May 20, 2026

Rights to Land Plots

  1. Applicable legislation
  2. Types of rights to land plots
  3. Land plots eligible for privatization
  4. Land plots prohibited from privatization
  5. Subjects entitled to privatize land plots
  6. Acquisition of rights to land plots
  7. Termination of rights to land plots

 

1. Applicable legislation:

  1. Land Code of the Republic of Uzbekistan, approved by the Law of the Republic of Uzbekistan dated April 30, 1998 No. 598-I (“LC of the RU”);
  2. Civil Code of the Republic of Uzbekistan, approved by the Laws of the Republic of Uzbekistan dated December 21, 1995 No. 163-I and August 29, 1996 No. 256-I (“CC of the RU”);
  3. Law of the Republic of Uzbekistan No. ZRU-728 dated November 15, 2021 “On Privatization of Non-Agricultural Land Plots” (“Law No. 728”);
  4. Law of the Republic of Uzbekistan No. 152-XII dated October 31, 1990 “On Property in the Republic of Uzbekistan” (“Law No. 152-XII”);
  5. Law of the Republic of Uzbekistan No. ZRU-803 dated November 28, 2022 “On State Registration of Rights to Immovable Property” (“Law No. 803”);
  6. Resolution of the Cabinet of Ministers No. 535 dated September 2, 2020 “On Approval of Administrative Regulations for the Provision of Certain Public Services in the Field of Cadastre” (“RCM No. 535”);
  7. Resolution of the Cabinet of Ministers No. 384 dated July 13, 2022 “On Approval of the List of Foreign States Whose Citizens Have the Right to Acquire Newly Constructed Real Estate in the Republic of Uzbekistan” (“RCM No. 384”);
  8. Presidential Decree “On Measures to Ensure Equality and Transparency in Land Relations, Reliable Protection of Land Rights and Their Transformation into a Market Asset” (“PD No. 6243”).

 

2. Types of Rights to Land Plots

Rights to land plots are divided into the following types:

  1. Right of ownership
    This includes the rights of possession, use, and disposal. Ownership is perpetual. [Article 164 of the Civil Code of the Republic of Uzbekistan]
    The owner has the right to perform any actions in relation to the land plot that do not contradict the law. [Art.1 of Law No. 152-XII]
  2. Right of permanent use
    A perpetual right to use a land plot.
    (Only the rights of permanent use held by legal entities that arose before August 1, 2021 shall remain valid.)
  3. Right of lease
    This is a fixed-term, paid possession and use of a land plot under a lease agreement. [Art. 24 of the LC of the RU]

 

3. Land plots eligible for privatization

Starting from July 1, 2019, privatization of land plots has been permitted in Uzbekistan. The following land plots are subject to privatization [Law No. 728, Art. 10]:

  1. Land plots allocated to legal entities for entrepreneurial and urban development activities;
  2. Land plots allocated to citizens of the Republic of Uzbekistan for individual housing construction and maintenance of residential houses, as well as for entrepreneurial and urban development activities;
  3. Land plots on which state-owned real estate objects subject to privatization are located;
  4. Vacant (unoccupied) land plots.

 

4. Land plots prohibited from privatization

Certain land plots are not subject to privatization [Law No. 728, Art. 12]:

  1. Mineral deposits;
  2. Protected natural areas and historical-cultural lands;
  3. Forest and water fund lands;
  4. Infrastructure zones;
  5. Public use lands;
  6. Contaminated lands;
  7. Territories of special economic zones;
  8. Land plots occupied by multi-apartment residential buildings;
  9. Land allocated for state and public needs.

