How many years of salary buys an apartment in Tashkent, district by district
A median Tashkent apartment costs 7.4 years of the city's average salary if you save all of it, and 22.2 years if you save a third. Housing affordability in 11 districts, for a one-room flat and with a mortgage.
In short
- The median apartment for sale in Tashkent asks $90,000, or UZS 1.06 billion. That is 7.4 years of the average Tashkent salary, which the National Committee on Statistics put at UZS 12.01 million a month for January–June 2026.
- Saving a third of that salary, the median apartment takes 22.2 years and a one-room flat 12.9 years.
- Bektemir is the most affordable district at 4.7 years of salary; central Mirabad and Shaykhantakhur are the least affordable, at 10.3 years each.
- With a mortgage you only save for the deposit: UZS 213 million on the median apartment, or 1.5 years of salary. But the monthly payment of UZS 15.1 million is more than the average salary.
The median apartment for sale in Tashkent asks $90,000, or UZS 1.06 billion (UyScan data as of 26 Sep 2026, listings: 28,902) at the Central Bank rate. On the city's average salary for the first half of 2026, UZS 12.01 million (siat.stat.uz, 27 Sep 2026) a month, that is 7.4 years of pay if you save every soum, and 22.2 years if you save a third. By district, the range runs from 4.7 years to 10.3 years.
A note on units before the numbers. Flats in Tashkent are advertised in US dollars, while salaries are paid in Uzbek soums (UZS), so every price here is converted to soums at the official Central Bank rate. The result is a simple price-to-income ratio for one average earner, not a household. If you earn abroad in dollars or euros, it will not tell you what you can afford, but it shows how the market looks to people living on Tashkent wages, and which districts are cheap or expensive relative to them.
How many years of salary does a Tashkent apartment cost?
7.4 years (UyScan data as of 26 Sep 2026, listings: 28,902), if you put away the entire average salary and spend none of it. A year of average pay comes to UZS 144 million (siat.stat.uz, 27 Sep 2026), and the median apartment costs UZS 1.06 billion, or $90,000.
Nobody lives on nothing, so a more realistic scenario is saving a third of each pay cheque. That triples the wait to 22.2 years. A couple on two average salaries, each saving a third, cuts it in half.
The median is the middle of the market: half the listings ask less, half ask more. A city-wide median cannot tell a flat on the outskirts from one in the centre, which is why the calculation is broken down by district below.
What is the average salary in Tashkent, and where does the figure come from?
UZS 12.01 million a month for January–June 2026, the latest figure published by the National Committee on Statistics as of late September. Pay in the capital rose 18.2% (siat.stat.uz, 27 Sep 2026) over the year.
Three caveats apply. It is accrued gross pay, before personal income tax is withheld, so take-home pay is lower. It excludes small businesses and agriculture, as a note to the data series says. And it is a mean, not a median: high earners pull the mean up, and the committee does not publish a median wage for Tashkent in this series.
The committee also reports wages by city district: the average is UZS 15.04 million (siat.stat.uz, 27 Sep 2026) in Yunusabad and UZS 6.42 million in Uchtepa. But these are wages paid by employers located in the district, not the income of the people who live there: many people work in one district and live in another. If you divide the price of an Uchtepa flat by Uchtepa's own wage anyway, you get 11.5 years (UyScan data as of 26 Sep 2026, listings: 737) instead of just over six. That is why the main calculation uses the city-wide figure.
Which Tashkent districts are the most and least affordable?
Saving the full average salary, it takes 4.7 years in Bektemir and 10.3 years in Mirabad and Shaykhantakhur. The gap is more than twofold: the median flat in Mirabad asks $125,438, in Bektemir $57,000.
