Since September 5, residents of Tashkent have begun receiving notifications via the MyGov.uz portal regarding the revision of their property's cadastral value. Many owners have found that the new amount differs significantly from what was recorded in documents. They are given the option to accept this valuation or express disagreement. The lack of clear explanations regarding the consequences of the choice and the impact of the new value on the property tax amount has caused widespread resonance and active discussions on social media.
On September 7, representatives of the National Center for Mass Valuation of Real Estate under the Cadastre Agency, as well as the Ministry of Economy and Finance, held a press conference where they answered questions from media representatives.
The necessity of mass real estate valuation
The cadastral value used for taxation purposes in Uzbekistan was introduced in 2018. However, according to Mukhiddin Holmurodov, director of the National Center for Mass Valuation of Real Estate under the Cadastre Agency, the real estate market has undergone significant changes, including an increase in construction volumes and intensified urbanization, which were not reflected in the existing valuation system.
Holmurodov explained that the initial system did not allow for finding a correct distribution of values. Mass valuation is an analysis of extensive data using a unified methodology, the goal of which is to determine the property value closest to the market price. This allows for the creation of a single digital database for various needs, including taxation and transaction registration.
The legal basis for this project was the presidential decree of March 5, 2025, on the introduction of the mass real estate valuation system. This document provided for the creation of the National Center for Mass Valuation of Real Estate under the Cadastre Agency and the phased implementation of the valuation: in the period 2025–2026—in Tashkent, then in 2026–2027—in Nukus and regional centers, and from 2027—in the remaining territories.
The unified methodology for mass valuation was approved by Order No. 74-10 of the Director of the Cadastre Agency dated May 18, 2026, and registered with the Ministry of Justice on June 25 (No. 3858). It regulates the procedure for determining the value of both residential and non-residential objects, close to the market price. Holmurodov added that the goal is to bring the current value closer to the real market value, and that this value can be useful not only for taxes but also for obtaining mortgages and calculating compensation when property is seized for public needs.
The center's director also drew attention to the problem of unscrupulous realtors who may persuade owners to sell properties for significantly less than their actual value. In such cases, mass valuation can serve as a useful reference point for owners.
Reasons for the significant discrepancy between old and new valuations
The new value, which in some cases exceeds the cadastral value listed in documents many times over, caused the most concern among owners. Holmurodov himself gave examples: two apartments of similar size in apartment buildings—one in Yangiha'ot district, the other in Yunusabad district—had a cadastral value of 112 million and 132 million soms, respectively, while according to the results of the mass valuation, their value reached 574 million and over 1 billion soms.
A similar situation is observed with private houses. In the Bektemir and Yunusabad districts, the cadastral value might not have differed much despite differences in location, infrastructure, and other factors. Specialists demonstrated that the new valuation of a property in Bektemir was 13 times higher than before, and in Yunusabad—36 times higher.
According to Holmurodov, the average cadastral value per square meter of housing in Tashkent is about 1 million soms, whereas the market price of housing in the Yangiha'ot district, located far from the center, reaches 4–8 million soms per square meter. Thus, the mass valuation shows that the cadastral value is on average almost five times lower than the lower limit of market prices.
Overall, the cumulative cadastral value of over 600 thousand apartments in Tashkent is estimated at 57.7 trillion soms, while according to the results of the mass valuation, this amount is 426.7 trillion soms, meaning that the estimated value of apartments is almost 7.4 times higher than the cadastral value. For more than 213 thousand private householdings with plots, the difference is almost 15 times (39 trillion versus 587 trillion soms).
It is important to note that the calculated value is not the absolute market price of a specific object. Representatives of the center emphasized that the methodology provides a result 20–30% below the market level, which corresponds to the recommendations of the International Monetary Fund and the World Bank and allows for accounting for statistical error in mass calculations. For example, an apartment of 94 sq. m in the Akhmad Yugnaki massif was sold for 1.2 billion soms, while according to the results of the mass valuation, a similar object received a value of 1.01 billion soms.
Methodology for calculating the new cadastral value
The center emphasized that during mass valuation, objects are not assessed individually, as this approach is impossible for all real estate in the country. Instead, the territory is divided into price zones—groups of plots with comparable real estate characteristics.
For each zone, reference objects are determined, representing the most typical and frequently sold options. Based on these references, the base cost per square meter is calculated. Holmurodov reported that for Tashkent, the reference object was a two-room apartment up to 60–70 sq. m as the most common type of housing, and for individual houses—land plots up to 200 sq. m.
The base cost of the reference object is then adjusted for a specific object using correction coefficients. Parameters such as the year of building construction, location, plot area, total area, wall material, and floor are taken into account. For example, increasing the apartment area beyond 70 sq. m may lead to some reduction in the final cost per square meter.
The calculation formula and applied coefficients are available on the platform davreestr.uz in the personal account. Data on market offers and transactions made from the beginning of 2026 to July 1 of the current year were used for the calculations, including about 100 thousand offers and more than 85 thousand notarized sales contracts.
Regarding unfinished construction objects, Holmurodov explained that a reference value has already been established for each price zone. The Cadastre Agency provides lists of new objects quarterly, to which the calculation formula for the corresponding zone is automatically applied, eliminating the need for manual assessment of each new object.
Significance of the 'Agree' and 'Disagree' buttons
The two options presented to owners in the notification of the new value allow them to express their opinion on the results of the mass valuation—to agree or to state disagreement. Currently, neither of these options entails legal consequences. Mukhiddin Holmurodov clarified that even if the 'agree' button is pressed, the owner retains the right to challenge this value in the future if it gains legal force, according to the procedure described in the 'On Mass Valuation' draft law, public discussion of which concluded on September 7.
He also noted that if the owner does not respond to the notification, the amount indicated by the valuation results remains unchanged, implying default consent. If errors are found in the cadastral data, such as incorrect area or number of rooms, they can be corrected through the special form 'Incorrectly Indicated Cadastral Data'. Furthermore, if the owner believes that the calculated value does not correspond to the object's characteristics, they can state their own amount with justification, attaching photos using both MyGov.uz and davreestr.uz.
Feruz Sultanov, Deputy Director of the center, warned that not every appeal leads to a revision of the valuation; the decision depends on the validity of the claim. He explained that sometimes a claim may just be the owner's personal wish, not confirmed by the market. However, if the appeal is confirmed, for example, by a collective application from residents of an entire mahalla regarding the undervaluation, specialists visit the site and, if necessary, revise the value not for one object, but for the entire zone or mahalla.
Residents experiencing difficulties accessing MyGov.uz or davreestr.uz can contact their mahalla committees. Holmurodov reported that explanatory meetings were held in all 585 mahallas of Tashkent.
As of September 7, about 5,000 people expressed their opinion on the new valuation: 78% agreed with the results, and among the 22% who disagreed, the majority asked not to reduce, but rather to increase the value, believing that their property had been undervalued.
Impact of the valuation on property tax
Mukhiddin Holmurodov assured that according to current legislation, the mass valuation itself does not create tax obligations for citizens nor does it lead to an automatic increase in the tax amount. He emphasized that the fact that the housing value increased following the valuation does not mean an automatic rise in taxes, as issues of tax rates and taxation procedures are regulated by separate tax legislation.