Tashkent districts compared: prices, rents and supply, by the numbers

A square meter in Tashkent costs anywhere from $1,000 in Bektemir to $1,823 in Mirabad. Long-term rent, taking each district's median, runs from $400 to $1,000 a month. This is UyScan data as of 28 September 2026 for 11 districts, and below is who each district suits, going by the numbers.

If you came here looking for the best area to live in Tashkent, there is no ranking on this page. Some people care most about the price per meter, others about a rental close to work, others about a wide choice of new buildings. So each district gets one line of numbers, and you draw the conclusion for your own situation.

How much do prices differ between Tashkent districts?

A square meter in the most expensive district costs 1.8 times as much as in the cheapest: $1,823 against $1,000. The city median is $1,400 per m².

The three districts with the lowest price per square meter are Bektemir ($1,000), Sergeli ($1,018), and Uchtepa ($1,192). The three most expensive are Mirabad ($1,823), Yakkasaray ($1,770), and Shaykhantakhur ($1,619). On the map, high prices cluster in the center and low ones on the outskirts, but the line is blurry: prices inside one district often vary more than between neighboring districts.

The price per meter comes down to three things: how many new builds a district has, how expensive they are, and what shape the older housing is in. That is why districts with similar medians can be very different places to buy in. Compare Chilanzar and Yunusabad: $1,385 and $1,378 per square meter, yet new builds are 16% and 45% of the apartments for sale. Prices by district, room count and market are on the price per square meter page, and the full monthly breakdown is in "How much does an apartment cost in Tashkent".

Where is it cheaper to buy, and where to rent?

Buying is cheapest in Bektemir, at $1,000 per square meter. Renting is cheapest in Bektemir: a median of $400 a month, against $750 for the city (UZS 8,869,050 at the Central Bank rate). Why the outer districts are cheaper and how much choice they offer is covered in our article on the most affordable districts in Tashkent.

Rents vary between districts more than purchase prices do. Median rent in the most expensive district is 2.5 times (UyScan data as of 26 Sep 2026, listings: 19,687) higher than in the cheapest, while the gap in the price per meter is 1.8 times. Part of the gap comes from the flats themselves, since rentals in the center are bigger: the median rental flat is 75 m² in Mirabad and 56 m² in Bektemir.

Here are four districts with large rental markets and different price levels, side by side:

UyScan data: sales as of 28 Sep 2026, rentals as of 28 Sep 2026, medians. Apartments for sale in the sample: 28,842, rental listings: 19,861.

Divide the median sale price by a year of median rent and the city comes out at 10 years (UyScan data as of 26 Sep 2026, listings: 48,589): a typical flat costs about that many years of rent. By district, the figure ranges from 10.3 years (UyScan data as of 26 Sep 2026, listings: 7,242) in Yunusabad to 12.5 years (UyScan data as of 26 Sep 2026, listings: 889) in Uchtepa. If you are weighing renting against buying, or buying to let, this is a place to start: rent is high relative to prices in the central districts and in Yunusabad, and lower in Sergeli, Bektemir and Uchtepa. Treat it as a rough guide, since the flats for sale and the flats for rent are different flats, and asking prices are not transaction prices. All rents by district and room count are on the rent prices page.

Which Tashkent neighborhoods have the most apartments on the market?

The biggest sales market is in Mirzo Ulugbek, with 5,107 apartments for sale. For rentals, the most listings are in Mirabad: 3,405.

Sales and rental markets look different from district to district. In Mirabad, rental listings outnumber apartments for sale: 3,405 against 2,116. It is the other way round in Sergeli: 2,494 apartments for sale and 800 listings for rent. Renters will find more options in the center. Buyers on a tight budget will find more in Sergeli and Yashnabad (see below).

People often ask where expats live in Tashkent. UyScan does not know who the tenants are, so we cannot map expat neighborhoods. What the numbers do show, if you are moving here and plan to rent: long-term rental listings are most plentiful in the center and in large districts like Yunusabad and Mirzo Ulugbek, and rents are highest in the center. Our guide to renting an apartment as a foreigner covers registration, the lease and which districts listings aimed at foreigners come from.

Who posts the listings differs too. Owners post 24% of rental listings themselves in Sergeli, but only 4% in Mirabad, against 8% citywide. In the center nearly all rentals go through agencies, so agree on the agency's terms before you go to a viewing.

Choice is thinnest in Bektemir: only 417 apartments for sale. When listings are few, a new one is easy to miss. The UyScan bot makes this easier: every morning it sends fresh listings that match your district, budget and number of rooms.

Where are the new builds, and where is the older housing?

New builds make up the largest share in Yakkasaray: 67% of apartments for sale. The smallest share is in Chilanzar: 16%, against 48% for the city.

In Chilanzar and Uchtepa, most flats for sale are resale: new builds are 16% and 31% of supply. Yashnabad and Yakkasaray are the reverse, mostly new housing: 62% and 67%.

What matters more than the share is how much more a new build costs than resale in the same district. A square meter in a new build in Shaykhantakhur costs $3,091, and $1,319 on the resale market: expensive new buildings pull the district median up, while older flats there cost about what they do in mid-priced districts. The gap is small in Sergeli: $1,062 against $975. The gap for every district is broken down in "New build or resale".