 

5. Subjects of land plot privatization

The following persons are recognized as subjects of land plot privatization [LC of the RU, Art. 17 / Law No. 728, Art. 13(1)]:

  1. Citizens of the Republic of Uzbekistan

Individuals may possess land plots on the basis of [LC of the RU Art. 17]:

  1. Right of ownership
  2. Lease

2. Legal Entities of the Republic of Uzbekistan

Legal entities may possess land plots on the basis of [LC of the RU Art. 17]:

  1. Right of ownership
  2. Right of permanent use (Rights of legal entities to land plots that arose before August 1, 2021 such as the right of permanent use remain valid [LC of the RU, Art. 17 / Law No. 728, Art. 13].)
  3. Lease

Foreign citizens, foreign legal entities, and stateless persons cannot be subjects of land plot privatization. However, foreign individuals and legal entities may acquire apartments and residential houses in the Republic of Uzbekistan, but in such cases the land plots are not subject to privatization [RCM No. 384 dated July 13, 2022, Clause 1 / Law No. 728, Art. 33(1)].

Foreign citizens, foreign legal entities, and stateless persons may only use land plots on the basis of lease [LC of the RU, Art. 17 / Law No. 728, Art. 33].

Representative offices of foreign states, as well as international organizations accredited in the Republic of Uzbekistan, may use land plots on the basis of ownership for the construction of their representative offices [LC of the RU, Art. 18].

6. Emergence of rights to land plots

The right of legal entities to a land plot arises after determining the boundaries of the land, formalizing its plans and characteristics, as well as state registration [LC of the RU, Art. 31]. An electronic extract from the State Register of Rights to Immovable Property confirms the right to a land plot, this extract is issued on the basis of the following documents [LC of the RU, Art. 33]:

  1. State order,
  2. Decision of the khokim,
  3. Lease agreement,
  4. Documents of authorized bodies,
  5. Cadastral documents,
  6. Court decision
  7. Sale and purchase agreement.

6.1. Granting into ownership:

Non-agricultural lands are privatized in the following ways:

  1. Conducting an auction for the sale of non-agricultural land plots for carrying out entrepreneurial activities,
  2. Acquisition of land plots by individual households under the right of ownership,

Agricultural lands are privatized based on the results of an electronic online auction.

 

6.2. Granting for permanent use [LC of the RU, Art. 20]:

Land plots are granted for permanent use on the basis of decisions of khokims of regions and the city of Tashkent to state bodies, institutions and enterprises, as well as citizens’ self-government bodies for public needs. At the same time, lands are divided into the following categories:

  1. Lands of urban and settlement development, that is lands on which administrative buildings and structures are located or intended for construction, lands of public use of settlements, as well as lands occupied by green plantings in cities;
  2. Lands of industry, transport, communication, defense and other purposes;
  3. Lands of nature protection, health-improving and recreational purposes;
  4. Lands of historical and cultural significance;
  5. Lands of the forest fund;
  6. Lands of the water fund;
  7. Other categories of lands provided by laws.

 

6.3. Granting for lease:

Non-agricultural lands are realized through an electronic online auction on the basis of the right of lease.

And agricultural lands are allocated exclusively on the basis of the right of lease based on the results of an electronic online auction [PD No. 6243, Clause 2 Part 4]. Only the Cabinet of Ministers may provide land plots for direct lease in exceptional cases, which include [PD No. 6243, Clause 3]:

  1. To relevant state scientific and educational institutions – for research and experimental design work in agriculture,
  2. In special economic zones and for large investment projects with a value of at least 10 million dollars – to investors selected on the basis of the best proposal (at the same time, land lease is provided for a fee corresponding to the market value),
  3. To international organizations and associations.
  1. Termination of rights to land plots

At the same time, the right of permanent use, the right of lease and the right of ownership to a land plot may be terminated in the following cases [LC of the RU, Art. 36]:

  1. Upon voluntary renunciation of the land plot,
  2. Upon expiration of the term for which the land plot was granted (except for cases of extension of the lease agreement for a new term),
  3. Upon liquidation of a legal entity;
  4. Upon termination of employment relations that served as the basis for granting a service land plot, unless otherwise provided by legislation,
  5. Upon use of the land plot not for its intended purpose,
  6. Upon irrational use of the land plot,
  7. Upon use of the land plot in ways leading to a decrease in soil fertility, contamination by chemical or radioactive substances, deterioration of the environmental situation,
  8. Upon systematic non-payment of land tax within the established time-limits, as well as rent within the time-limits provided by the lease agreement,
  9. Upon non-payment within the established time-limits of the payment for obtaining the land plot,
  10. Upon non-use of the land plot for one year (if it was granted for agricultural needs), for two years (if it was granted for non-agricultural needs).

