Property & Property Management · ALVERA GLOBAL, Baku
Whether you want a home, a holiday base or a property to keep for the long term, we coordinate the journey with you. From the first search to the keys, and long after. You own the property. We look after the details.
Office: 23L Ahmad Rajabli Street, Narimanov District, Baku · We work in العربية · English · Azərbaycanca · Русский
Every property decision starts with a purpose. Choose yours and we will show you the path, the questions that matter and the right next step.
For you or your family, in Baku or beyond.
Buy & liveA seasonal base by the sea or in the mountains.
Holiday homeUnderstand the numbers and the risks before you commit capital.
Long-term ownershipTenants, rent monitoring, maintenance and reports.
ManageChecks, keys, repairs and a clear report.
Owners abroadWhat foreigners can hold, and how.
Ownership & landOrchards, greenhouses, vineyards and rural sites.
Land & agricultureCottages, guesthouses and hospitality sites.
Tourism propertyWe do not tell anyone that prices will rise or that a property is a safe investment. We show what the official record says, and we let you decide.
A home is where title, condition and neighbourhood matter more than the brochure. We help you choose well, check properly and settle in.
| Apartment | House or villa | |
|---|---|---|
| What you own | The apartment, plus a share in the building's common parts. | The house. The land under it cannot be owned by a foreign buyer and is normally held on lease (see Ownership & land). |
| Typical setting | Central Baku, established districts, new residential complexes. | Absheron settlements, coastal areas, regional towns. |
| What to check first | Title, building status, service charges, registered residents. | Title to the house, the land arrangement, access, utilities. |
| Day to day | Building management, lifts, shared costs. | Your own maintenance, garden, security. |
Utility accounts moved into your name, furnishing and a first clean, a move-in checklist, and a local contact for the first months. Utility transfers are free, but they cannot go through while the old account has unpaid bills. We check this before handover.
Looking for a home in Azerbaijan?
Tell us who will live there, where your daily life will be and what your budget is. We will come back with a plan, not a list of adverts.
A second home should feel easy. The hard part is everything that happens while you are away. We plan for both.
We do not recommend properties as investments, and we do not promise returns. Instead, we help you see the whole picture, based on evidence.
When we show yield, we show the working, and we label it clearly.
Every input comes from a dated source. Every result is marked illustrative, based on market evidence, and subject to the property, occupancy, costs and market conditions. It is not advice and not a promise.
From the first conversation to the day you move in, and beyond, one team keeps the process organised. Each step shows who does what.
Who: You + ALVERA
Purpose, budget, location, timing, residence relevance, management needs.
Who: ALVERA
We search the market for properties that fit. We are not tied to a developer's stock.
Who: ALVERA + you
A short list with the reasons, the photos and the first questions.
Who: ALVERA + you
In person or by live video.
Who: ALVERA
Building, condition, neighbourhood, documents requested from the seller.
Who: ALVERA + licensed professional
Title, restrictions, consents, permits, debts. A written verdict.
Who: ALVERA + you
Price and terms informed by the findings. You decide.
Who: Notary + you + seller
The sale is signed before a notary. A lawyer reviews it where needed.
Who: You
By bank transfer, in line with the contract. Never in cash to an intermediary.
Who: Notary / authority
The notary sends the contract for state registration. Ownership passes on registration.
Who: ALVERA + seller + you
Keys, meter readings, inventory, photos.
Who: ALVERA + you
Accounts moved into your name.
Who: ALVERA + authority
Document coordination where relevant. The authority decides.
Who: ALVERA + suppliers
Furniture, cleaning, set-up.
Timing note: the official period for state registration is up to 10 working days after the notary submits the contract, which can be extended by up to 5 working days if a survey is needed.
Found a property already? Let us check it before you commit.
Send us the listing or the address. We will tell you what needs checking and how we would do it.
This is the part most buyers never see, and the part that protects them most. We check the property against official records and what we see on site. Then we give you a written verdict. Sometimes the right verdict is: do not proceed.
What the law allows us to see: registry information on a property is issued only to the owner or someone they authorise. So the seller provides the extract, and the notary checks restrictions online at signing. We never use unofficial routes to records.