Which district fits which budget?

At median prices, $50,000 buys the most space in Bektemir: 50 m², and the least in Mirabad: 27.4 m². The most apartments priced at or below that sum are in Sergeli: 535 of the 2,452 in the whole city, all collected on a separate page.

Below, each district gets one line: the median price per square meter to buy, the median monthly rent, and how many apartments are for sale. Districts are grouped by price per meter.

The lower end of the market

Bektemir. $1,000 per m², rent $400, 417 apartments for sale. By the numbers it suits people for whom budget comes first and who have time to wait: prices are low, but the choice is narrow. Owners post 43% of rental listings themselves, so you can often rent without an agent. For sale, for rent.

Sergeli. $1,018 per m², rent $450, 2,494 apartments for sale. Prices are close to Bektemir's, with far more apartments on the market. It suits first-time buyers with up to $50,000 and anyone who wants a new build without paying much over resale. The elevated Sergeli metro line has been running since 26 December 2020 (spot.uz, 27 Sep 2026). New builds in the district have a separate write-up in Russian. For sale, for rent.

Almazar. $1,197 per m², rent $600, 1,856 apartments for sale. Cheaper than the city median both to buy and to rent, with a mid-sized market. New builds are 41%, the rest is resale. For rent.

Uchtepa. $1,192 per m², rent $500, 737 apartments for sale. A small market, mostly resale. For tenants, rent here is cheap relative to what flats cost. For rent.

The middle of the market

Yashnabad. $1,333 per m², rent $600, 3,569 apartments for sale. Plenty of new builds and plenty of apartments within $50,000: 501. By the numbers, this is the district for a new build on a mid-range budget. For rent.

Yunusabad. $1,378 per m², rent $750, 4,089 apartments for sale. A big market for both buying and renting, with 3,157 listings for rent. It suits people who want a wide choice. For rent.

Chilanzar. $1,385 per m², rent $550, 2,482 apartments for sale. The price per meter is in line with the city median, while rent is below the city median. You will be choosing mostly among existing buildings. For sale, for rent.

Mirzo Ulugbek. $1,476 per m², rent $700, 5,107 apartments for sale. One of the largest markets for buyers. Resale here is much cheaper than new builds: $1,339 against $1,839 per square meter. For rent.

The top of the market

Shaykhantakhur. $1,619 per m², rent $1,000, 2,505 apartments for sale. New buildings here cost far more than old ones. If resale works for you, you can buy in the center at a mid-market price: $1,319 per square meter. For rent.

Yakkasaray. $1,770 per m², rent $900, 3,470 apartments for sale. New builds are 67% of supply, and the rental market is large: 3,207 listings. For rent.

Mirabad. $1,823 per m², rent $1,000, 2,116 apartments for sale. Buying here is at the top of the market, but there are 3,405 listings for rent against 2,116 apartments for sale. By the numbers, this is the district for people who want to rent in the center and are fine dealing with an agency. For rent.

What don't the numbers show, and what should you check yourself?

Behind the medians are 28,842 apartments for sale and 19,861 listings for rent, but they only capture what sellers wrote in their listings. Medians answer "what does a typical flat in this district cost", not "would I like living there". Here is what UyScan data does not show.

The transaction price. We see the prices in OLX and uybor listings. How much a seller came down after bargaining never appears in a listing, so the final price may be lower.

Differences within a district. Districts are large, and a median hides the difference between one neighborhood and the next. For example, half of the apartments in Mirzo Ulugbek ask between $1,218 and $1,915 per square meter. Look at the listings for your own area in search, not just the district median.

The commute. A district name says nothing about the time it takes to get to work. Check the route at rush hour and the distance to the nearest metro station. Even in a district with a metro line, the station can be a long way from the building.

The building. UyScan does not compare lifts, heating or parking. Most listings do not give the year the building went up, and some do not even state the building type. You can only check this at the viewing and in the documents.

Yangihayot. Official price monitoring, run by the National Center for Mass Valuation of Real Estate and also based on prices on online listing platforms, names Yangihayot the cheapest district in Tashkent: UZS 11 million (gazeta.uz, 27 Sep 2026) per m², against UZS 11.5 million (gazeta.uz, 27 Sep 2026) in Bektemir and Sergeli. It is missing from our data because OLX does not list the district separately. If you are after the lowest prices, look there too, just without our medians. Why official figures and listing medians differ is explained in "UyScan vs official statistics".

How we calculated

• Sales: active OLX and uybor listings from 11 districts of Tashkent, with duplicate listings merged, so each apartment counts once. We leave out prices below $8,000, areas under 15 m² and prices per meter outside $400–$15,000.
• Rent: long-term rental listings, monthly rent in US dollars, duplicates merged. Districts enter a ranking only with at least 30 listings.
• All prices are medians of asking prices as of 28 September 2026; our history starts on 28 August 2026. The price-to-rent figure uses district medians and ignores taxes, vacant months and repairs.
• The method is described on the methodology page, and the data itself is in open data. You can compare all districts in one table on the apartments by district and rent pages.