 

Establishment of an Easement

  1. Applicable legislation
  2. Concept and types of easement
  3. Origination and termination of an easement and establishment by the courts

 

1. Applicable legislation:

  1. Land Code of the Republic of Uzbekistan, approved by Law No. 598-I of the Republic of Uzbekistan dated April 30, 1998 (“LC of the RU”);
  2. Civil Code of the Republic of Uzbekistan dated December 21, 1995, and August 29, 1996 (“CC of the RU”);
  3. Economic Procedure Code of the Republic of Uzbekistan dated April 1, 2018 (“EPC of the RU”);
  4. Resolution of the Cabinet of Ministers No. 535 dated September 2, 2020 “On approval of administrative regulations for the provision of certain public services in the field of cadastre”;
  5. Resolution of the Plenum of the Supreme Court No. 28 dated November 20, 2023 “On certain issues regarding the application of legislative provisions when considering land disputes in courts.”

2. Concept and types of easement

An easement is the right to limited use of another person’s land plot [LC RUz, Art. 30, Part 1 / CC RUz, Art. 173, Part 1]. Easements are divided by purpose of use into:

– Private (for personal needs);

– Public (for public needs).

3. Origination termination of an easement and establishment by the courts

An easement is granted only for a specific purpose and may include the following types of use [LC RU, Art. 30, Part 2]:

  1. Passing on foot or driving vehicles across another person’s land plot;
  2. Carrying out drainage works on another person’s land plot;
  3. Laying and using power transmission lines, communication lines, pipelines, irrigation, and other utility networks;
  4. Drawing water from another person’s plot for irrigating crops and watering farm animals;
  5. Driving farm animals across another person’s land plot;
  6. Planting hedges and placing other objects related to nature protection on another person’s land plot.

In addition, an easement may be established in other necessary cases.

The establishment of an easement does not deprive the owner, user, lessee, or possessor of the land plot of the right to own, use, and dispose of it.

An easement is established on the basis of an agreement between the person requiring its establishment and the owner, user, lessee, or possessor of the land plot. In cases where public needs exist, an easement may also be established by decision of the governor (khokim) of a region or the city of Tashkent (public easement).

If the parties cannot reach an agreement on the establishment of an easement, the easement is established by a court decision [LC RU, Art. 30, Part 10 / CC RU, Art. 173, Part 4]. Disputes related to easements, as well as land disputes in general, are heard by civil, economic, or administrative courts depending on the parties to the dispute, with the participation of the prosecutor [Resolution of the Plenum of the Supreme Court No. 28 of November 20, 2023, para. 8 / EPC RU, Art. 49, Part 3].

3.1. Easement based on an agreement

The easement agreement must be concluded in writing and is subject to state registration with the Cadastre Agency under the Ministry of Economy and Finance [LC of the RU, Art. 30₁, Part 1 / RCM No. 535 of September 2, 2020].

The easement agreement must include the following terms [LC of the RU, Art. 30₁, Part 2]:

  1. Cadastral number of the land plot on which the easement is to be established;
  2. Purposes and grounds for establishing the easement;
  3. Information about the parties to the agreement;
  4. Duration of the easement;
  5. Amount of the established fee for the easement (if any);
  6. Rights, obligations, and liability of the parties to the agreement.

The easement remains in effect even when the land plot is transferred to another person.

3.1.1. Termination of an easement

If the grounds for establishing the easement cease to exist, it may be cancelled. In addition, the easement may be cancelled in the following cases [LC of the RU, Art. 30⁴]:

  1. By mutual agreement of the easement participants;
  2. Upon a justified request of the owner, user, lessee, or possessor of the land plot, or the person in whose interest the easement was established;
  3. If the easement has not been used for an extended period (at least three years);
  4. Upon expiration of the easement term;
  5. If the grounds for establishing the easement have lost their significance.

