Accommodation in Azerbaijan

Expat accommodation in Azerbaijan offers plenty of options, although the standard of housing varies across the board. Housing is likely to be your biggest expense when living here, so nail down an employment package that covers this cost before you pack your bags.

The Azerbaijani housing market has seen steady growth. Despite this uptick, rents in Baku are much lower than in major European capitals, making the cost of living manageable for most expats. If you’re looking for luxury digs, you’ll pay a premium, but high-end accommodation is readily available. On short-term assignments, the international hotel chains might be your best bet.

Most newcomers to Azerbaijan set up home in Baku, the country’s buzzing commercial hub and capital. The city has transformed in recent years, with upscale areas like White City, Port Baku and Sea Breeze becoming hot spots for the expat community. These developments have brought better housing standards and modern amenities that weren’t on offer just a few years ago.

Types of accommodation in Azerbaijan

The types of accommodation in Azerbaijan mainly consist of apartments in high-rise buildings, especially in Baku. The post-Soviet building boom has created two distinct markets: older Soviet blocks and sleek modern developments. The newer builds boast better facilities with air conditioning, high-speed internet, and satellite TV as standard fare. Many expat apartments feature spacious living areas, large bedrooms, and well-equipped kitchens, often with balconies offering city views.

Location dictates price in Baku’s housing market. City-centre pads and apartments near metro stations command top dollar, as do units in trendy districts like Yasamal, Sabail, and Narimanov – the three neighbourhoods most favoured by the foreign community. With a solid employment package, you can land a comfortable apartment in these prime spots without breaking the bank.

Some expats live in housing compounds tied to their employer. These gated communities typically feature standalone houses or villas with private gardens. The security and shared amenities – swimming pools, tennis courts, and entertainment areas – create a ready-made social circle for newcomers. These compounds are particularly popular with families and those on longer assignments.

Short lets

Short lets in Azerbaijan give you breathing room while house-hunting or on brief assignments. Beyond hotel suites, the market for monthly rentals has boomed on platforms like Airbnb. These turnkey apartments come with everything you need – fully equipped kitchens, WiFi, and all utilities included. Remote workers and business travellers favour these setups for their blend of comfort and practicality, at prices that beat extended hotel stays hands down.

Furnished vs unfurnished

The rental market in Azerbaijan is split between furnished and unfurnished properties. Unfurnished places typically include just the major appliances like fridges and stoves, with some offering literally bare walls and floors. Check the inventory list carefully before signing. 

Furnished flats come with beds, sofas, tables, and basic appliances – although the quality varies wildly. Yes, furnished rentals hit your wallet harder, but they spare you the hefty upfront costs of furniture shopping – a smart trade-off for shorter assignments under two years.

Useful links

• Airbnb: Monthly Rentals in Azerbaijan

Finding accommodation in Azerbaijan

Finding accommodation in Azerbaijan might be easier than you think, with several pathways available. If you’re moving to Azerbaijan on a corporate package, your accommodation may be arranged and provided by your employer, so it’s best to confirm this before arrival. Many international companies handle this aspect of relocation for their employees.

If you’re searching independently, you can browse property listings on real estate websites like BakuBina.az, Property-Azerbaijan.com, and Houses.az. These platforms offer thousands of properties and provide a good overview of what’s available in different price ranges. Local newspapers also carry classifieds, although these may be in Azerbaijani or Russian.

Working with a real estate agency is highly recommended and is the most common method for expats to find property to rent in Azerbaijan. A reputable agent will secure you the best value for money while helping you and your landlord overcome any language barriers. It’s a good idea to visit potential rental properties with an estate agent or trusted associate, as many landlords are unlikely to speak or understand English.

Useful links

• BakuBina.az: Property For Sale in Baku
• Property Azerbaijan
• Houses.az: Real Estate in Baku
• 4321 Property: Rentals in Azerbaijan

Renting accommodation in Azerbaijan

Making an application

The rental application process in Azerbaijan requires proper paperwork. Foreign tenants need to provide passport copies, proof of income or employment, and sometimes references from previous landlords. You can sign rental agreements in your own name, but a copy of your passport must go to the agency.

