UyScan vs official statistics: why housing price figures differ

On 1 September 2026, the official average apartment price per square meter in Tashkent's Shaykhantakhur district was UZS 25.3 million (gazeta.uz, 27 Sep 2026). The UyScan median for listings in the same district on 26 September was UZS 19.2 million (UyScan data as of 26 Sep 2026, listings: 2,506), so the official figure is almost a third higher. Nobody got it wrong: five official data series and UyScan answer different questions. Here is what each one measures.

Who publishes housing prices in Uzbekistan?

We count five official sources of housing market figures, with UyScan as the sixth, and they update at very different speeds, from once a quarter to every morning. The National Statistics Committee, for example, found that apartment prices in Tashkent rose 3.9% (spot.uz, 27 Sep 2026) year on year in the second quarter of 2026, while the mass valuation center put a price on a square meter in every district as of 1 September.

• Central Bank of Uzbekistan. A real estate market review every quarter plus a full-year summary: the number of deals and price changes in dollars and in soums. For March 2026 the Central Bank counted 47.3 thousand (gazeta.uz, 27 Sep 2026) real estate purchase and sale deals.
• CERR (Center for Economic Research and Reforms). Monthly figures on housing deals and the average price per square meter. Resale apartments in Tashkent averaged $1,124 (gazeta.uz, 27 Sep 2026) per m² in March.
• IMRS (Institute for Macroeconomic and Regional Studies). Monthly reviews of apartment prices in Tashkent's multi-story buildings, based on OLX.uz data, in dollars, by district and by number of rooms. Fully finished one-room apartments in new builds in Mirzo Ulugbek rose 23.5% (spot.uz, 27 Sep 2026) in price year on year in May. Rooms here are counted the local way, without the kitchen.
• National Statistics Committee. A quarterly price index covering apartments, new builds, resale, private houses, Tashkent and the regions. The index shows how much prices changed in percent, not what a square meter costs, and it is built from listing prices: for Tashkent the base comes entirely from OLX.uz.
• National Center for Mass Valuation of Real Estate. Average prices per square meter of apartments in 35 cities and districts across the country as of 1 September 2026, based on prices on online platforms. The head of the national committee on urbanization and the housing market promised back on 5 March 2026 (spot.uz, 27 Sep 2026) that such prices would be published for the capital's districts.
• UyScan. That is us. We are not an agency, we do not sell apartments and we are not affiliated with OLX or uybor. Every morning we collect listings from the general classifieds site OLX.uz and the property portal uybor.uz across 11 districts of Tashkent, merge copies of the same apartment and calculate the median. Right now the count covers 28,842 apartments, and the citywide median is $1,400 per m².

The mass valuation center's snapshot is not a valuation of your particular apartment. How to look that up and challenge it is covered in our article on mass valuation, available in Uzbek and Russian.

Why do UyScan and official figures differ?

In 7 of 11 districts, the official average and our median are only a few percent apart. The gap is noticeable in four districts and largest in Shaykhantakhur: +32% (UyScan data as of 26 Sep 2026, listings: 2,506). There are several reasons, and none of them means that anyone is counting wrong.

Average versus median. The mass valuation center publishes an average; we publish the median, the price with half of apartments below it and half above. A handful of apartments priced like penthouses lift the average a lot and barely move the median. Take the plain average of our Shaykhantakhur listings and you get UZS 27.7 million (UyScan data as of 26 Sep 2026, listings: 2,506), above even the official figure, while the median stays at UZS 19.2 million.

Which apartments count. The center's publication does not say whether new builds are included. In the city center that matters a lot. New builds, or novostroyki as they are called locally, are apartments in recently built or still unfinished buildings. In Shaykhantakhur our median is $3,091 per m² in new builds and $1,319 on the resale market.

Duplicate listings. The same apartment is often posted by several agencies. If you count listings instead of apartments, new builds with their many copies enter the sample several times over. Copies make up 35% of listings on our side, and each apartment is counted once. The publications on other sources' data do not say whether they remove copies. Where duplicates come from is explained in one apartment, five listings.

Date. The official snapshot is as of 1 September, ours as of 26 September. Here that makes almost no difference: according to our price history, the median per m² in Shaykhantakhur did not move over those weeks.

Currency. Official figures are in Uzbek soums (UZS). UyScan calculates in US dollars and converts to soums at the Central Bank rate. The table below uses the rate of 25 September 2026; the current one is 11,825.4 soums per dollar (26 Sep 2026). Prices in dollars and in soums move differently, which we cover separately in prices in dollars and soums.

What is the official price per square meter in Tashkent districts?

As of 1 September the official price is highest in Shaykhantakhur, at UZS 25.3 million per square meter, while the UyScan median there is UZS 19.2 million. That is also where the gap is largest (+32%), followed by Mirzo Ulugbek (+12%). In Almazar and Yakkasaray the figures almost match, and in Yashnabad the official one is below ours. In the five districts not shown in the table, from Yunusabad to Bektemir, the gap is under five percent either way.

