Villas by budget: what changes between 300k, 500k and 700k manat

A villa search often starts with a budget. The difference between two houses at 250 and 550 thousand manat in the same district is not only the price: plot size, house area, whether furniture is included and what the yard offers all change too. Using our listings in Mardakan and Shuvalan, this article summarises what is typically found in three price ranges.

Where the figures come from

The data comes from the 50 listings for sale in the Montevia catalogue on 20 October 2026; sold properties are excluded. Prices are listing (starting) prices, and the final agreed price may differ. By 'typically' we mean the median of the range: half of the listings are below that value and half above. The figures change as the catalogue is updated.

Up to 300,000 manat

Listings in this range run from 175,000 to 295,000 ₼ and are split roughly evenly between Mardakan and Shuvalan. The house usually has 4 rooms plus a kitchen; the differences lie mostly in area and plot.

• House area: 100–180 m², typically around 150 m².
• Plot: 2–4.5 sotka (1 sotka = 100 m²), typically 3 sotka.
• Bathrooms: 1–3, typically 2.
• Filtered pool: present in almost every listing.
• Sold furnished: roughly one listing in four.
• Summer-winter kitchen: roughly one listing in three.

The yard is more compact in this range: the pool, gazebo and barbecue usually form a single composition. In unfurnished listings, the cost of furniture and appliances is planned separately.

300,000 – 500,000 manat

Listings run from 330,000 to 485,000 ₼. The most noticeable change in this range is the larger share of furnished sales and houses with a summer-winter kitchen.

• House area: 130–230 m², typically 160 m².
• Plot: 3.3–6 sotka, typically 4 sotka.
• Rooms: 4–5 rooms plus a kitchen.
• Bathrooms: 2–3.
• Sold furnished: more than half of listings.
• Summer-winter kitchen: roughly two listings in three.

As the plot grows, the yard gains room for separate zones: poolside, greenery and a covered seating area. Some listings also have a separate outdoor bathroom.

500,000 – 700,000 manat

Listings run from 510,000 to 650,000 ₼, most of them in Mardakan. House and plot sizes here are clearly larger than in the previous ranges.

• House area: 160–300 m², typically 230 m².
• Plot: 4.5–10 sotka, typically 5 sotka.
• Rooms: 4–6 rooms plus a kitchen.
• Bathrooms: 2–4, typically 3.
• Sold furnished: almost every listing.
• Summer-winter kitchen: every listing.

What price per square metre shows, and what it doesn't

Dividing the listing price by the house area typically gives around 1,650 ₼/m² in the first range, 2,500 ₼/m² in the second and around 2,800 ₼/m² in the third. It is a rough indicator: the price includes the plot, pool, yard structures and in most cases furniture, so it should not be read as the 'value' of a square metre. The difference between two houses in the same range is better explained by plot size, street and access road, building materials and what the furnishing includes. More on these factors is in our article on what determines a villa's price in Mardakan.

What all ranges have in common

• Gas, water and electricity are listed as permanent in every listing.
• Almost all listings are new builds.
• Every listing states a title deed (kupça) as the document; general information on checking it is in our article on the title deed and legal checks.
• Regardless of range, the layout is most often 4 rooms plus a kitchen; as the price rises, rooms and yard get larger.

Source and note

Source: active listings in the Montevia Villas catalogue, 20 October 2026. The figures refer to that date and change as new listings are added and properties sell. This article is for general information only and is not a valuation, investment advice, an offer or a guarantee. The price and terms of a specific property are confirmed only for that listing.