Long-Term Property Rental in Uzbekistan: A Complete Guide

Published on January 22, 2026 and written by Cyril Jarnias

Moving to Uzbekistan for several months or years is no longer an exotic endeavor: Tashkent attracts diplomats, expatriates, students, freelancers, and investors, while other major cities like Samarkand or Bukhara are developing rapidly. However, the rental market has its own rules, very different from those in Europe or North America. To avoid unpleasant surprises, one must understand the state of the market, the legal framework, taxation, common practices… and some administrative subtleties.

1. Understanding the Uzbek Real Estate Market Before Renting

Before even signing a lease, it is useful to know what kind of market you are entering: prices, the supply dynamics, the difference between rentals and purchases, and the yields for owners.

Uzbekistan experienced a phase of strong real estate boom between 2019 and 2021, with over 10% annual growth in the number of transactions. Since 2022, the market has stabilized. In 2024, housing sales/purchases even decreased by 5.8% compared to 2023, settling at approximately 256,600 transactions for the year.

At the same time, the housing stock has significantly expanded: the inventory increased from approximately 7.2 million units in 2016 to 7.6 million, with 1.65 million new housing units added between 2017 and 2024. In 2024 alone, over 100,000 multi-story residential buildings were constructed, and the state plans another 120,000 new apartments in multi-unit buildings for 2025, financed by 15.5 trillion soums of public budget and 10 trillion soums of bank loans.

This surge in supply has a direct effect on long-term rentals, particularly in Tashkent.

1.1. Rental Price Trends in Tashkent

Between January 2022 and December 2024, the average rent per square meter in Tashkent barely increased: only +1.2% over the period. The curve is even jagged: a surge of about 25% in 2022, then a decline starting in 2023, due to the acceleration of construction.

In the short term, for a future tenant, this translates into increased negotiating power, especially in neighborhoods where new residential buildings are multiplying.

1.2. Rent or Buy: What is the Price-to-Rent Ratio?

Data from Tashkent shows a relatively high price-to-rent ratio: as of January 1, 2025, the price of an apartment represents the equivalent of about 11.2 years of rent in the capital, and even 14.9 years in some affordability calculations. Elsewhere in the country, purchasing is relatively more affordable: from 7.3 to 8.4 years of rent in regions like Karakalpakstan, Sirdarya, or Kashkadarya.

For a tenant, the key takeaway is that the market is not overheating in terms of rents, and competition among landlords tends to work in your favor, particularly over the long term.

1.3. Cost of Living and the Weight of Rent

In Tashkent, the cost of living remains significantly lower than in most Western metropolises, but rent represents a significant portion of the budget.

Some approximate figures:

In other words, for a local resident, housing weighs heavily, whereas for an expatriate with foreign income, long-term rental remains relatively affordable, especially outside the most upscale neighborhoods in the center.

2. Where to Rent in Tashkent? Overview of Rents by Neighborhood

Tashkent concentrates most of the international demand, and price differences between districts are very pronounced, both for standard apartments and for “fully renovated” housing.

2.1. Apartments with Standard Renovation

Available data allows for comparison of average rents in a few emblematic districts for “standard” renovated apartments.

Sergeli and Almazar stand out as economical options for modest-sized units, with significant supply in recent buildings. Mirabad and Yakkasaray, more central and sought-after, show significantly higher rents, especially for large apartments.

2.2. Fully Renovated Apartments

For “fully renovated” housing, highly popular with expatriates, the gap widens even further.

High-end apartments in the best neighborhoods clearly approach international standards, both in price and level of amenities.

2.3. Center vs. Periphery: Order of Magnitude

Data converted into soums provides another perspective, particularly for studios and two-bedroom apartments:

In practice, a studio or small two-bedroom apartment in good condition in a good central neighborhood of Tashkent often falls, in dollar equivalent, within the $450–$800 range depending on the standard, while large luxury apartments in new complexes easily exceed $1,000–$1,500.

