check multiple local listing sites, as a legitimate property is often listed on several portals. Demand to see the Mongolian property certificate (Immovable Property Ownership Certificate) and have it verified by a professional. Finally, do not make any payment until you have visited the property and signed a proper written contract.
Ideally, if you are searching remotely, send a trusted person (colleague, friend, agent) to visit and inspect the building. A short Airbnb stay in your chosen neighborhood is often the best way to scout locally, within a few days, for a long-term apartment through direct contacts.
Payment methods and proof
To further limit potential trouble:
– prioritize bank transfers, credit/debit cards, or checks, which leave a trail and can sometimes be disputed;
– avoid payments in crypto, gift cards, anonymous transfers, or large amounts of cash before signing;
– keep all correspondence (emails, messages, receipts) in a folder, along with the scanned contract and proof of payment.
In case of a dispute, these documents will be invaluable for your defense, whether with the local police, an embassy, or a listing platform.
Living conditions: water, electricity, air, and neighborhood
Even once well-settled, daily life in Mongolia has its own specificities that are best anticipated.
Hot water and outages
Not all apartments have an individual hot water heater. Some are connected to a centralized hot water network, which may only be available at certain times, and outages can last several days during maintenance operations, especially around the time heating is turned off in May.
When there is no water heater, people resort to “tumpun baths” (bathing using buckets of water heated on the stove) – a very common method among the population and some international volunteers.
Tap water is not drinkable. A filter or bottled water is essential. Some organizations, like the Peace Corps, provide their volunteers with a water filter.
Electricity and electrical equipment
The electrical standard is 220–240 V, 50 Hz, with round two-pin sockets of the European type (Type C). Most European appliances work without a transformer, but North American equipment must be checked.
Power outages can occur in winter or after accidents damaging lines. They are usually short but can last more than 12 hours. In older buildings, the electrical system may be fragile and unable to handle running multiple large appliances simultaneously.
A universal adapter, a small UPS, or at least a sturdy power bank are valuable allies, especially if you work online.
Air pollution and winter cold
One of the hardest adjustments for newcomers is the combination of pollution and cold in winter. The annual average air quality index in Ulaanbaatar is around 59 US AQI, but it can spike to extreme values (over 300 US AQI) during winter peaks, particularly in ger areas heated with coal.
Wind chill temperatures can drop to -20 °F in January.
– a well-insulated apartment, in a recent building, preferably with double-glazed windows;
– a location that allows walking to work, or at least reduces daily traffic jams;
– an underground or covered parking spot if you have a car, to avoid difficult morning starts.
Safety and minor urban risks
Violent crime remains low, but pickpocketing is fairly common in crowded areas: State Department Store, large supermarkets like Emart, markets like Narantuul, bus or train stations, and the airport. On long-distance trains, a money belt is recommended.
Around bars and clubs, groups of teenagers may sometimes harass passersby for money. The usual recommendations apply: avoid walking alone late at night, don’t flash large amounts of cash, and keep a low profile.
What about families, digital nomads, and tight budgets?
The advantage of the Mongolian capital is that it can accommodate very different profiles, provided you prepare your arrival well.
For a family with children enrolled in an international school, it is crucial to factor in tuition costs from the start (several thousand dollars per year, sometimes over $2,000 per month per child) and choose a neighborhood close to the school, like River Garden for the International School of Ulaanbaatar. The higher housing cost (often $700–1,500 for a good 2-3 bedroom) is quickly offset by reduced commute times and logistical hassles.
A single digital nomad can live comfortably on a monthly budget of $1,500 to $2,000, including housing. It is recommended to rent a 1-bedroom for $400–600, work from a coworking space or café like Coffee House, and enjoy affordable dining ($3 to $15 for dinner, $2 for a coffee or beer). Before signing a long lease, it is essential to test the quality of the internet connection in the apartment.
A tight budget can manage with a studio or 1-bedroom outside the center starting at $150–300, targeting Bayangol, Bayanzürkh, or some older central buildings. Below these amounts, you quickly move into renting a room in someone’s home or very rustic conditions in ger areas, which might suit a long-term traveler but less so an expatriate on assignment.
In summary: how to approach your housing search calmly
To successfully settle in Mongolia without unpleasant surprises, a few simple principles apply:
To rent a place in Ulaanbaatar, target modern neighborhoods like Sukhbaatar or Bayangol based on your budget and needs. Compare rents on local portals and Facebook: expect $400-600 for a 1-bedroom, $700 for a 2-bedroom, and up to $1,500 for high-end. Budget $60-80 for monthly utilities (heating, water), plus internet and mobile. Get help from an agency if needed (commission often paid by the landlord) and demand the property certificate. Negotiate by highlighting your reliability and be vigilant: refuse any payment before viewing and avoid non-traceable payment methods.
With these guidelines in mind, Mongolia ceases to feel like a big real estate unknown. It becomes what it truly is for many foreign residents: a surprisingly affordable capital in the heart of Asia, where it is possible to rent a decent apartment without breaking the bank, provided you know where to look, how to read a contract, and when to say no.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
