Real Estate Transactions in Uzbekistan

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Form of the agreement

Pursuant to Article 112 of the Civil Code, failure to comply with the notarisation requirement or the requirement for state registration of an agreement, where such requirements are prescribed by law, renders the transaction invalid.

Under Article 488 of the Civil Code, an agreement for the sale of a residential house, apartment, or part of a residential house or apartment must be notarised and registered with the state.

There is no statutory requirement for agreements relating to non-residential real estate to be notarised. Nevertheless, where one of the parties is an individual, it is advisable to have the agreement notarised.

Language

In Uzbekistan, notarial acts are performed in the state language – Uzbek. At the request of the parties, the notarised document may be issued by the notary in Russian or, where practicable, in another acceptable language.

Where the agreement is executed in a language that a party does not understand or does not sufficiently understand, the contents of the document may be interpreted orally by the notary or by an interpreter engaged by the requesting party.

For agreements between legal entities, it is recommended that agreements be executed in two languages, one of which should be Uzbek.

Verification and Legal Capacity

For foreign individuals, identity is verified on the basis of their national passport (provided that, where required by law, the foreign national has been registered with the competent internal affairs authorities), or a residence permit, ID card, diplomatic passport, or an accreditation card confirming accreditation in Uzbekistan.

Where a transaction involves a legal entity, the notary verifies its legal capacity. For this purpose, the notary examines the constituent documents of the legal entity and verifies that it has been duly registered in accordance with applicable legislation. The notary also confirms that the proposed notarial act is consistent with the legal entity’s constituent documents.

A representative’s authority must be confirmed by a power of attorney and/or other supporting documents (such as a resolution, minutes of a general meeting, a supervisory board resolution, an order, or similar documents). In addition, the notary verifies through the relevant information system that no death record has been registered in respect of an individual. The verification certificate generated by the system is retained electronically.

Information relating to powers of attorney executed through the vakolat.uz platform is verified electronically through the relevant information system. In such cases, submission of a hard-copy power of attorney is not required.

A notary does not require a power of attorney from the head of a legal entity where, under the entity’s constituent documents, such person is authorized to enter into transactions on behalf of the legal entity. In such cases, documentary evidence confirming the person’s official capacity must be provided.

Outstanding Liabilities and Encumbrances

When notarising a real estate transaction, the notary verifies, among other things, that:

there are no outstanding mandatory payments for utility services (including gas supply, cold water supply, sewerage, heating, hot water supply and electricity), except in transactions involving the sale and purchase of real estate between business entities;
parties have no outstanding enforcement debts recorded in the database of the Bureau of Compulsory Enforcement;
there are no outstanding tax liabilities owed to the state budget;
where the real estate or any part thereof is subject to a mortgage or other security interest (including where a corresponding entry exists in the pledge register), the consent of the secured creditor has been obtained; and
there are no prohibitions, arrests or other restrictions affecting the property.

Documents

When notarising an agreement involving the transfer of real estate or a part thereof owned by a legal entity, the following documents must be provided:

a document confirming title to the property;
the relevant resolution of the competent corporate body of the legal entity (e.g., minutes of the general meeting, a resolution of the supervisory board, an order, or other equivalent corporate approval); and
documentary evidence confirming settlement between the parties (such as a receipt, payment order, memorial order, or cash receipt/payment voucher), except where payment has been deferred under the terms of the agreement.

Where the transfer of real estate or a part thereof is authorised by a resolution of the legal entity's supervisory board, the following additional documents must also be submitted:

a certificate, signed by the legal entity's chief executive and chief accountant, confirming the property's carrying (book) value; and
information regarding the legal entity's net assets.

GENERAL RULE

Where the purchaser of the real estate or a part thereof is a foreign national or a stateless person, notarisation of the transfer transaction may only be carried out upon presentation of a residence permit or ID card issued by the competent internal affairs authorities in accordance with the prescribed procedure.