3. Legal Framework: What to Know Before Signing

Uzbekistan has a fairly structured legal arsenal to regulate long-term rentals. The central text is the 1991 law “On Lease” (No. 427‑XII), supplemented by the Civil Code, the Housing Code, the law on the registration of real estate rights (No. 803 of 2022), and several government resolutions.

A major reform is being prepared with a new draft law “On Lease”, intended to modernize and clarify the system starting in 2027, but for now, it is the old law, amended, that applies.

3.1. Form and Duration of the Lease Agreement

For residential housing, the rule is clear: the contract must be in writing, and its duration cannot exceed five years. If no duration is specified, practice and case law generally consider it concluded for five years, but in reality, most residential leases are signed for one year and renewed.

The contract must mandatorily contain several key elements:

The law does not require notarization for residential leases, and the vast majority of contracts remain private agreements. However, tax registration is mandatory.

3.2. Mandatory Registration with Tax Authorities

For a residential lease to be fully legal, the lease must be registered with the competent tax service within ten days of its signing. This operation is now done online via the “E‑ijara” portal (ijara.soliq.uz) or via the EPIGU electronic system.

Registration is free but mandatory. Its function is twofold: to legally secure the parties in case of a dispute and to allow the collection of tax on rental income. A lessor who neglects this formality faces a fine, according to the cited texts, between 1.5 and 3 million soums (i.e., several dozen dollars).

For registration, the lessor and the tenant must provide, among other things:

– passport and INN of both parties,

– extract from the real estate register confirming ownership,

– written consent of the owner’s spouse and of persons already registered at this address,

– information on the tenant’s family members who will live in the dwelling.

3.3. Tenant and Owner Rights

Uzbek law details quite finely the rights and duties of each.

For the tenant:

– they acquire a temporary right of use, but not ownership;

– the products and income generated by the use of the property (within the limits of the contract) belong to them, unless otherwise stipulated;

– they may, if the contract allows, sublease all or part of the property, except for exceptions (agricultural land, natural resources);

– they must use the dwelling in accordance with its purpose (residence) and as a “good family man”;

– they are responsible for routine maintenance, while major repairs are in principle the responsibility of the owner, unless stipulated otherwise;

– at the end of the lease, they must return the dwelling in the condition provided for in the contract and compensate the lessor in case of abnormal deterioration.

For the owner:

Case law and communications from the Ministry of Justice regularly remind that a lease cannot be unilaterally modified or canceled by the lessor alone, particularly regarding rent, unless the contract explicitly provides for indexing or revision mechanisms accepted by both parties.

3.4. Security Deposit and Property Condition Reports

Even though Uzbek law does not set a universal ceiling for the security deposit, practice converges towards the equivalent of one to two months’ rent. This deposit serves to cover any potential unpaid rent or damages.

General recommendations, inspired by both local law and international best practices, are simple:

– require or propose a detailed property condition report at move-in and move-out (photos, videos, written description),

– specify in the contract the amount of the deposit, the conditions for withholding, and the timeframe for restitution,

– clearly state that the deposit cannot automatically be offset against the last months’ rent, unless by written agreement.

At the end of the lease, if the lessor withholds part of the deposit, they must in principle be able to justify their deductions (repair invoices, utility bills, etc.). In case of a dispute, the tenant can take the matter to court.

4. Concrete Procedure for Long-Term Renting

For a foreigner as for a local resident, the process follows largely the same steps, with a few additional administrative obligations for non-citizens.

4.1. Finding a Property: Websites, Agencies, and Platforms

The Uzbek market does not have a centralized MLS. Listings are scattered across online platforms, agencies, and word of mouth.

The main channels mentioned in the sources are:

– OLX.uz and Kvartirka.uz for general public listings, often in Russian or Uzbek;

– Agentiz.com, which aggregates sale and rental offers across the country;

– recognized agencies in Tashkent like Poytaxt Nur Baraka (PNB), active since 1997 and accustomed to working with many embassies and foreign companies, or Uylar Sales Real Estate;

– the directory Goldenpages.uz, which lists a multitude of real estate agencies with their contact details;

– international platforms specializing in medium or long stays, like Flatio (no security deposit, all-inclusive rents) or Airbnb for monthly furnished rentals.