| District | Median asking price | Saving all of the salary | Saving a third |
|---|---|---|---|
| Bektemir | $57,000 | 4.7 years | 14 years |
| Sergeli | $65,000 | 5.3 years | 16 years |
| Uchtepa | $75,000 | 6.2 years | 18.5 years |
| Chilanzar | $76,000 | 6.2 years | 18.7 years |
| Yashnabad | $78,000 | 6.4 years | 19.2 years |
| Almazar | $81,000 | 6.6 years | 19.9 years |
| Yunusabad | $93,000 | 7.6 years | 22.9 years |
| Mirzo Ulugbek | $94,900 | 7.8 years | 23.4 years |
| Yakkasaray | $119,000 | 9.8 years | 29.3 years |
| Shaykhantakhur | $125,000 | 10.3 years | 30.8 years |
| Mirabad | $125,438 | 10.3 years | 30.9 years |
| Whole city | $90,000 | 7.4 years | 22.2 years |
Prices: median asking prices in UyScan listings as of 26.09.2026 in 11 districts, Yangihayot excluded; apartments in the sample: 28,902 (UyScan data as of 26 Sep 2026, listings: 28,902). Salary: Tashkent average for January–June 2026, National Committee on Statistics. Years rounded to one decimal place.
Bektemir is a small district on the south-eastern edge of the city, and Sergeli lies in the south; Mirabad and Shaykhantakhur are central. The middle of the table, from Uchtepa to Almazar, sits at 6–7 years of full salary. Yunusabad and Mirzo Ulugbek, the districts with the most listings, are close to the city median at 7.6 years and 7.8 years. Why the outer districts are cheaper, and what a square metre costs there, is covered in our article on the most affordable districts.
What about a one-room apartment?
The median one-room flat asks $52,500 (UyScan data as of 26 Sep 2026, listings: 3,820), or UZS 621 million: 4.3 years (UyScan data as of 26 Sep 2026, listings: 3,820) of the full average salary, or 12.9 years if you save a third. That is more than three years faster than the median apartment of any size.
Local listings count every room, the living room included, so a one-room flat is a single room plus a kitchen and bathroom, and a two-room flat usually has one bedroom.
One-room flats are cheapest in Bektemir, at 3.2 years (UyScan data as of 26 Sep 2026, listings: 61) of salary, but there are few of them. Sergeli has a much wider choice and almost the same wait: 3.4 years (UyScan data as of 26 Sep 2026, listings: 333). The longest wait is in Shaykhantakhur: 5.2 years (UyScan data as of 26 Sep 2026, listings: 212). All listings, with district and price filters, are in the one-room apartments section.
Does a mortgage change the picture?
With a mortgage you only need to save the down payment. A 20% (spot.uz, 27 Sep 2026) deposit on the median apartment is UZS 213 million (UyScan data as of 26 Sep 2026, listings: 28,902), or 1.5 years (UyScan data as of 26 Sep 2026, listings: 28,902) of the full average salary and 4.4 years if you save a third.
Then the payments start. At 21% (spot.uz, 27 Sep 2026) over 20 years they come to UZS 15.1 million (UyScan data as of 26 Sep 2026, listings: 28,902) a month, more than the whole average Tashkent salary. For a one-room flat with the same deposit, the payment is UZS 8.8 million (UyScan data as of 26 Sep 2026, listings: 3,820), nearly three quarters of the average salary, and the UZS 124 million (UyScan data as of 26 Sep 2026, listings: 3,820) deposit takes 10 months to save on the full salary or 2.6 years on a third.
Actual loans are smaller than in this example. The average mortgage in Uzbekistan in the first half of 2026 was UZS 308 million (gazeta.uz, 27 Sep 2026), less than a third of the price of the median Tashkent flat, and the average rate on loans funded by banks' own money was 20.1% (gazeta.uz, 27 Sep 2026). Under the state programme the minimum down payment is lower, from 15% (spot.uz, 27 Sep 2026), but it only covers flats in completed new buildings. Bank rates and the payment in each district are in our mortgage article; the state programme's terms and loan cap are in a separate piece.
How rough is this price-to-income ratio, and what does it still show?
The biggest simplification is that the calculation freezes wages, and they rose 18.2% in a year. By the Central Bank's estimate, the price of a square metre of housing in Tashkent divided by the average monthly wage was 1.38 (gazeta.uz, 27 Sep 2026) in 2025, down from 1.77 a year earlier: wages grew faster than prices.
Listings collected by UyScan give the same figure for September 2026: a median of UZS 16.6 million (UyScan data as of 26 Sep 2026, listings: 28,902) per square metre, a ratio of 1.38 (UyScan data as of 26 Sep 2026, listings: 28,902) to the average monthly wage. The two are not directly comparable. The Central Bank used 2025 prices and wages, while we use asking prices before bargaining and wages for the first half of 2026. So the match does not prove that nothing changed in 2026, but the order of magnitude holds: a square metre costs a little under one and a half months' pay.