Price per square meter of an apartment. Official: National Center for Mass Valuation of Real Estate, average as of 1 September 2026 based on prices on online platforms. UyScan: median of all listings in the district (new builds and resale) as of 26 September 2026, in soums at the Central Bank rate of 25 September 2026; listings in the six districts: 18,637. The gap shows how much higher or lower the official figure is than ours.

The listings themselves show what pulls the center up. In Shaykhantakhur, 905 (UyScan data as of 26 Sep 2026, listings: 2,506) listings are priced above the official average: 861 of them in new builds and only 44 on the resale market.

On the outskirts the picture is different. In Sergeli and Bektemir, the official figure of UZS 11.5 million (gazeta.uz, 27 Sep 2026) matches our resale median to one decimal place: UZS 11.5 million (UyScan data as of 26 Sep 2026, listings: 1,527). In dollars, a resale square meter there currently costs $975 and $968 respectively. In Yashnabad it works the other way round: the official figure is below our median. New builds make up 62% of our listings there, while the resale-only median is UZS 13.7 million (UyScan data as of 26 Sep 2026, listings: 1,350), slightly below the official one.

Dollar medians for every district, updated every morning, are on the price per square meter page.

Asking price vs transaction price: what is the difference?

All UyScan figures are asking prices: what the sellers of 28,842 apartments want as of 28 September 2026. What was actually paid after bargaining is not visible in listings. Three of the five official series are also built on listings: the mass valuation center studied online platforms, while IMRS and, for Tashkent, the National Statistics Committee use OLX.uz data. The publication on the committee's index says outright that it does not reflect transaction prices.

Deals are counted by the Central Bank and CERR, and they count differently too. For March 2026, the Central Bank counted 47.3 thousand real estate purchase and sale deals, and CERR 43.6 thousand (gazeta.uz, 27 Sep 2026) housing deals. Their definitions and methods differ, so always name the source next to the number.

Asking prices do not stand still either. In the latest daily update, 128 apartments were marked down by at least $500; all of them are on the price drops page. We have not found a regular publication on how far transaction prices in Tashkent fall below asking prices, so treat the asking median as an upper bound.

Why is Yangihayot missing from our data?

Tashkent officially has 12 districts; UyScan has 11 districts, without Yangihayot. The district was created in 2020 (gazeta.uz, 27 Sep 2026) from parts of Sergeli and Bektemir and land from the surrounding Tashkent region, but OLX still does not list it as a separate option, so sellers pick a neighboring district in their listing.

Most often that is Sergeli. Of the 672 (UyScan data as of 26 Sep 2026, listings: 28,902) listings that mention Yangihayot in the text, 622 (UyScan data as of 26 Sep 2026, listings: 2,496) are filed under Sergeli, which is one in four listings in that district. Their median is $1,008 (UyScan data as of 26 Sep 2026, listings: 622) per m², against $1,025 (UyScan data as of 26 Sep 2026, listings: 1,874) for the rest of the district. They are slightly cheaper, just as in the official snapshot, where Yangihayot is the capital's most affordable district at UZS 11 million (gazeta.uz, 27 Sep 2026) per square meter. These listings barely move the Sergeli median.

For comparisons with official figures this means two things. Our Sergeli includes a sizable share of listings from Yangihayot, so it is wider than the official district. And the UyScan citywide median includes the capital's most affordable district only through listings filed under its neighbors.

Which figure to trust, and for what?

Each of them, for its own question. For a year-on-year trend, use the National Statistics Committee and the Central Bank: apartments in Tashkent rose 3.9% in the second quarter compared with a year earlier, while UyScan's history is shorter and starts on 28 August 2026.

The number of deals comes from the Central Bank and CERR, monthly dynamics by rooms and districts from IMRS, and an official benchmark for a district on a given date from the mass valuation center. Deals, new housing completions and mortgages are summarized in our Uzbekistan housing market review.

What sellers are asking in a district today, and how many such apartments are on sale, is what UyScan shows: citywide prices, price per m² by district and a search with duplicates already merged. The UyScan bot on Telegram sends new apartments that match your filter. When quoting us, write "according to UyScan (uyscan.uz)" and give the data date; the district table can be downloaded from the open data page. Where our listings come from is described on the sources page.

How we calculated

• Official figures come from publications by the Central Bank, CERR, IMRS, the National Statistics Committee and the mass valuation center, as reported by the local news outlets Gazeta.uz and Spot; links are in the Sources block. Other bodies' methods are described only from these publications.
• UyScan: database snapshot of 26 September 2026, active sale listings on OLX and uybor after merging copies and applying our counting rules, 11 districts without Yangihayot.
• Median and average price per m² are calculated over all listings in a district and converted to soums at the Central Bank rate of 25 September 2026. The gap is how many percent the official figure is above or below our median. Mentions of Yangihayot were searched for in listing texts in every spelling, written as one word or two.
• Full description in the methodology.