For company-arranged housing, your employer’s representative typically signs on your behalf. Have your documents organised before viewings – this speeds things up considerably. Expect face-to-face meetings with agents and potential landlords before any deal is finalised.

Leases

Rental contracts in Azerbaijan typically run for one year, although shorter terms can be negotiated in this fast-changing market. Always rent through established agencies with solid track records. The landlord must provide several key documents, including a notarised passport copy and proof of property ownership.

Baku landlords have a reputation for neglecting their tenants and properties. Get everything in writing – especially maintenance responsibilities, utility payment arrangements, and repair protocols. The contract should spell out who fixes what and when. Many expats have successfully haggled better terms before signing, so don’t take the first draft as final. A watertight contract protects you from disputes down the road.

Deposits

When leasing in Azerbaijan, expect to hand over one to three months’ rent as a security deposit. This sum safeguards landlords against property damage and unpaid bills. Your contract should clearly state the exact conditions for getting your money back, including acceptable wear and tear, notice periods, and the timeframe for refunds after move-out. Document the property’s condition with photos when you move in – this visual evidence prevents disagreements when it’s time to reclaim your deposit.

Terminating the lease

Ending your tenancy in Azerbaijan requires proper notice – usually one to two months in advance per your contract terms. Subletting or transferring your lease to others is forbidden without explicit permission from the landlord.

When moving out, take dated photos of the property condition to protect yourself from deposit disputes. Get all termination agreements in writing with signatures from both parties – verbal promises hold no weight here. Breaking a lease early? Prepare to forfeit some deposit money unless your contract specifically allows for premature exits without penalty.

Utilities in Azerbaijan

Utilities in Azerbaijan come as a separate expense from your rent. Water, gas, and electricity bills fall squarely on your shoulders as a tenant. The budget for monthly utility costs adds up quickly, especially in winter.

The country’s utilities run mostly through government-owned companies: Azersu handles water and waste, Azerishiq and Azerenerji manage electricity, and Azerigaz supplies natural gas. The ‘my.gov’ portal now lets you handle all utility transfers digitally – a massive improvement over the previous paper-based system.

Electricity

Electricity supply in Azerbaijan is generally reliable in urban areas, although you may experience occasional outages. To get connected, register with Azerishiq if you’re in Baku or AzerEnergy in other regions. Prepaid meters are common, particularly in newer buildings, allowing you to top up using payment cards available at terminals throughout the city. This pay-as-you-go system helps track consumption and avoid surprise bills.

Gas

Natural gas fuels Azerbaijan’s economy, powering 94 percent of the country’s electricity generation. It’s also the main heating source. Azerigas (also called Azerigaz) supplies over 2.5 million customers nationwide. Most apartments are connected to the central gas system. When moving in, you’ll need to ensure the gas supply is active and registered in your name.

Gas usage tends to be higher in the winter months, so budget accordingly. The gas network is undergoing extensive modernisation with smart meters replacing older equipment, making usage tracking much simpler for consumers.

Water

Water supply in Baku and other major cities is generally adequate, although pressure can be inconsistent in some areas or during peak usage times. When moving into a new property, you’ll need to register with Azersu, the national water company, either in person or through their digital services. Water quality varies, and many expats stick to bottled or filtered drinking water. Newer buildings feature water meters, while older properties often charge flat monthly rates.

Bins and recycling

Waste collection falls to municipal services in urban areas, with Azersu overseeing waste management. Most apartment buildings have communal bins where you can dispose of household waste.

Recycling programmes have gained momentum as Azerbaijan prepares to host the COP29 climate conference, with selective collection points appearing in parts of Baku. The recycling infrastructure remains in early stages compared to Western standards, but environmental awareness is growing.

Chat with neighbours or your building manager about local disposal rules when you arrive – practices differ significantly between districts and even buildings.

Useful links

• mygov Portal