Every line of our report carries one of these labels, so you always know how solid it is.
Some findings always mean do not proceed: the seller cannot show title in their own name, an arrest or prohibition is still on the register, a required consent is missing at signing, a new building has no construction permit, cash is demanded through an intermediary, or someone asks you to understate the price in the contract.
When you engage us to check a property, we take no commission from the seller, the developer or their agent on that transaction. If we have any relationship with the seller, we tell you in writing before you engage us. If that relationship is a paid mandate on the same property, we decline the check and refer you to an independent lawyer.
New developments can be attractive. They also carry risks that are specific to Azerbaijan, and we look at them directly.
Most apartments change hands on the resale market. The checks are different from a new build, and just as important.
Many of our clients do not live in Azerbaijan. You can complete much of the journey from home, with a team on the ground here.
We do not rank neighbourhoods as best or worst. The right place depends on how you will use the property. Here is how we think about the main areas.
Schematic. Positions are approximate. No price, yield or return data.
LOC-1
Central districts such as Sabail, Nasimi and Yasamal, established areas such as Narimanov and Khatai, and new developments including White City. Suited to owner-occupiers, families, professionals and long-term tenants. Check building age, management, parking and noise.
LOC-2
Settlements such as Mardakan, Buzovna, Bilgah and Novkhani, and coastal developments north of the city. Suited to houses, summer homes and families who want space. Check the land arrangement for houses, access roads, water supply and winter use.
LOC-3
Quba, Qusar, the Shahdag area and the northern Caspian coast towards Nabran. Suited to holiday homes and mountain or seaside stays. The Baku to Guba toll road opened in 2023. Check winter access, heating and seasonality.
LOC-4
Gabala, Sheki and Ismayilli. Forests, mountains and historic towns; Sheki's historic centre is a UNESCO World Heritage site. Suited to holiday homes and tourism concepts. Check access, utilities and the classification rules for any guest accommodation.
LOC-5
Ganja, Goygol and Naftalan. A regional city, a mountain lake and a wellness resort town. Suited to regional homes and wellness or nature-led tourism concepts.
LOC-6
Lankaran and Lerik. A green, humid subtropical coast and highlands. Suited to rural and nature-led concepts. Check access, climate and land category carefully.
Before you buy, it helps to know what is around a property today and what is planned. For a property you are considering, we can research:
We report each item with its source and its status: completed, under construction, approved or announced. We never turn a plan into a promise about value.
This is the question we are asked most, and the answer is precise.
On company structures: you may read that land can be owned through a local company with foreign shareholders. The legal position on this is not settled, and we do not present it as a route. Any structure is reviewed by a licensed lawyer, case by case.
On lease terms: a lease term is agreed between the parties, and leases longer than 11 months are registered. You may see claims of a fixed "99-year lease". We have not found that rule in the law, so we do not repeat it.
Owning property in Azerbaijan can be relevant to residence. It does not give residence automatically.
How it works
At the time of our check (27 September 2026)
The decision is the authority's, and the rules can change. The Migration Code was amended in July 2026, so we confirm the current conditions before any purchase is linked to a residence plan. We never describe a purchase as "residence by investment" or a "golden visa".
We keep five kinds of cost separate, always. Nothing is hidden inside an "all inclusive" figure.
Payments go to the right party. The purchase price goes from you to the seller by bank transfer. Professional and supplier fees go to them. We never ask you to route the purchase price through us.
Ready to talk about a purchase?
Share your goal, budget and timing. We will set out the steps, the checks and the costs in writing.
Owning property in another country raises the same questions every time. Who has the keys? Who checks it? Who finds the tenant and follows the rent? Who fixes the leak? ALVERA answers all of them in one place, with one report.
Key register · demo
Access log · demo
You should not need a flight for every routine issue. We become your local coordinator, and you stay in control of every decision that matters.
What we handle locally
Some legal steps may need you or a representative in person, or a notarised power of attorney. We tell you in advance.
We do not collect or hold rent, deposits or other client money. That keeps your money under your control.