4.2. Documents to Prepare

To sign a lease and register it, the authorities require a set of standard documents:

– valid passport for the tenant and the lessor,

– tax identification number (INN) for both parties,

– proof of property ownership (extract from the unified land register),

– written consent of the owner’s spouse and of persons already registered in the dwelling,

– possibly proof of income or employment contract for the tenant (especially for long leases or high rent).

For foreigners, a valid visa or residence permit is additionally required. Authorities may also ask for proof of temporary registration on the territory.

4.3. Registration of Foreigners at the Place of Residence

Any foreign national who moves into a dwelling in Uzbekistan must register temporarily within three days of arrival. The procedure can be carried out:

– either directly with the Internal Affairs Services (OVD),

– or online via the portal reg.emehmon.uz.

4.4. Signing and Registering the Lease

Once the property is chosen, the typical procedure unfolds as follows:

1. Negotiation of terms: monthly rent, security deposit, duration (often 12 months renewable), who pays which utilities, possible rent adjustment mechanisms. 2. Drafting the contract in proper form, in Russian or Uzbek, or even in English as a supplement. Many lawyers or agencies can prepare a text compliant with the Civil Code and the lease law. 3. Signing by both parties. 4. Electronic registration via E‑ijara or EPIGU within ten days. The lessor usually initiates the process, the tenant confirms it. Registration is also necessary for the lessor to legally pay the tax on rental income.

Once this step is completed, the rental relationship is legally secure: in case of a dispute, it is this registered contract that will serve as evidence in court.

5. Rent, Taxes, and Utilities: What the Tenant Really Pays

One of the classic pitfalls for a newcomer is underestimating the cost of public services (water, gas, heating, electricity, waste), which follow specific rules and rates, often indexed on capped “social” consumption levels.

5.1. Taxation on Rents

Rental taxation mainly concerns the lessor, but it sometimes influences how the contract is written and declared.

– Rental income received by a resident individual is subject to personal income tax at a rate of 12%.

– If the owner is a non-resident, the rental income is in principle taxed at source at 20%.

– The taxable base cannot be lower than a reference minimum rent per square meter set by the administration.

– Corporate rental income is included in corporate income tax, to which property tax (1.5% for legal entities) and land tax may be added.

For the tenant, these aspects come into play mainly when renting from a company or a foreign owner: withholding at source may be contractually stipulated.

5.2. Who Pays the Utilities and How Are They Calculated?

In Uzbekistan, long-term leases most often provide for a “net” rent, to which individual utilities are added: water, gas, electricity, collective heating, and waste removal. There are exceptions, however, especially on platforms like Flatio, where all utilities are included in the rent, greatly simplifying management.

The rates are regulated at the national or local level and have recently been the subject of many reforms:

The introduction of tiered social tariffs in 2024–2025 (for electricity and gas in particular) has reinforced the importance of accurately tracking consumption. In practice, the tenant opens an account in their name with the suppliers or the building manager, pays their bills via payment apps or at terminals, and must ensure not to accumulate arrears. A law from November 2024 has simplified the procedure for building managers to go to court to recover unpaid utility debts.

5.3. Illustration: Typical Costs in Tashkent

To give an order of magnitude, available data indicates that an apartment of 85 m² incurs on average:

– about $41.5 per month for basic utilities (electricity, heating, water, garbage),

– about $11.5 for high-speed internet access (60 Mbps or more),

– a few dollars for a mobile plan with 10 GB of data.

These amounts remain moderate compared to rents, but can weigh more heavily in regions where salaries are lower. Hence the importance, when negotiating the lease, of clearly specifying which utilities are the tenant’s responsibility and which remain the owner’s (elevator maintenance, major repairs, property tax, etc.).

6. Particularities for Foreigners and Investors

Uzbekistan is welcoming more and more investors and foreign residents, but the land ownership regime remains specific: land belongs to the state, and long-term usage rights (“leasehold” of 25, 49, or up to 50 years) are granted for the construction or operation of properties. The buildings themselves can be privately owned, but the land remains public.