The other assumptions: listing prices are asking prices, and flats sell for less after bargaining, but listings do not show by how much. Inflation, deposit interest and price growth are left out. Yangihayot district is not included because OLX, one of the two sites UyScan collects, does not list it separately.
What the calculation does well is compare districts: whatever salary you plug in, a flat in Mirabad takes about twice as many years as one in Bektemir. For your own figure, divide the price of a flat in soums by your household's annual income. New listings in the district and budget you want are easiest to catch through the UyScan bot on Telegram or in search.
How we calculated
- Prices: median asking prices in sale listings across 11 Tashkent districts as of 26.09.2026, with duplicates merged and listings with implausible prices or floor areas removed. Today's city median is $90,000, updated every morning on the apartment prices page.
- Soums: converted at the Central Bank rate of 11,830.87 soums per dollar (cbu.uz, 27 Sep 2026).
- Years: price in soums divided by 12 months of the average Tashkent salary for January–June 2026 (National Committee on Statistics data); for a third of the salary, the result is multiplied by three.
- Mortgage: equal monthly payments, a 21% rate, 20 years, 20% down. More on the data in our methodology.
Sources
- UZS 12.01 million: Average monthly nominal accrued wage in Tashkent city, January–June 2026, excluding agriculture and small businesses, National Committee on Statistics. siat.stat.uz, checked
- 18.2%: Growth of the average Tashkent wage on January–June 2025, National Committee on Statistics. siat.stat.uz, checked
- UZS 144 million: 12 months of the average Tashkent wage for January–June 2026, UyScan calculation from National Committee on Statistics data. siat.stat.uz, checked
- UZS 15.04 million: Average wage at employers in Yunusabad district, January–June 2026. siat.stat.uz, checked
- UZS 6.42 million: Average wage at employers in Uchtepa district, January–June 2026. siat.stat.uz, checked
- 1.38: Price of 1 m² of housing in Tashkent divided by the average monthly wage, 2025, Central Bank review. gazeta.uz, checked
- 1.77: The same ratio in 2024, Central Bank review. gazeta.uz, checked
- 11,830.87 soums per dollar: Official Central Bank rate for 25.09.2026, used to convert prices to soums. cbu.uz, checked
- 21%: Lowest standard rate for a 20-year mortgage in July 2026 (National Bank of Uzbekistan); rate used in the worked example. spot.uz, checked
- 20%: Minimum down payment for a standard mortgage at the National Bank and several other banks, July 2026; down payment used in the worked example. spot.uz, checked
- from 15%: Minimum down payment under the state programme. spot.uz, checked
- 20.1%: Average rate on mortgages issued from banks' own funds, first half of 2026, Central Bank data. gazeta.uz, checked
- UZS 308 million: Average mortgage loan, first half of 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
How many years of salary does it take to buy an apartment in Tashkent?
By UyScan's calculation as of 26 September 2026, the median apartment costs UZS 1.06 billion. That equals 7.4 years of the average Tashkent salary if you save all of it, or 22.2 years if you save a third. Growth in prices and wages is not included.
What is the average salary in Tashkent in 2026?
UZS 12.01 million a month for January–June 2026, according to the National Committee on Statistics, up 18.2% on a year earlier. That is gross pay before income tax, excluding small businesses and agriculture. It is also a mean, not a median, so high earners pull it up.
Which Tashkent district is the most affordable relative to salaries?
Bektemir: the median apartment there asks $57,000, or 4.7 years of the city's average salary. Sergeli comes next at 5.3 years. Mirabad and Shaykhantakhur take the longest, 10.3 years each.
How long does it take to save for a one-room apartment in Tashkent?
The median one-room flat asks $52,500: 4.3 years of the full average salary, or 12.9 years if you save a third. By district, it ranges from 3.2 years in Bektemir to 5.2 years in Shaykhantakhur.
Is it faster to buy an apartment with a mortgage?
Faster to save for, yes, because you only need the deposit. A 20% down payment on the median apartment is UZS 213 million, or 1.5 years of the average salary. But at 21% over 20 years the monthly payment comes to UZS 15.1 million, more than the average Tashkent salary.
Apartments by district
Median price per m² and every listing in the district without duplicates.