If the easement participants cannot reach an agreement regarding its cancellation, the easement may be cancelled by a court decision.

3.2. Easement based on a court decision

If the parties have not reached an agreement, the court has the authority to establish an easement (LC of the RU, Art. 30, Part 10/ CC of the RU, Art. 173, Part 4). The court establishes an easement when the following conditions are simultaneously present:

– The claimant has a genuine need for limited use of another person’s plot;

– The requested easement is proportionate to its purpose and does not infringe on the owner’s rights more than necessary;

– The parties have been unable to settle the dispute voluntarily.

In doing so, the court is obliged to determine the essential terms of the easement, since without them execution of the judgment is impossible. In practice, the court indicates the following in the operative part of the judgment:

  1. The object of the easement;
  2. The purpose of the easement;
  3. The type and method of use;
  4. The term of the easement;
  5. The fee (if applicable);
  6. The rights and obligations of the parties;
  7. Other terms (if necessary).

Procedure for registering rights to land plots

  1. Applicable legislation
  2. Procedure for privatization of land plots based on ownership or lease rights

1. Applicable legislation

  1. Land Code of the Republic of Uzbekistan, approved by Law No. 598-I of the Republic of Uzbekistan dated April 30, 1998 (“LC of the RU”);
  2. Resolution of the Cabinet of Ministers No. 71 dated February 14, 2022 “On measures to implement the Law of the Republic of Uzbekistan ‘On Privatization of Non-Agricultural Land Plots'”

2. Procedure for privatization of land plots based on ownership or lease rights

The procedure for privatization of land plots is established by Cabinet of Ministers Resolution No. 71 of February 14, 2022, and depends on the purposes of their use. However, all privatization processes, except for the following cases, are carried out through an auction:

  1. Privatization of land plots belonging to legal entities of the Republic of Uzbekistan under the right of permanent use (possession) or lease;
  2. A residential house is located on the land plot.

(If a land plot is acquired for individual use and has housing on it, citizens privatize the plot and the housing by executing a purchase and sale agreement for the housing through an escrow system.)

To participate in the auction, legal entities must register on the E-Auksion platform (e-auksion.uz) and create a personal account. After registration, applications for participation in the auction are accepted automatically from the date of publication of the notice regarding the relevant land plot and close on the day before the electronic online auction at 9:00 a.m.

Next, the application is signed with an electronic signature, and an electronic copy of the document confirming payment of the deposit is attached. Thereafter, the winners of the auction perform the following actions:

Steps Procedure for implementation Deadlines
1 Auction Winner (in the case of leasehold rights):

1.      From the moment of receiving the auction protocol, signs the lease agreement with an electronic signature.

2.      After signing by both parties, the agreement is automatically sent via “Yerelektron” to the territorial office of the Chamber of Cadastres.

3.      If an installment payment plan for the land plot is available, executes a purchase and sale agreement in electronic form through the personal account.

 Within 10 business days
Territorial Office of the State Assets Management Agency (in the case of ownership rights):

1.      From the moment of receiving the auction protocol, issues a state warrant for the ownership right to the land plot, signs it with its electronic signature, and sends it to the personal account of the auction winner and to the territorial office of the Chamber of Cadastres via “Yerelektron.”

2.      If the winner chooses an installment payment plan, the warrant is marked “without the right of disposal.” After full payment is made, the right of disposal is granted to the plot under the state warrant.

 Within 1 business day
2 The territorial office of the Chamber of Cadastres enters the rights to land plots into the state register from the moment the state warrant is received, and sends a copy of the information regarding the entry of ownership rights or lease rights into the register to the “Yerelektron” operator for transmission to the auction winner in accordance with the established procedure. Within 2 business days
3 After receiving the copy of the entry of lease or ownership rights into the state register, it is automatically sent to the personal account of the auction winner.

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