The most affordable Tashkent districts: where a square metre is cheaper, and why
A square metre is cheapest in Bektemir ($1,000) and in Sergeli, and most expensive in Mirabad ($1,823). Why the outskirts cost less, where rent is cheapest and where Yangihayot fits in.
In short
- The cheapest square metre in Tashkent is in Bektemir: $1,000, against $1,400 for the city as a whole. UyScan data as of 28 September 2026.
- Long-term rent is cheapest in Bektemir: a median of $400 a month, against $750 citywide.
- The cheap districts are the farthest from the centre, yet their housing is no older than the city's: flats in buildings from before the 80s make up 11% of Sergeli resale listings with a known build year, against 20% citywide.
- Yangihayot district is not in our data. Official monitoring as of 1 September 2026 names it the cheapest in Tashkent: UZS 11 million per m².
The cheapest square metre in Tashkent is in Bektemir, at $1,000. Sergeli and Uchtepa come next, while the most expensive is in Mirabad at $1,823, 1.8 times as much. These are medians of asking prices in UyScan listings as of 28 September 2026. Below: where the low prices come from, and where rent is cheap.
What is the cheapest area in Tashkent?
The most affordable square metre is in Bektemir: a median of $1,000, against $1,400 for the city. The four districts with the cheapest square metre are Bektemir ($1,000), Sergeli ($1,018), Uchtepa ($1,192), and Almazar ($1,197).
| District | Median per m² | New builds, per m² | Resale, per m² | New-build share | Listings |
|---|---|---|---|---|---|
| Bektemir | $1,000 | $1,038 | $968 | 41% | 417 |
| Sergeli | $1,018 | $1,062 | $975 | 49% | 2,494 |
| Uchtepa | $1,192 | $1,202 | $1,181 | 31% | 737 |
| Almazar | $1,197 | $1,375 | $1,136 | 41% | 1,856 |
| Yashnabad | $1,333 | $1,493 | $1,161 | 62% | 3,569 |
| Yunusabad | $1,378 | $1,540 | $1,298 | 45% | 4,089 |
| Chilanzar | $1,385 | $1,436 | $1,371 | 16% | 2,482 |
| Mirzo Ulugbek | $1,476 | $1,839 | $1,339 | 44% | 5,107 |
| Shaykhantakhur | $1,619 | $3,091 | $1,319 | 54% | 2,505 |
| Yakkasaray | $1,770 | $1,913 | $1,534 | 67% | 3,470 |
| Mirabad | $1,823 | $2,125 | $1,616 | 52% | 2,116 |
| Whole city | $1,400 | $1,629 | $1,279 | 48% | 28,842 |
The bottom four are not alike. Bektemir and Sergeli stand apart at $1,000 and $1,018 per square metre, while the third district on the list is already at $1,192. Their markets differ in size too: Sergeli has 2,494 apartments for sale, Bektemir only 417 apartments. Median prices per square metre for every district are updated each morning on the price per square metre page.
Where is rent cheapest?
Long-term rent is cheapest in Bektemir: a median of $400 a month. Sergeli follows at $450, and the citywide median is $750, as of 28 September 2026.
Cheap rent is found where cheap sale prices are, but the choice is narrow: 138 apartments are listed for rent in Bektemir and 800 in Sergeli, against 3,405 in Mirabad. On the other hand, owners on the outskirts more often let their flats directly: they post 43% of listings in Bektemir and 24% in Sergeli, against 8% citywide. For a tenant, that means a better chance of dealing with the owner rather than an agent. Medians for every district and room count are on the rent prices page, and Sergeli listings on the rent in Sergeli page.
Why is the square metre cheaper there?
The map tells most of the story: the cheap districts are the farthest from the centre. The median straight-line distance from a listing's map point to Amir Temur Square, the heart of the city, is 10.9 km (UyScan data as of 26 Sep 2026, listings: 415) for Bektemir, 9.5 km (UyScan data as of 26 Sep 2026, listings: 2,496) for Sergeli and 3.4 km (UyScan data as of 26 Sep 2026, listings: 2,122) for central Mirabad.
The outskirts are cheaper as a whole, not just their flats. Official monitoring puts a detached house in Bektemir district at UZS 394 million (gazeta.uz, 27 Sep 2026) per sotka of land, against UZS 1,081.4 million (gazeta.uz, 27 Sep 2026) in Mirabad.
Distance does not explain everything, though. Chilanzar is only slightly closer to the centre, at 8.6 km (UyScan data as of 26 Sep 2026, listings: 2,508), yet a square metre there costs $1,385, in line with the city median. The listings do not explain this gap: Chilanzar has fewer new builds, 16% of supply against 49% in Sergeli, and more old buildings. We compare all districts side by side on prices, rent and choice in “Tashkent districts compared”.
New builds or resale flats: which are cheap here?
Both are. In Sergeli a square metre costs $1,062 in a new build and $975 on the resale market; in Bektemir, $1,038 and $968. Across the city, a square metre in a new build costs $1,629.
Even a new build in Sergeli costs less per square metre than a typical resale flat across the city: $1,062 against $1,279. The premium for a new building is small here, +9% in Sergeli and +7% in Bektemir, against +27% citywide. How it varies by district is covered in “New build or resale”.
