Property tax in Uzbekistan

In 2026, individuals pay property tax on the cadastral value of real estate at rates from 0.36% to 1.5% (Article 422 of the Tax Code), while companies generally pay 1.5% of the average annual value. The tax authority calculates the tax for individuals; companies determine the base and check the generated tax return themselves.

In brief:

• the rate for an individual’s apartment, house or country house is 0.36%, 0.48% or 0.64%, depending on its area and location;
• business and income-producing non-residential property owned by an individual is taxed at 1.5%, while non-residential construction not completed on time is taxed at 3%;
• an individual receives a notice by 1 March and pays in equal instalments by 15 April and 15 October;
• the general rate for companies is 1.5%, the rate for construction not completed on time is 3%, and the rate for specified infrastructure and preserved property is 0.7%;
• first check the property type, cadastral or carrying value, local coefficient, relief and the date when the right arose, because each factor changes the result.

Updated: 04 September 2026

Who pays the tax and what property is taxable

For individuals, the taxpayer is the owner of taxable real estate, including a foreign citizen. Dehkan farms with or without legal-entity status are also taxpayers. If the owner cannot be located or has died, the person who possesses or uses the property is treated as the taxpayer. This group is fixed by the taxpayer rule (Article 418 of the Tax Code).

An individual is taxed on the listed types of property (Article 419 of the Tax Code):

• residential houses, apartments and country houses;
• non-residential real estate intended for business activity or earning income;
• non-residential construction not completed within the prescribed period;
• a parking space inseparably connected with an apartment building, and other structures, premises and facilities.

A non-residential project is treated as overdue construction if it is not completed within the period in the design-and-estimate documents. If no prescribed period was set, the test is whether construction was completed within 24 months from the month in which the construction permit was issued.

This article covers tax on real estate, but not the charge for the land beneath it. Land tax has a different base and regional rates. The article on property tax and land tax is useful when both liabilities must be checked for the same address.

How an individual calculates property tax

The calculation starts with the cadastral value (Article 420 of the Tax Code) determined by the authority that registers rights to real estate. The formula for one property is: cadastral value or the applicable minimum, whichever is higher, × rate × local coefficient. If one person owns several properties, the base is determined separately for each one.

For a home, country house, parking space, other structure or unfinished non-residential construction, the base cannot be less than UZS 42,000,000. For non-residential real estate intended for business or income, the minimum per square metre is UZS 3,530,000 in Tashkent, UZS 2,350,000 in Nukus and regional centres, and UZS 1,390,000 in other towns and rural areas.

If the authorised body has not valued the property, the notional value equals five times the minimum base in Tashkent, Nukus and regional centres, and twice the minimum in other localities. The owner of income-producing non-residential property may submit an independent valuation in the cases set by the Tax Code.

Example. An apartment of 90 square metres has a cadastral value of UZS 300,000,000. At 0.36%, the tax before the local coefficient is 300,000,000 × 0.36% = UZS 1,080,000. If the coefficient for the address is 1.1, the result is 1,080,000 × 1.1 = UZS 1,188,000. For a property covered by the 2026 transitional limit, this amount is also compared with the 2025 tax × 1.3.

What rates apply to individuals

The rate depends on the property’s use, area and location. The Tax Code sets the following rates (Article 422 of the Tax Code):

The Jokargy Kenes of the Republic of Karakalpakstan and the Kengashes of People’s Deputies of the regions and Tashkent may set a coefficient from 0.7 to 1.3 for these rates. Calculations for similar apartments in different places can therefore differ. The relevant coefficient is the one for the property’s address for 2026.

A newly built residential house that has not been registered is taxed at twice the rate applied to its notional value. If an individual or family enterprise both lives in a residential property and uses it to make goods or provide services, the residential rates of 0.36–0.64% continue to apply instead of the rate for income-producing non-residential property.

