Buying an apartment in Mongolia and Ulaanbaatar in 2026
A square metre in Ulaanbaatar costs about $1,400, and foreigners buy flats without permits. But a seller who does not live in Mongolia pays 20% of the whole price in tax.
In short
- A square metre in an Ulaanbaatar new build averages about $1,400; a 60 m² flat costs about $80,000.
- A foreigner buys a flat without permits, but not land.
- A non-resident seller pays 20% of the whole price; a resident pays 2%.
- The exemption from annual tax on a flat applies only to Mongolian citizens.
- Buying gives no residence; residence goes to investors putting $100,000 into a company.
In detail
Mongolia sells flats to foreigners without permits or thresholds, and a square metre in Ulaanbaatar costs about $1,400. Land cannot be bought, buying gives no residence, and the main trap hides in the tax on resale: a foreigner who does not live in the country gives up 20% of the whole price. Below is the short answer on how to buy a flat and what to plan for so that the 20% is no surprise.
How much a flat in Ulaanbaatar costs in 2026
According to the National Statistics Office of Mongolia, in early 2026 a square metre in an Ulaanbaatar new build cost about $1,400 on average, up 8% over the year. A square metre in an older building costs the same or slightly more: such buildings are more often in the centre.
- A 60 m² flat in a new build costs about $80,000.
- Almost the entire market is the capital. Other cities see few deals, and reselling a flat there is harder.
Ulaanbaatar is the coldest capital in the world, so a flat here is chosen like a down jacket: warmth first, everything else second. The building must be connected to central heating.
What a foreigner can buy
- Flats, houses and commercial premises, as owner, without permits.
- Land, no. Only Mongolian citizens may own land; a foreigner gets it only for use for a fixed term.
- The state subsidised mortgage is for citizens only. A foreigner pays with their own money.
In a new build there is no ownership certificate until the building is commissioned. Completion dates in Ulaanbaatar like to slip, so the developer is checked before the deposit.
Taxes and costs of buying a flat in Mongolia
- A notary certifies the contract, and ownership is registered in the state register.
- The tax on sale is paid by the seller: 2% of the price if the seller is a Mongolian tax resident.
- A seller who does not live in Mongolia pays 20% of the whole price, not of the gain.
Mongolian citizens pay no annual tax on their own flat: up to two flats in the capital are exempt. The exemption does not cover foreigners; the rate is 0.6% to 2% of the value a year, set by the capital. On rent, a tax resident pays 10% and a non-resident 20%.
A 20% tax on the resale price, planned for in advance
In Mongolia the main loss comes not at purchase but at sale: a seller who has not become a tax resident gives up 20% of the whole price instead of 2%. At purchase the risks are a new build without commissioning and a certificate, a pledge in the register, or a building without central heating. We check the flat and the developer in the state register, support the notarial contract and registration of ownership, and plan ownership and resale taxes in advance.
The cost of support depends on the property and your plans for it; a manager will calculate it in the chat.
How to buy a flat in Mongolia: step by step
- Check the flat in the state register: owner, pledge, seizures.
- Check the building: heating, commissioning, the land under it.
- Sign the purchase contract at a notary.
- Register ownership and get the certificate in your name.
Does a flat give residence in Mongolia
No, a flat is not a ground for residence. Residence is granted to investors: $100,000 or more invested in a Mongolian company with a foreign share of at least 25%. It is issued first for a year, then for 3 years with renewal. Other grounds are work, study and family.
Russian citizens need no visa to view flats: they can stay in Mongolia for up to 30 days without one. Other countries with open housing markets are on the page investment property abroad.
FAQ
Can a foreigner buy a flat in Mongolia?
How much does a flat in Ulaanbaatar cost in 2026?
What tax is paid on selling a flat in Mongolia?
Does a foreigner pay tax on a flat in Mongolia?
Does buying a flat give residence in Mongolia?
Can a Russian citizen buy a flat in Mongolia?
Don’t want to figure this out alone?
We handle the whole process end to end: we check your documents, match a program to your situation and give you honest timelines and costs. Ask your question in the chat: the free consultation starts right here. Legal representation before authorities and courts is handled by Murblz specialists together with locally licensed partners.
The Murblz consultant replies straight away in the chat on this page. Describe your situation and we will work it out together.
Free consultation