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End of the Era of Unregistered Properties: Azerbaijan Launches Nationwide Amnesty for Illegal Homes

BAKU, July 22 — Azerbaijan has officially launched a sweeping property amnesty aimed at legalizing hundreds of thousands of undocumented homes across the country, marking a turning point in the nation’s long-standing real estate challenges.

President Ilham Aliyev recently signed amendments to the decree “On Approval of the List of Documents Confirming Ownership Rights Over Immovable Property Acquired Before the Law on the State Real Estate Registry Came into Force.” The changes are expected to bring long-awaited relief to citizens occupying homes built decades ago but never officially registered.

According to the updated decree, the State Property Issues Service under the Ministry of Economy will now recognize property ownership based on actual measurements, even in cases where discrepancies exist between documented and real property sizes. This applies to agreements made between various Soviet-era bodies — such as local authorities, ministries, cooperatives, and trade unions — and individuals granted private ownership rights.

Crucially, the law covers homes and summer houses built on land plots allocated during Azerbaijan’s time as part of the USSR. Ownership will be registered if documents are found in the National Archives and meet the criteria set out in the decree.

Restoring Forgotten Rights

Real estate expert Ramil Ghasymzadeh welcomed the move, highlighting its potential to resolve legal limbo for hundreds of thousands of homeowners.

“These amendments finally acknowledge property rights over land parcels allocated during Soviet times,” he explained. “Although many of these plots were legally granted by local councils for temporary use, the political and legal upheaval that followed independence left ownership unresolved. For 35–40 years, people built homes, raised families, and paid taxes — but could never obtain official ownership documents. This reform changes that.”

He added that the amendments will also apply to land used by citizens prior to 2001, provided that basic documentation exists. “This will eliminate one of the key obstacles that prevented rightful owners from registering their homes.”

A Widespread Problem

The scale of the issue is staggering. Ghasymzadeh estimates there are more than 500,000 undocumented homes on the Absheron Peninsula alone. “Some owners received documents from local municipalities, while others have nothing at all. It’s important to note, however, that the amnesty only applies to properties with Soviet-era roots — post-Soviet informal settlements are excluded.”

Despite this limitation, the initiative is being hailed as a major breakthrough in property rights.

Implementation Already Underway

According to Azerbaijan’s State Property Issues Service, the amnesty is now being implemented. “Citizens who possess the relevant documents outlined in the decree can apply at ASAN service centers nationwide or at local branches of the State Property Issues Service,” officials confirmed to Bizim.Media.

A Step Toward Transparency

Legal analysts suggest that this reform not only benefits homeowners but also enhances transparency and reliability in the national property registry system. By integrating these properties into the official system, the government also strengthens its ability to manage urban planning, taxation, and social infrastructure.

While the new legislation does not yet resolve all issues surrounding illegal housing — particularly those built after independence without any legal basis — it represents a historic first step toward resolving a complex problem that has persisted for decades.

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