What reliefs are available to individuals

The Tax Code contains two groups of relief. Property owned by specified persons (Article 421 of the Tax Code) is fully exempt:

• citizens awarded the title “Oʻzbekiston Qahramoni”, Heroes of the Soviet Union, Heroes of Labour, and persons awarded all three classes of the Order of Glory;
• disabled war veterans, war participants and persons treated as equivalent to them;
• parents and remarriage-free widows or widowers of military personnel and officers of the internal affairs bodies and National Guard who died in the circumstances listed in Article 421 of the Tax Code;
• orphaned children and children left without parental care, for housing provided by the state, until they reach the age of 23.

Property of one parent with ten or more children, pensioners, and persons with Group I or II disabilities is exempt within 60 square metres. The relief applies to only one residential property chosen by the owner. The owner must submit supporting documents to the tax authority where the property is located. If entitlement starts or ends during the year, the tax is recalculated from the corresponding month.

A separate relief applies to renewable energy. Tax on one residential property may be reduced by no more than UZS 880.000 if an installation has capacity above 1 kW and up to 100 kW. The period is three years from the month of installation, or ten years for solar panels with storage capacity of at least 25% of panel capacity. A certificate from the energy supplier is required.

When an individual receives the notice and pays

The tax authority calculates the amount where the property is located using the base as at 1 January. It must deliver the payment notice no later than 1 March (Article 423 of the Tax Code): against signature, through the personal taxpayer account, by SMS, through the tax authority’s special mobile application, or by another method that proves receipt.

The annual tax is paid in two equal parts, by 15 April and 15 October. If ownership changes during the year, the buyer pays from the month in which the right arises and the seller pays from 1 January until the beginning of the month in which the right ends. Each co-owner pays in proportion to their share. Tax on inherited property starts from the month in which the heir’s ownership right arises.

If the property is destroyed, damaged beyond use or demolished, assessment stops from that month. Recalculation requires a document from the local representative state authority or citizens’ self-government body. Before the payment date, any error in area, value, share, use or ownership period should be compared with the cadastral data and the notice.

If a deceased owner left a tax debt, heirs repay it within the inherited value (Article 94 of the Tax Code), in proportion to the shares accepted and no later than one year after accepting the inheritance. Penalties and fines assessed against the deceased are treated as uncollectible.

Who pays corporate property tax

Taxpayers include Uzbek legal entities that hold taxable property and non-resident legal entities that own real estate in Uzbekistan. If the owner cannot be identified, the possessor or user pays. A lessee under a finance lease of real estate is also included in the list of taxpayers (Article 410 of the Tax Code), apart from the express exception for Islamic finance transactions.

A legal entity pays tax on four groups of property (Article 411 of the Tax Code):

• buildings and structures whose rights must be registered;
• construction not completed within the prescribed period;
• railways, trunk pipelines, communication and power transmission lines and structures forming their inseparable technological part;
• residential real estate recorded by a construction company or developer for sale after six months from commissioning.

The following are not taxable objects: real estate used by non-profit organisations for non-profit activity; qualifying housing, utility and other municipal property used for its intended purpose; public roads; irrigation and collector-drainage networks; civil-defence and mobilisation facilities held on the balance sheet but not used for business; environmental, sanitary-cleaning and fire-safety facilities supported by the required certificate; land plots; and buildings held by Mahalla Service companies for their prescribed functions.

How a company determines the tax base

For buildings, structures and infrastructure, the base is the average annual carrying value (Article 412 of the Tax Code): initial or replacement cost less depreciation under the taxpayer’s accounting policy. Average annual value applies to unfinished construction and a developer’s unsold housing. For a non-resident’s real estate, the base is its average annual value under the title documents.

For registrable buildings and structures, the minimum per square metre is UZS 3,530,000 in Tashkent, UZS 2,350,000 in Nukus and regional centres, and UZS 1,390,000 in other towns and rural areas. A regional Kengash may reduce the minimum by a coefficient down to 0.5. If the carrying value per square metre is below the minimum, the company may submit an independent valuation, including one made in either of the previous two years.

Average annual value equals one twelfth of the sum (Article 413 of the Tax Code) of carrying values on the last day of each month. The base is determined separately for each property. A company conducting taxable and exempt activities must keep separate records; if that is impossible, the base follows the proportion of net revenue from taxable activity in total net revenue.

