How a property purchase is completed in Azerbaijan
In Azerbaijan a property sale is valid **only when executed before a notary**. Any offer to arrange it 'another way' is a red flag, not a shortcut.
Notary costs (between unrelated parties)
| Location | State duty | Service fee |
|---|---|---|
| Baku | 250 AZN | ~37.5 AZN |
| Sumqayit, Ganja, Absheron | 175 AZN | ~26 AZN |
| Other cities and districts | 125 AZN | ~19 AZN |
| Between close relatives | ~23 AZN | — |
A simplified tax may apply on the seller's side — up to 15 AZN per square metre depending on the case. The notary calculates the exact amount.
Documents you need
The **çıxarış** — the state title extract.
An **encumbrance certificate** showing the property is not pledged or under arrest.
**Notarised consent of the spouse**.
Consent of **adult family members registered** at the address.
The steps
1. Verify the documents — title extract, encumbrance certificate, who is registered at the address.
2. Sign the contract before the notary and formalise payment.
3. Transfer the title extract into the buyer's name.
Extracts issued from 2019 onwards are **electronic** and can be checked against the state registry.
About deposits
A deposit should be formalised **only at the notary**. 'Leave a deposit now, we will paper it later' is the single most repeated way buyers lose money here.
Frequently asked questions
How much does the notary cost when buying a flat in Baku?
Between unrelated parties, 250 AZN state duty plus roughly 37.5 AZN in service fees. Between close relatives it drops to about 23 AZN.
Can a sale be done without a notary?
No. An agreement outside the notarial process does not transfer ownership. Treat such an offer as a warning.
Can foreigners buy property in Azerbaijan?
Foreign nationals can buy buildings and flats. Agricultural land is restricted. Confirm your specific case with a notary before committing.
How do I verify a title extract is genuine?
Extracts from 2019 onwards are electronic and verifiable in the state registry. If a seller waves a paper document and hurries you, ask for the electronic check.
Figures are as of mid-2026 and taken from official sources. The law changes — confirm the current figure with a notary, a bank or the relevant authority before you commit to a transaction.
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