Rental income and property ownership bring tax and reporting obligations. We coordinate your property-related tax and compliance process with the appropriate professionals and keep you informed of the actions required. We maintain a calendar, gather the records your adviser needs, remind you in time, and keep proof of what was done. We do not give tax advice, and we do not pay taxes on your behalf.
We coordinate. The qualified provider does the work. You approve the cost.
What we coordinate
Replacing damaged furniture or mattresses, curtains, basic household set-up, appliance replacement, repainting, cleaning before a new tenant or your arrival, linen and seasonal opening or closing.
When a property is empty for weeks or months, small problems grow quietly. Our watch visits find them early.
At each scheduled visit we observe
we report it to you with photos and a recommendation. A qualified provider inspects or repairs, with your approval.
airing, cleaning, fresh linen, utilities checked and keys ready.
Access is where trust begins. We treat your keys the way you would.
ALVERA GLOBAL · Property owner report
Demo report: Apartment A-101, Baku · Month 04
Illustrative owner-report concept. Demo data only.
Property status
Good condition. No open safety items.
Occupancy
Let. 12-month lease, month 4 of 12.
Owner approvals needed
1
Rent due
AZN 1,500 (demo) on day 5.
Rent received in owner account
AZN 1,500 (demo), confirmed by the owner on day 6. ALVERA does not receive rent.
Arrears
None.
Maintenance
Kitchen tap repaired and checked. Air-conditioning service quoted.
Utilities
Meter readings recorded. Bills paid by the tenant under the lease.
Property checks
Periodic check completed with the tenant's notice. 18 photos.
Photos
Baseline set and this month's check, stored in the property record.
Open actions
Owner to approve the air-conditioning service.
Upcoming dates
Renewal reminder in month 9.
Recommendation
Approve the air-conditioning service before summer.
Property management is a cycle, not a one-off task. Here is what we do at each stage.
Your property, kept in order. Wherever you live.
Tell us about the property and what you want from it. We will propose the right level of management, in writing.
Azerbaijan has fertile valleys, orchards, vineyards and mountain pasture. For a foreign investor, the first question is not what to grow. It is what rights you can hold.
Our rural due diligence checklist includes
From mountain cottages to village guesthouses, many of our clients are interested in tourism property. It has three separate layers, and each needs its own answer.
Owning a house does not automatically allow you to run it as guest accommodation.
Azerbaijan received about 2.63 million foreign visitors in 2024, according to the State Statistical Committee. In 2024, Baku accounted for about 61% of hotel nights, followed by regions including Khachmaz, Naftalan, Qusar and Gabala. These are past figures, not forecasts.
A hotel or guesthouse project runs through stages. We are clear about which ones we take on.
Several official programmes support investment in Azerbaijan. Each has its own rules, and approval is never automatic. We help you understand which might apply and who decides.
PRG-1
PRG-2
PRG-3
PRG-4
Property rarely stands alone. When it connects to the rest of your life in Azerbaijan, we are already there.
Nothing here is compulsory. It is simply there when you need it.
ALVERA GLOBAL is a property coordinator based in Baku. We work for you, the buyer or owner.
We are
We are not
ALVERA coordinates
You decide
Authorities and licensed professionals decide
Yes. Foreign nationals and foreign companies can own apartments, houses and other buildings. Land is different: it can be held on lease, not owned.
No. Foreign individuals and foreign companies may hold land on lease only. Land that a foreigner receives by inheritance or gift must be sold or transferred within one year.
Yes. An apartment can be bought and registered in a foreign national's name.
You can own the house. The land under it cannot be owned by a foreign buyer and is normally held on lease instead. Who grants the lease, the rent and the term are not set by a standard procedure, so a lawyer must confirm them in writing for each property before you pay anything.
The sale contract is signed before a notary, who sends it for state registration. Ownership passes on registration. The official registration period is up to 10 working days from submission.
By bank transfer from you to the seller, in line with the notarial contract. We recommend never paying cash through an intermediary. We never receive the purchase price.
Yes. We search the market around your brief, prepare a shortlist and arrange viewings. We are not tied to one developer's stock.
You can, but you usually hold a contract rather than a registered title until the building has its commissioning documents. We check the construction permit and the contract terms carefully.