Example. A company owns a 400-square-metre building in Tashkent. Its average annual carrying value is UZS 1,000,000,000, but the minimum base is 400 × 3,530,000 = UZS 1,412,000,000. At the general rate of 1.5%, annual tax is 1,412,000,000 × 1.5% = UZS 21,180,000.

Property tax rates for legal entities

The general corporate rate is 1.5% (Article 415 of the Tax Code). The Tax Code sets two further special rates:

The tax period is the calendar year (Article 416 of the Tax Code). A rate alone does not produce the tax amount: the company must first choose the correct value, test the minimum base, establish the period for which the property was on its balance sheet, and apply reliefs.

Reliefs for legal entities

When tax is calculated, the base is reduced by the value of four groups (Article 414 of the Tax Code):

• cultural and artistic, educational, healthcare, physical education and sports, and social-security facilities, subject to the exclusion for health-resort facilities in tourist zones;
• property held by agricultural enterprises and used to produce and store agricultural products or rear silkworms;
• new oil and gas wells for two years from commissioning, followed for three years by a rate reduced by 50%;
• the part of property occupied by high-technology production equipment from the list approved by the President, for three years from acceptance of the equipment for use.

Legal entities whose sole members are public associations of persons with disabilities are exempt if persons with disabilities make up at least 50% of employees and their payroll is at least 50% of total payroll. Specified renewable-energy installations and antenna-mast metal structures in rural areas outside cities and district centres are also exempt.

For renewable-energy installations up to 100 kW, the exemption lasts three years from commissioning, or ten years for solar panels with storage capacity of at least 25% of panel capacity; for installations of 100 kW or more, it lasts ten years. Newly built multi-storey production buildings outside the territories excluded by the article may apply coefficients to assessed tax ranging from 0.9 for three floors to 0.5 for seven or more floors for up to three years; auxiliary space counts if it does not exceed 20% of the building.

General conditions also apply. Property and land tax reliefs apply if the previous year’s revenue exceeded the relief used, every employee was paid at least UZS 2.720.000 each month, and average annual headcount was at least three. The conditions do not apply (Article 75 of the Tax Code) to legal entities with direct private foreign investment, production-sharing agreement participants, non-profit and budget-funded organisations, qualifying entities owned by public associations of persons with disabilities, and special economic zone participants that obtained status before 1 January 2026.

A full exemption under a temporary Tax Code rule or a decision of the President or Cabinet of Ministers does not always mean a zero payment: these recipients pay 1% of the assessed tax. For example, if assessed tax is UZS 21,180,000, the payment is 21,180,000 × 1% = UZS 211,800. From 1 September 2024 to 1 September 2027, production real estate used by jewellery manufacturers that are members of the Uzbekzargarsanoati Association is temporarily exempt (Article 483 of the Tax Code); the 1% rule applies to that relief.

Reporting and payment dates for companies

Article 417 of the Tax Code retains self-calculation by the taxpayer, the annual deadline and the advance-payment schedule. At the same time, a proactive procedure has applied since 1 January 2026: the tax authority generates legal-entity property tax reporting, and the company may make necessary corrections within five business days. The company must therefore check the property, value, relief and rate in the generated return and file a corrected return if they differ.

The payment procedure (Article 417 of the Tax Code) sets the main deadlines:

If advance payments are more than 10% below the final tax, the tax authority recalculates them using the actual amount and adds late-payment interest. When a property creates a liability outside the company’s main place of registration, the company must apply for registration where the property is located within ten days (Article 131 of the Tax Code), unless a state body must provide the information; the tax authority registers it within three business days.

Under a trust arrangement, the trust manager (Article 93 of the Tax Code) performs the tax obligations from the date of the agreement if they are assigned to that manager. Separate records are required. If the manager fails to calculate or pay the tax, the obligation passes to the settlor or beneficiary.

Consequences of late payment or an incorrect calculation

Late-payment interest accrues for every calendar day from the day after the payment deadline. The daily rate is one three-hundredth (Article 110 of the Tax Code) of the Central Bank refinancing rate in force, applied to the unpaid amount. The interest is payable in addition to tax and does not exclude other liability.

