Tashkent apartment listing glossary: euro-remont, korobka, oilaga, bez makler

Korobka, white box, euro-remont, oilaga, bez makler: apartment listings in Tashkent are written in a mix of Russian, Uzbek and estate-agent slang. Here is what the words mean, with UyScan data as of 28 September 2026: 9,549 apartments are listed with a euro renovation at $1,527 per square meter, against $1,420 for a bare shell.

UyScan collects OLX and uybor listings every morning and does not sell apartments. Listings are written in Russian and in Uzbek, in Latin or Cyrillic script, so each term below comes with the spellings you will actually see. The numbers are of two kinds: prices by finish and building type update with the site, while word counts come from a snapshot of 26 September 2026.

What do the renovation words mean: korobka, chernovaya, predchistovaya, euro-remont?

Sellers most often tick euro renovation: 33% (UyScan data as of 26 Sep 2026, listings: 28,902) of apartments for sale are marked that way. The cheapest square meters are in flats with an average renovation and in those that need work: $1,197 and $1,176.

UyScan data as of 28 Sep 2026, apartments for sale: 28,842. The seller picks the renovation field, and in some listings it is left empty.

Korobka (коробка, literally 'box'; Uzbek listings also spell it karobka) is an apartment with a bare shell finish. The word appears in 1,769 sale listings, and 98% of them are new builds. In the renovation field these listings most often show a bare shell (46%) or a white box (11%).

Chernovaya (черновая), the bare shell finish, is found almost exclusively in new builds: 98% of such flats are in new buildings. The developer decides what it includes. We found no single standard, so check the scope of work in the contract.

Predchistovaya (предчистовая), or white box: walls and floor are leveled and utilities are roughed in, so only the final finish is left. 93% of these flats are in new builds too.

PSO (ПСО) is usually taken to mean the same pre-finish, but Tashkent listings don't use it. Among 113,433 sale and rental listings UyScan has collected since 28 August 2026, the abbreviation did not appear once.

Euro-remont (евроремонт) means a modern renovation here, not a quality standard, so the word alone tells you little when comparing flats. The phrase pod klyuch (под ключ, 'turnkey') appears in 831 sale listings, and 88% of them have euro renovation or a designer project in the renovation field: the flat is ready to move into.

In the table a bare-shell square meter costs more than one with an average renovation, because bare shells are almost all in new builds. Within new builds the order is the expected one: bare shell $1,448, white box $1,576, euro renovation $1,667, designer project $1,818 per m². These are medians across different buildings, not the cost of finishing: how much the finish adds in the same district and for the same room count is worked out in our article on finishing in new builds.

What do oilaga, qizlarga and bollarga mean in a rental listing?

They are the landlord's terms: who the flat will be let to. The most common is oilaga, Uzbek for 'to a family', or its Russian equivalent (семье): 9% of rental listings carry it, and a two-room flat with that note rents for $500 a month.

UyScan snapshot of 26 September 2026, rental listings: 19,687. We searched the Russian and Uzbek text; the last column is the median rent for a two-room flat carrying that note.

For comparison, the median for all two-room flats is now $700. Notes about families, young women and young men tend to appear in cheaper listings, while a two-room flat marked 'for foreigners' costs more than one with any other note in the table. If you are moving to Tashkent from abroad, that note is still a useful filter, since the landlord has already agreed to a foreign tenant; just don't expect the prices of the family listings. A note sets the rules for one particular flat and says nothing about people: if the condition doesn't fit you, there is no point in calling. All rentals by district and budget are in the rentals section.

What do bez makler and uy egasidan mean?

Bez makler (без маклера) and maklersiz both mean 'no makler', the local word for an estate agent, and uy egasidan is Uzbek for 'from the owner'. In sales, 496 listings say bez makler, maklersiz or 'no intermediaries' (без посредников), and only 6% of them were posted from accounts flagged as business.

Rentals are a different story: of 168 listings marked bez makler, 25% came from business accounts. The word that gives an agent away is 'commission' (комиссия): the phrase 'commission 50%' appears in 1,231 rental listings, and all but one of them came from business accounts. Where they spell it out, it means half of the first month's rent.