Title, restrictions, consents, registered residents, the property itself, utility debts, new-build permits and the payment route, with a written verdict.
Yes. We visit in person and share live video, photos and our observations. Technical inspections are carried out by qualified professionals where needed.
Often, through a representative with a notarised power of attorney. A power of attorney signed abroad normally needs an apostille or consular legalisation, and the notary decides whether it is acceptable. We tell you early which steps need you in person.
Not when you engage us to check a property. In that case we take no seller or developer commission on the transaction, and we disclose any relationship in writing.
Not automatically. At the time of our check, real estate worth at least AZN 100,000 is one of the grounds on which a foreign national may apply for temporary residence. The State Migration Service decides.
Real estate in Azerbaijan worth at least AZN 100,000, shown with the ownership record and a valuation report from a person lawfully carrying out valuation. Whether shared, company-held, off-plan or mortgaged property counts is not settled, so we check each case.
Family members do not receive a permit automatically with the owner. Each applies on their own grounds. We coordinate the documents; the authority decides.
The Migration Code lists real estate worth at least AZN 200,000 as a ground for permanent residence after at least two years of temporary residence. There is no route to citizenship through property.
Yes. We coordinate tenant placement, rent monitoring, maintenance, checks and owner reporting for long-term lets.
Yes. We coordinate marketing, viewings, candidate information and the lease. You choose the tenant. We do not guarantee a tenant or a rent level.
Directly into your own bank account. We monitor, follow up, reconcile and report.
No. We do not hold rent, deposits or purchase money.
Yes. Scheduled watch visits with dated photos, meter readings, leak and security observations, and preparation before you arrive.
Yes. We get quotes, you approve, a qualified provider does the work, and we check the result. You pay the provider directly.
Not at this stage. Short-term letting raises separate tax and registration questions, and it is not part of our current management service.
No. We coordinate your property-related tax and compliance process with the appropriate professionals and keep you informed of the actions required. You or your adviser make the filings and payments.
Yes. We coordinate the preparation, the documents and the handover with the agent and notary you choose.
No. Agricultural land can be leased by foreign nationals and foreign companies for farming and processing.
Yes. Land may be leased from the state, a municipality or a private owner. Municipal land is normally leased or sold through open auctions or competitions, with some exceptions set by law. Lease terms and registration need legal review.
Buildings and business assets can generally be acquired, but the land can only be held on lease, not owned. Whether structures such as greenhouses are allowed on that land is checked for each plot. We coordinate due diligence on the lease, water, permits and structures with licensed professionals.
You can buy suitable buildings. Operating them as guest accommodation depends on tourism classification, registration and business rules, which we help you check before you buy.
Programmes include the Investment Promotion Document and concessional loans through the Azerbaijan Business Development Fund. A new tourism programme for 2026 to 2030 is being implemented. Eligibility is decided case by case by the authorities.
No. We can help with orientation and, by agreement, feasibility and site coordination. Design, permits and construction are carried out by licensed professionals and contractors who contract with you directly.
Licensed architects and engineers, contracted by you. We can coordinate between them and you.
It depends on the service. Our fee is agreed in writing before we start and is always separate from the property price, official fees, professional fees and supplier costs.
You receive a confirmation in the language of this page. A member of our team reviews your request and contacts you, and we propose a written scope if we can help.
Tell us what you want to achieve with property in Azerbaijan: buying, owning, managing or exploring. We will come back with a clear plan, the checks that matter and every cost in its own box.
info@alveraglobal.com · Phone and WhatsApp: +994 10 334 46 62 · 23L Ahmad Rajabli Street, Narimanov District, Baku, Azerbaijan
Date checked: 27 September 2026. Laws, fees, programmes and market figures change. We re-check them for each case.
This page gives general information. It is not legal, tax or investment advice. ALVERA GLOBAL does not guarantee property values, rental income, tenants, residence permits, licences, permits, incentives, financing or sale prices. Legal, notarial, valuation, technical and tax work is carried out by licensed professionals. Figures quoted are historical and dated. Illustrative images and the demo owner report are labelled as such.