An underpayment caused by an incorrect calculation or another unlawful act, where no special offence applies, carries a 20% fine (Article 224 of the Tax Code) on the unpaid tax. For example, on an underpayment of UZS 5,000,000, the fine is 5,000,000 × 20% = UZS 1,000,000, in addition to tax and late-payment interest.

Failure to keep records or provide documents needed for the calculation carries an administrative fine (Article 175 of the Code of Administrative Liability) of UZS 1.320.000. Late reporting carries a fine of UZS 440.000 for an individual, UZS 4.400.000 for an officer, and UZS 1.320.000 for a microfirm or small enterprise; failure to submit a tax payment order to the bank carries a fine of UZS 2.200.000.

If the debt of an individual who is not an individual entrepreneur exceeds UZS 1,000,000 (Article 125 of the Tax Code), the tax authority may apply to court and recover cash and then property in the prescribed order. A non-normative act or action of the tax authority may be appealed (Articles 230–231 of the Tax Code) to the higher tax authority or a court; filing the appeal suspends the challenged decision, collection of additional tax and sanctions until the appeal is resolved.

What changed in 2025–2026

• Decree UP-138 of 19.08.2025 introduced tax-authority generation of legal-entity property tax reporting from 1 January 2026. A company may correct the generated return within five business days.
• Resolution PP-388 of 26.12.2025 limited the growth of tax on residential property, including mass-valued property, from 1 January 2026: where the calculation uses the 2018 cadastral value, the amount may not exceed the 2025 tax by more than 1.3 times.
• Decree PF-175 of 27.08.2026 established the “Second Chance” amnesty for small and medium-sized businesses through 31 December 2026. If principal tax debt that arose before the amnesty is paid in full, late-payment interest is written off; when reporting is self-corrected and the additional tax is paid in full, interest is not charged. The principal tax debt must be zero on 1 January 2027.

What to check before paying

Match the address and property type, registered area, cadastral value or accounting data, ownership share and the month in which the right arose. Then check the national rate, the local Kengash decision on coefficients, the minimum base and the relief documents. A company must also check the average annual calculation, the property’s place of registration, the advance schedule and the return generated by the tax authority.

An individual may receive the notice through the personal taxpayer account (Article 56 of the Tax Code), by SMS or through the tax application. Legal entities and individual entrepreneurs exchange documents with the tax authority through that account. If the amount differs from an independent calculation, compare the base, area, use, coefficient, ownership period and relief in that order to identify which input needs correction.

Frequently asked questions

How is an individual’s property tax calculated in Uzbekistan?

Take the property’s cadastral value as at 1 January and compare it with the applicable minimum. Multiply the higher amount by the rate based on use, area and location, and then by the local coefficient. The base rate for an ordinary apartment of up to 200 square metres is 0.36%. For housing covered by the 2026 transitional rule, also compare the result with the 2025 tax × 1.3.

When must an individual pay property tax?

The tax authority must send the notice no later than 1 March. Tax for the calendar year is paid in two equal parts: the first by 15 April and the second by 15 October. On a purchase, sale, inheritance or destruction of property, the tax is allocated by month according to when ownership begins or ends.

Does a minor property owner pay the tax?

Article 418 of the Tax Code treats individuals who own taxable property as taxpayers and sets no separate age exception. The calculation follows the property and ownership right. If the owner is entitled to relief as an orphaned child or a child left without parental care, the exemption applies to state-provided housing until age 23, subject to Article 421 of the Tax Code.

How does a legal entity calculate property tax?

Determine the average annual carrying value or average annual value for each property, compare the building’s value per square metre with the territorial minimum, and apply the relevant rate. The general rate is 1.5%, overdue construction is taxed at 3%, and specified infrastructure and preserved property at 0.7%. Then apply base reductions, exemptions and advance payments.

Can an independent valuation reduce the tax?

Yes, but only in the cases provided by the Tax Code. A company whose value per square metre is below the prescribed minimum may submit an independent valuation, including one made in either of the previous two years. A similar rule applies to an individual’s non-residential property intended for business or income. For ordinary housing, the starting point remains cadastral value and the statutory minimum base.