6.1. Right to Rent for Foreigners

Current texts clearly authorize foreigners (individuals and legal entities) to be tenants in Uzbekistan, including of state-owned properties, subject to compliance with the legal procedure. The law on lease explicitly cites foreign individuals, foreign companies, joint ventures, and even international organizations among the possible parties to a lease.

For a foreigner who simply wishes to rent an apartment long-term, the constraints are therefore mainly limited to:

6.2. Renting as Part of an Investment Project

In an investment context (for example, to operate a hotel, office building, or shopping center), the rules become more complex:

– land use rights are granted by the state, often for 25 to 50 years;

– some operations (hotels, shopping centers) must go through public auctions to obtain these rights;

– upon expiration of the land lease, the land and buildings may revert to the state, with a compensation mechanism for improvements in return, subject to compliance with usage conditions.

6.3. Platforms and Services Adapted for Expatriates

Several structures now position themselves in the foreigner niche:

– agencies like Poytaxt Nur Baraka (PNB), which collaborates with many embassies (Korea, Italy, Germany, Japan, Switzerland, etc.) and offers turnkey management services: property search, lease drafting, registration, utility account management, relations with tax authorities;

– bilingual agents like Elyor Fayziyev (Uylar Sales Real Estate Agency), who work in Uzbek, Russian, and English;

– platforms like Flatio, which focus on simplification (no security deposit, utilities included, standardized contracts, orientation towards medium or long stays without heavy commitment).

For an expatriate or digital nomad, these solutions significantly reduce the language and administrative barrier, even if rents there are sometimes slightly higher than the “raw” OLX market.

7. Managing the End of the Lease, Renewal, or Termination

A long-term lease is not just about signing it. The way it ends or is renewed is regulated by the Civil Code and the law on lease.

7.1. Renewal and Tenant’s Right of Priority

If a tenant has fulfilled their obligations (rent paid on time, dwelling maintained, no illegal use), they benefit from a right of priority to conclude a new contract when the lease expires. Concretely, this means that, under equal conditions, the owner should not favor a new tenant to the detriment of the old one.

7.2. Early Termination

Three main modes of exit exist:

– mutual agreement: lessor and tenant agree to terminate the lease on a given date, often with a negotiated notice period. This is the simplest and fastest way;

– judicial termination at the request of one party, in case of a serious breach by the other (repeated non-payment, damages, failure to make the dwelling available, serious hidden defects, etc.);

– unilateral termination, only if the contract or the law expressly provide for it in the case considered.

Before going to court, the party wishing to terminate must normally send a written termination proposal. If the other party refuses or does not respond within 30 days, the judicial route opens.

7.3. Disputes and Recourse

Rental disputes fall under Uzbek courts, economic or common law courts depending on the status of the parties. The most frequent reasons concern:

– evictions for non-payment,

– disagreements over the return of the security deposit,

– rent increases deemed abusive,

– failure to carry out major repairs.

The texts remind that any unilateral modification or unforeseen termination of the contract can engage the liability of its author, who must compensate the other party for damages suffered, including lost income.

For a foreigner, the language barrier and complexity of procedures argue in favor of assistance from a local lawyer, especially for high-value leases or housing occupied by a family.

8. Practical Tips for a Successful Long-Term Rental

Renting a property long-term in Uzbekistan is not particularly difficult, but requires anticipating a few critical points.

In terms of the market, the current trend is rather favorable to tenants, particularly in Tashkent, where the increase in the housing stock has put an end to rent surges. Data shows a decrease in average rents since 2023, especially for standard or recently delivered properties.

Financially, it is essential to think in terms of “total cost”:

Finally, on a practical level, support from reliable professionals – recognized agencies, lawyers, services specialized for expatriates – remains the best guarantee for navigating serenely in a different legal, linguistic, and cultural environment.

By combining a good reading of the market, respect for the legal framework, and a prudent approach to negotiation, renting a property long-term in Uzbekistan can become an operation that is safe, economical, and pleasant, whether you are a student, diplomat, digital nomad, or long-term investor.

Cyril Jarnias

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.

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