AZE.US
Baku is preparing for the phased demolition of unsafe buildings, dormitories, low-rise residential blocks and other aging properties. The program is expected to cover all 12 administrative districts of the Azerbaijani capital, although exact timelines have not yet been established for most addresses.
Vugar Oruj, chairman of the Azerbaijan Society of Appraisers, said that more than 200 buildings have already been designated for demolition under the Baku Master Plan through 2040, AZE.US reports.
The properties reportedly include buildings considered unsafe or no longer fit for continued use. Dormitories and two- or three-story residential buildings in particularly poor condition are expected to be among the first affected.
Oruj stressed that the inclusion of an area in the master plan does not mean demolition will begin immediately. The order of the projects will depend on government funding, investor interest and the readiness of individual redevelopment plans.
Areas Where Demolition Is Expected
The expert identified several locations that may be affected by the urban renewal program:
- Sabail District: Bayil and Badamdar;
- Narimanov District: the Montin neighborhood, Madani Street, Fatali Khan Khoyski Avenue and areas near metro stations;
- Nizami District: Keshla, the 8th Kilometer neighborhood, Sharifli Street, sections of Babek Avenue and adjoining roads.
Other parts of Baku are also expected to be included in the program at later stages.
However, the locations named by the expert should not be treated as a final government demolition schedule. Authorities have not yet announced specific dates or complete address lists for most neighborhoods.
What Will Happen to Soviet-Era Apartment Blocks?
Baku reportedly has about 4,000 Soviet-era residential buildings, including the five-story apartment blocks commonly known as Khrushchyovkas. Demolishing all of them at once would be impossible, Oruj said.
Many such apartments, particularly those in central districts with established infrastructure, remain in demand. Some buyers even acquire units in old buildings in anticipation of future compensation or replacement housing.
The first stage is more likely to focus on the most deteriorated buildings, including properties outside the city center. Other Soviet-era blocks that have reached the end of their service life may be included later.
Oruj believes that much of the planned demolition could be completed by 2030. This is an expert assessment, however, rather than an officially approved deadline.
How Compensation Should Be Calculated
Compensation remains one of the main sources of disagreement between homeowners, investors and government agencies.
Payments may currently be determined through direct negotiations between residents and developers, decisions by government commissions or assessments conducted by specialized companies.
Oruj argued that compensation based solely on the market value of an old building may leave homeowners unable to purchase replacement housing. Apartments in deteriorated buildings are typically valued far below units in newly constructed developments.
The Azerbaijan Society of Appraisers proposes calculating compensation with reference to the price per square meter in new residential buildings located in the same neighborhood or within approximately one kilometer of the demolished property.
Such an approach would allow residents to remain close to their schools, clinics, workplaces, public transportation and established social networks instead of being forced to relocate to the outskirts of the city.
Residents of unsafe buildings are advised to submit collective applications to the Ministry of Emergency Situations, local executive authorities and other relevant agencies. An official inspection documenting a building’s condition could affect its priority within the redevelopment program.
Homeowners should also avoid making property decisions based solely on rumors of imminent demolition. Without an official decision covering a specific address, claims made by intermediaries or neighbors do not guarantee either demolition or compensation.
AZE.US