Mass valuation of real estate: will the new value affect taxes and can it be challenged

**Mass Valuation of Real Estate: Will the New Value Affect Taxes and Can It Be Disputed?**

In recent days, the topic of mass real estate valuation has been widely discussed on social media. Apartment and house owners are noticing the new value of their properties posted on my.gov.uz and asking why it has changed and whether this will affect taxes in the future.

To clarify these issues, a Daryo correspondent turned to specialists from the National Center for Mass Valuation of Real Estate. The experts explained why the valuation is being conducted, how the value of real estate is determined, whether the current amount is final, and what owners should do if they disagree with it.

The center reminds that mass valuation is carried out on the basis of a presidential decree. All real estate properties will be valued in stages, and owners can already view the results on my.gov.uz and davreestr.uz.

In 2025–2026, the valuation is being conducted in the city of Tashkent; in 2026–2027, it will be carried out in Nukus and regional centers; and from 2027, in the remaining regions of the country.

The main task of the valuation is to determine the value of real estate as close to market value as possible, using uniform modern criteria. According to specialists, the current cadastral value may differ significantly from the market value.

Its calculation did not always take into account factors such as the location of the property, the value of the land plot, the level of development of the area, proximity to social facilities and public transport, as well as other circumstances affecting the price. In mass valuation, on the contrary, factors influencing the value of real estate are taken into account.

At the same time, the owner does not need to pay for the valuation — it is carried out by the state free of charge.

Mass valuation does not mean that a specialist visits each house or apartment individually.

The calculation analyzes a large array of data: property characteristics, their location, real estate market information, transaction data, and other economic indicators. Then, using mathematical models, a value as close to market value as possible is determined.

First, specialists study prices in the real estate market. Then they compare similar properties, divide territories into zones with different price levels, and take into account factors that can affect housing costs.

Mass valuation does not take into account the renovation condition of an apartment or house. According to the mass valuation methodology, an average level of renovation is assumed for all properties. Therefore, it does not matter whether the apartment has undergone major renovations or none at all — this is not taken into account when calculating the value.

Specialists explain this by the fact that state bodies, including cadastral ones, do not have data on the actual condition of each property.

The National Center for Mass Valuation of Real Estate assures that under the current Tax Code, the base for property tax on residential premises is the cadastral value.

Therefore, the results do not currently affect taxes and do not change any rights of the owner. When selling an apartment or house, the new valuation also does not limit the owner's rights.

As for possible tax changes, this issue will be decided separately, taking into account the interests of citizens and the economic situation.

The value that can currently be seen on my.gov.uz is a preliminary result of the mass valuation. The results have been submitted for public discussion. After its completion, they may be revised.

The purpose of the discussion is to receive proposals and objections from owners and to re-examine factors that may not have been taken into account during the valuation.

If justified proposals and objections are confirmed, the results of the mass valuation may be revised.

If an owner considers the specified value to be too high or erroneous, they can submit their opinion via davreestr.uz or my.gov.uz.

In doing so, they can indicate the estimated value of the property and attach documents confirming this amount. As examples, specialists mention a purchase and sale agreement, a sale advertisement for the property, photographs of the house, and other documents.

The owner can also contact an independent valuation organization. The report of the independent valuation can be attached to their application.

Applications are reviewed by a special commission within one month, after which a decision is made. If the owner's arguments are not confirmed, the application is denied and the value of the property remains unchanged. If they are confirmed, a decision is made to recalculate the value of the property.

In addition, if the owner does not agree with the result of the mass valuation, they can appeal to the National Center or to court in accordance with the established procedure.

Separately, experts noted that if a homeowner does not express their attitude toward the result of the mass valuation, this will not be considered consent to the specified value and will not entail any legal consequences for them. However, if there are comments or suggestions, they can be submitted — this will help improve the final valuation.

Since September 5, the results of the mass valuation in Tashkent have been submitted for public discussion for a period of 60 days. Owners can participate in the discussion through the electronic platform davreestr.uz: review the valuation result of their property, its value, and, if necessary, submit justified proposals or objections.

Received applications and justified proposals will be reviewed in accordance with the established procedure. If necessary, changes may be made to the valuation results. Since the valuation is being conducted in Tashkent in an experimental mode, the public discussion period may be extended to 90 days.

According to the center's specialists, after the public discussion is completed, the results of the mass valuation may be revised. What exactly the new real estate value will be used for will be determined by the law "On Mass Valuation of Real Estate."

The draft of this law is planned to be submitted to the Cabinet of Ministers by the end of 2026. It will be prepared taking into account the results of the experiment in the capital, advanced foreign experience, as well as the conclusions and recommendations of international experts.