SPECIAL RULES

Foreign nationals may acquire real estate in Uzbekistan without obtaining a residence permit in the following cases:

(a) Acquisition of Real Estate Above the Statutory Threshold

Citizens of the following countries, including

Australia, Austria, Azerbaijan, Algeria, Antigua and Barbuda, Argentina, Barbados, Belgium, Belize, Brazil, Brunei Darussalam, Bulgaria, Canada, Chile, China (including the Hong Kong and Macao Special Administrative Regions), Colombia, Costa Rica, Croatia, Cyprus, Czech Republic, Denmark, Dominican Republic, Ecuador, Estonia, Fiji, Finland, France, Georgia, Germany, Greece, Guatemala, Guyana, Honduras, Hungary, Iceland, India, Indonesia, Iran, Ireland, Israel, Italy, Japan, Kazakhstan, Kyrgyzstan, Latvia, Lebanon, Liechtenstein, Lithuania, Luxembourg, Malaysia, Maldives, Malta, Mauritius, Mexico, Moldova, Monaco, Mongolia, Montenegro, Morocco, Nauru, the Netherlands, New Zealand, North Macedonia, Norway, Oman, Palau, Panama, Peru, the Philippines, Poland, Portugal, Qatar, Romania, the Russian Federation, San Marino, Serbia, Seychelles, Singapore, Slovakia, Slovenia, South Africa, South Korea, Sri Lanka, St. Kitts and Nevis, St. Lucia, St. Vincent and the Grenadines, Suriname, Switzerland, Tajikistan, Thailand, Trinidad and Tobago, Tunisia, Türkiye, Turkmenistan, Ukraine, the United Arab Emirates, the United Kingdom, the United States, Uruguay, Vatican City, Vietnam and Jamaica,

are not required to obtain a residence permit where they purchase real estate for at least:

USD 300,000 (or its equivalent) in Tashkent City and Tashkent Region;
USD 200,000 (or its equivalent) in Samarkand, Bukhara, Namangan, Andijan, Fergana and Khorezm Regions; and
USD 100,000 (or its equivalent) in the Republic of Karakalpakstan and all other regions of Uzbekistan.

(b) Investment in Newly Constructed Real Estate

Citizens of the countries listed above are likewise exempt from the residence permit requirement where they invest in newly constructed real estate (excluding land plots) with a purchase price of at least:

In Tashkent Region, Tashkent City and Samarkand City:

USD 150,000 (or its equivalent) for off-plan properties purchased during the construction stage; or
USD 180,000 (or its equivalent) for completed properties that have been commissioned.

In all other regions of Uzbekistan:

USD 70,000 (or its equivalent) for off-plan properties purchased during construction; or
USD 85,000 (or its equivalent) for completed properties that have been commissioned.

For purchases under this exemption:

all payments must be made through bank accounts, and documentary evidence of payment must be presented to the notary; and
where the property is acquired in co-ownership, each co-owner's share must independently satisfy the applicable minimum investment threshold.

(c) IT Visa Holders

The minimum investment thresholds described above do not apply to foreign nationals holding an IT Visa, or to their immediate family members (spouse, parents and children). Such persons are also not required to obtain a residence permit in order to purchase real estate.

For foreign investors and IT professionals from visa-exempt countries, as well as founders (participants) of residents of IT Park Uzbekistan, a recommendation letter issued by the IT Park Directorate is deemed equivalent to an IT Visa.

(d) Holders of the "Vatandosh" Card

Foreign nationals and stateless persons holding a "Vatandosh" Card are exempt from both:

the minimum property value requirements; and
the requirement to obtain a residence permit when purchasing real estate in Uzbekistan.

Escrow Requirement

Under the rules effective from 1 April 2026, payments for real estate transactions must be made through an escrow account opened with a commercial bank.

Regulatory Restrictions

Certain categories of legal entities are subject to special statutory restrictions when disposing of real estate.

For example, companies in which the state directly owns more than 50% of the shares or participatory interests, as well as companies in which such state-owned companies hold more than a 50% ownership interest, may dispose of their real estate only through an open electronic auction.

Planning to Purchase Real Estate in Uzbekistan?

Planning to get into real estate transactions in Uzbekistan? We are ready to provide comprehensive legal assistance throughout the entire transaction—from due diligence and structuring to contract negotiation, notarisation, registration and completion.