How we calculate prices
Where the listings come from, how we remove duplicates and what “typical price” and “below market” mean.
Where listings come from
From 204 public Telegram channels with housing listings in Tashkent, Tashkent Region, Andijan, Namangan, Kokand and Fergana. We only read their public pages, without subscribing. Every listing links to the post in its channel. Removed listings (rented, sold or deleted) are kept for 90 days; after that we erase the phone number, text and photos — only the price, district and area remain for statistics.
How we read the text
Google Gemini extracts the price, rooms, district, floor and area from the listing text. Phone numbers and @usernames are hidden before the text reaches it. If something isn’t in the text, the field stays empty — no guessing. Prices in sum are converted to dollars at the official rate of the Central Bank of Uzbekistan.
Duplicates
The same apartment is often posted in several channels. We compare photos, text and details — rooms, floor, district, price — and show such an apartment as one card. It counts once in the numbers too.
Typical price (median)
The middle of the price range: half of the apartments are cheaper, half are pricier. We calculate it by district and number of rooms over the last 60 days, every hour. One post per apartment counts, and no more than three listings from one channel, so a single big channel can’t skew the price (in Tashkent Region towns, where one or two local channels are the market, this limit is off). Groups of fewer than 8 listings aren’t calculated. Obvious errors — under $50 or over $20,000 a month, per-person prices — are dropped.
“Below market”
A label on a listing whose price is below the typical price for such apartments nearby: “15% below market”. Tashkent districts are large and prices within them vary a lot, so the typical price is the median of the 12 nearest listings with the same number of rooms (for sale — the 15 nearest, by price per m²) from the place named in the listing (quarter, landmark, metro), within 5 km and at most three per channel; the card shows how far we had to go. With fewer than 8 nearby — the district. If the nearest are cheaper but the whole district is pricier, we don’t say “below market” — we show both numbers. A difference under 10% is called “in line with the typical price”, without a percentage: the median isn’t more precise than that. Flats with 3+ rooms of unusual size are compared by price per square meter among 3+ room flats; for 1–2 rooms the price barely depends on the area, so they are compared by room count, and very small ones never get “suspiciously cheap”. Quarter names and borders — Tashkent city hokimiyat open data (opendata.tashkent.uz).
Rent index
A separate indicator — how prices of new listings change month to month and week to week. It is the median of all new listings of the month in Tashkent — one post per apartment, without the per-channel limit and without “nearby”, so it may differ from the typical price on cards and district pages. Past months are recalculated from the same listings. The chart shows the same by week (Monday to Sunday). A month or a week is shown and compared only when it has 50 or more listings with that many rooms.
Rent vs. salary
The month’s median rent converted to sum at the Central Bank rate, divided by the average accrued salary in Tashkent from the latest Statistics Agency release (stat.uz). That salary is before income tax and excludes small businesses and micro-firms, so the share of real income is usually higher.
Limitations
These are asking prices from listings, not from contracts: the final price may differ after negotiation. Sometimes we infer the district from a landmark or mahalla when it isn’t named. We show what the listings say and don’t inspect the apartments.
Citing
You may use these figures with a link to kvadro.app. Questions — [email protected].
New apartments — straight to Telegram
Set the district, price and rooms — the bot sends a match as soon as it appears in the channels. Free.
Open in Telegram