The idea that the outskirts are cheap because it is all old housing out there does not hold up. Among resale listings that state the build year, flats in buildings put up before the 80s, the older Soviet stock, make up 11% (UyScan data as of 26 Sep 2026, listings: 656) in Sergeli, 20% (UyScan data as of 26 Sep 2026, listings: 5,258) citywide and 34% (UyScan data as of 26 Sep 2026, listings: 612) in Chilanzar. Sergeli's resale stock is younger than the city's, yet cheaper: in buildings put up after 2000 the square metre is listed at $1,071 (UyScan data as of 26 Sep 2026, listings: 144), below the city resale median.
New builds and resale flats for each district are collected on the apartments in Sergeli and apartments in Bektemir pages.
Where are the most apartments under fifty thousand dollars?
The most apartments priced at $50,000 or less are in Sergeli: 535 of 2,452 across the city. Yashnabad is second with 501. Market size plays a part here: a big district has plenty of cheap flats in absolute numbers even when their share is small.
By share, the picture changes. In Bektemir one flat in three fits this budget, 33% (UyScan data as of 26 Sep 2026, listings: 415) of the district's listings, against 21% (UyScan data as of 26 Sep 2026, listings: 2,496) in Sergeli and 9% citywide. At the median price per square metre, that money buys 50 m² in Bektemir and 49.1 m² in Sergeli, but only 27.4 m² in Mirabad.
All such apartments are collected on the apartments under fifty thousand dollars page, and what different budgets buy in each district is covered in “What 30, 50, 70 or a hundred thousand dollars buys in each Tashkent district”. To get new listings in this budget, try the UyScan bot on Telegram: every morning it sends fresh listings for the district, budget and number of rooms you choose.
Why is Yangihayot not on the list?
Yangihayot district is not in UyScan data: OLX does not list it separately, so sellers pick a neighbouring district in their listings, most often Sergeli. According to official monitoring as of 1 September 2026, it is the cheapest district in Tashkent: UZS 11 million (gazeta.uz, 27 Sep 2026) per m².
Bektemir and Sergeli come right after it in the same monitoring, at UZS 11.5 million (gazeta.uz, 27 Sep 2026) each. The official figures are calculated differently and in soums (UZS), so they do not match our dollar medians exactly, but the bottom of the list is the same. How the methods differ is explained in “UyScan vs official statistics”.
How we calculated
- Sales: active OLX and uybor listings in 11 districts, duplicates merged, excluding prices below $8,000, areas under 15 m² and a price per square metre outside $400–$15,000. A district enters the ranking with 30 listings or more.
- Rent: long-term rental listings, monthly payment, data as of 28 September 2026.
- Distance, building age and budget shares come from a database snapshot of 26 September 2026; listing coordinates are approximate. All figures are asking prices, not transaction prices, and the history starts on 28 August 2026.
- Full details are on the methodology page. Apartments in any district can be filtered in search.
Sources
- UZS 11 million: average price per m² of apartments in Yangihayot district from online listing platforms, the lowest in Tashkent; National Center for Mass Valuation of Real Estate, as of 1 September 2026. gazeta.uz, checked
- UZS 11.5 million: the same estimate per m² of apartments for Bektemir and Sergeli districts, as of 1 September 2026. gazeta.uz, checked
- UZS 394 million: detached house in Bektemir district, per sotka (one hundredth of a hectare), as of 1 September 2026. gazeta.uz, checked
- UZS 1,081.4 million: detached house in Mirabad district, per sotka, as of 1 September 2026. gazeta.uz, checked
Where the numbers come from
UyScan data as of 28 September 2026: 28,842 apartments for sale without duplicates, from OLX and uybor listings. These are asking prices, not transaction prices.
Numbers with a dotted underline are filled in from this data on every site update.
How to cite
One click selects the whole line. Please link to this page.
UyScan (uyscan.uz), asking prices of apartments in Tashkent, data as of 28 Sep 2026
Questions and answers
What is the cheapest area in Tashkent to buy an apartment?
Of the 11 districts UyScan covers, the square metre is cheapest in Bektemir: $1,000, against $1,400 for the city, as of 28 September 2026. Yangihayot district is not listed separately on OLX; official monitoring as of 1 September 2026 names it the cheapest, at UZS 11 million per m².
Where is it cheapest to rent an apartment in Tashkent?
By median long-term rent, it is cheapest in Bektemir: $400 a month. Next comes Sergeli ($450), while the citywide median is $750. UyScan data as of 28 September 2026.
Why are apartments in Sergeli so cheap?
Mostly distance. Going by listing coordinates, the median straight-line distance to Amir Temur Square in the centre is 9.5 km from Sergeli and 3.4 km from Mirabad. Building age does not explain it: flats in buildings from before the 80s make up 11% of Sergeli resale listings with a known build year, against 20% citywide. New builds are cheap too: $1,062 per m² against $1,629 for the city.
Is Yangihayot cheaper than Bektemir?
According to official monitoring as of 1 September 2026, yes: UZS 11 million per m² in Yangihayot district against UZS 11.5 million in Bektemir and Sergeli. Yangihayot is missing from UyScan data because OLX does not list it as a separate district.
Where are the most apartments under fifty thousand dollars?
The most apartments priced at $50,000 or less are in Sergeli: 535 of 2,452 citywide. In Bektemir, 33% of listings fit this budget, against 9% for the city. UyScan data as of 28 September 2026.
Apartments by district
Median price per m² and every listing in the district without duplicates.