Without the business flag, UyScan counts a listing as posted by the owner: that is 31% of sales and 8% of rentals. They are collected on the apartments from owners and rentals from owners pages, and how to strike a deal without an agent is covered in our step-by-step guide to renting without an agent.

How do listings describe the building: brick, monolith, panel?

Sellers pick the building type in a listing field. Of the three main types, the square meter is cheapest in panel buildings, at $1,218; in brick buildings it is $1,436, in monolithic ones $1,553.

Brick (кирпич, gʻisht) is the most common type: 11,504 apartments, and 50% of them are in new builds. Monolith (монолит) is a concrete frame poured on site: 78% of monolithic flats for sale are new builds. Panel (панель) is a building assembled from factory-made concrete slabs, and 93% of these flats are on the resale market.

Novostroyka (новостройка, new build) and vtorichka (вторичка, resale) describe the market: a square meter costs $1,629 in a new build and $1,279 on resale. Prices by district are on the new builds and resale pages.

What do orientir, Ts-1, kvartal and massiv mean?

An orientir (ориентир, in Uzbek moʻljal) is a landmark near the building given instead of an address: a metro station, a school, a bazaar. It appears in 35% of sale listings and 44% of rental listings.

Ts-1 (Ц-1) and the other 'Ts' areas with a number are names of residential areas, not districts, and listings mostly write them in Cyrillic. Ts-1 is mentioned in 677 sale listings, and the flats sit in different districts: 247 in Mirzo Ulugbek, 219 in Mirabad and 154 in Yashnabad. The price per square meter differs between these districts, so check the district on the card.

Kvartal (квартал, 'block') is a numbered part of a residential area: '19 kvartal', '23 kvartal'. The word appears in 2,858 sale listings, 80% of them in Yunusabad and Chilanzar. Massiv (массив), in Uzbek mavze, is a named residential area such as Karasu-6. 1,443 sale listings use massiv or mavze.

Two more shorthands you will meet. 3/4/9 means rooms/floor/floors: a three-room flat on the fourth floor of a nine-storey building, and 47% of sale listings use it. Rooms are counted the local way, living room included and kitchen excluded. U.e. (у.е., 'conventional units') means dollars in practice: 18% of listings quote the price that way.

Which words mislead most often?

Srochno (срочно, 'urgent') and torg (торг, 'negotiable') promise the most. Srochno or zudlik bilan appears in 19% of sale listings, yet their price per square meter is only 4% below that of similar flats in the same district and market with the same room count.

Torg or kelishamiz ('we'll agree') appears in 11% of listings, and their price per square meter is in line with similar flats: sellers invite haggling but don't cut the asking price in advance.

The renovation field itself misleads too. In 5% of listings containing korobka, the field says euro renovation, designer project or average renovation, while the description plainly says 'condition: korobka'. Trust the description and the photos, not the tick box.

In rentals, be careful with bez makler: one in four such listings comes from a business account. Students are mentioned in 706 listings, but often in a ban such as 'not for students', so read the whole sentence.

The number in the price field is sometimes not the price of the flat but a down payment: how to spot that is explained in 'Price or down payment'. The same flat often appears in several listings with different wording; see our article on duplicate listings. In UyScan search the copies are already merged, and the UyScan bot sends new flats that match your district and budget.

How we counted

• Active OLX.uz and uybor.uz listings in 11 Tashkent districts after merging copies, UyScan database snapshot of 26 September 2026. Yangihayot district is not in the data. Sales and rentals are counted by the same rules as on the price pages.
• We searched titles and descriptions in Russian and Uzbek, in different spellings: коробка and karobka, ориентир and moʻljal. Negations such as 'not for students' were not separated out: the number for a note is the number of mentions.
• 'Similar flats' for srochno and torg means the same district, market and room count; we compared the price per meter with that group's median.
• Prices are asking prices, not sale prices. Details are in the methodology. When quoting, write: 'according to UyScan (uyscan.uz) data as of 26 September 2026'.