Investment property in Mongolia: what to buy and what it costs

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Updated 23 October 2026

For sale · Ulaanbaatar, Songinokhairkhan district

One-room apartment in a new building in Songinokhairkhan

$41,000 (MNT 148 million)

40 m² · 1 room

A 40 m² apartment in a new building: a room, a separate kitchen and a bathroom. Songinokhairkhan is a large residential district in the west of Ulaanbaatar, where private houses with colourful roofs stand next to new apartment towers. A square metre in a new building here costs about $1,100, the most affordable entry to the capital's market, and over the year new buildings in the district rose in price by 14.9%.

Affordable entry

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For sale · Ulaanbaatar, Songinokhairkhan district

Two-room apartment in Songinokhairkhan in the west of the capital

$45,000 (MNT 162 million)

48 m² · 2 rooms

A 48 m² apartment in a 1980s panel building: a living room, a bedroom, a kitchen and a bathroom. A square metre of a resale apartment in Songinokhairkhan costs about $940, less than in any other district of the capital, and over the year such apartments rose in price by 5.7%. There is a playground in the courtyard, with schools and bus stops nearby.

Lowest price per m²

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For sale · Ulaanbaatar, Bayangol district

Renovated two-room apartment in Bayangol

$54,000 (MNT 195 million)

45 m² · 2 rooms

A renovated 45 m² apartment in a 1970s panel building: a living room, a bedroom, a kitchen, a bathroom and a glazed balcony. Bayangol is a district in the centre and west of the capital with blocks of Soviet-era panel buildings along Peace Avenue. A square metre of a resale apartment here costs about $1,200, and over the year prices rose by 2.6%.

Centre and west

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For sale · Ulaanbaatar, Chingeltei district

Two-room apartment in a new building in Chingeltei

$58,000 (MNT 209 million)

50 m² · 2 rooms

A 50 m² apartment in a new building: a living room, a bedroom, a kitchen and a bathroom. Chingeltei is a district in the centre and north of the capital by Chingeltei mountain, and its new buildings stand on the slopes with a view of the city. A square metre in a new building in the district costs about $1,200, less than in the neighbouring central districts, and a square metre of a resale apartment in the older part of the district about $1,600.

City view

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For sale · Ulaanbaatar, Bayanzurkh district

Two-room apartment in a new building in Bayanzurkh

$71,000 (MNT 256 million)

55 m² · 2 rooms

A 55 m² apartment in a new building: a living room with a kitchen, a bedroom, a bathroom and a glazed balcony. Bayanzurkh is a large district in the east of Ulaanbaatar with new residential blocks along Peace Avenue and the Narantuul market. A square metre in a new building here costs about $1,300, and over the year resale apartments in the district rose in price by 10.2%, faster than in the other districts of the capital.

New residential blocks

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For sale · Ulaanbaatar, Khan-Uul district

Three-room apartment in a new complex in Khan-Uul

$86,000 (MNT 310 million)

65 m² · 3 rooms

A 65 m² apartment in a new residential complex: a living room, two bedrooms, a kitchen and a bathroom. Khan-Uul is a district in the south of the capital along the Tuul river, with new residential complexes and courtyards, and the road to Chinggis Khaan International Airport runs through it. A square metre in a new building here costs about $1,400, and in a resale apartment about $1,500.

New complex

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For sale · Ulaanbaatar, Bayanzurkh district

Three-room apartment in Bayanzurkh in the east of the capital

$91,000 (MNT 328 million)

70 m² · 3 rooms

A renovated 70 m² apartment in a 1980s nine-storey building: a living room, two bedrooms, a kitchen and a bathroom. A square metre of a resale apartment in Bayanzurkh costs about $1,300, and over the year such apartments rose in price by 10.2%. There is a sports ground in the courtyard, with schools, a clinic and shopping centres of the eastern part of the city nearby.

Fast price growth

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For sale · Ulaanbaatar, Sukhbaatar district

Three-room apartment in a new building in central Ulaanbaatar

$116,000 (MNT 418 million)

75 m² · 3 rooms

A 75 m² apartment in a new building in the centre: a living room, two bedrooms, a kitchen, a bathroom and a glazed balcony. Sukhbaatar is the central district of the capital with Sükhbaatar Square, the Government Palace, the National University of Mongolia and company offices. A square metre in a new building here costs about $1,600 and in a resale apartment about $1,700, the most expensive district of Ulaanbaatar.

City centre

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Want to buy property abroad? A manager will select properties for your budget and check the deal before registration. Find a property

What investors buy in Mongolia

Above are the most interesting offers selected by our experts. A manager will find a property for your requirements.

Apartments for sale in six districts of Ulaanbaatar - Sukhbaatar, Khan-Uul, Bayanzurkh, Bayangol, Chingeltei and Songinokhairkhan, prices per square metre in new buildings and resale apartments, taxes on buying, letting and selling, rules for foreigners and residence.

Mongolia is a country between Russia and China with an economy built on copper, gold and coal mining, and Ulaanbaatar, home to almost half of the country's population, is its main housing market. According to the National Statistics Office of Mongolia, in September 2026 a square metre in a new building in the capital costs about $1,400 on average (MNT 4.78 million), and in a resale apartment about $1,400 (MNT 4.86 million), and over the year resale apartments rose in price by 4.3%. A one-room apartment in a new building in Songinokhairkhan costs $41,000, a two-room apartment in a new building in Bayanzurkh $71,000, a three-room apartment in the central Sukhbaatar district $116,000, and a foreigner buys an apartment without any permits.

This page covers apartments in new buildings and Soviet-era buildings in six districts of the capital, prices per square metre by district, taxes on buying, letting and selling, and residence. A manager will confirm what is for sale today and the exact price.

The market in brief

Entry pricefrom $41,000 (one-room in Songinokhairkhan)

Average price per m² of housingabout $1,400 in new buildings and resale apartments in Ulaanbaatar

Price growth+4.3% over the year for resale apartments, +14.9% for new buildings in Songinokhairkhan

What the purchase givesan apartment without permits, residence for investment, work, study or family

Buying costsno purchase tax, a state duty for the notarised contract of 0.05% of the price

Prices and rules as of 2026.

Prices are based on the average price per square metre of a new or resale apartment in the district for September 2026, according to the National Statistics Office of Mongolia; $1 = MNT 3,598.45.

How much does an apartment in Mongolia cost in 2026

Housing is most expensive in the central Sukhbaatar district: a square metre in a new building costs about $1,600 and in a resale apartment about $1,700. It is cheapest in the west, in Songinokhairkhan: about $1,100 per square metre in a new building and about $940 in a resale apartment, and new buildings in the district rose in price by 14.9% over the year. Across the city resale apartments cost the same as new buildings or slightly more, because older buildings stand closer to the centre. Over the year resale apartments in Ulaanbaatar rose in price by 4.3%, and prices of new buildings stayed at last year's level.

Ulaanbaatar district	Per m² in a new building	Per m² in a resale apartment	Price growth over the year: new / resale
Sukhbaatar	~$1,600	~$1,700	−0.7% / +1.2%
Khan-Uul	~$1,400	~$1,500	−1.5% / +5.3%
Bayanzurkh	~$1,300	~$1,300	+3.4% / +10.2%
Bayangol	~$1,300	~$1,200	+0.7% / +2.6%
Chingeltei	~$1,200	~$1,600	−10.8% / −1.6%
Songinokhairkhan	~$1,100	~$940	+14.9% / +5.7%
Ulaanbaatar on average	~$1,400	~$1,400	−0.2% / +4.3%

Data of the National Statistics Office of Mongolia: average price per square metre of new and resale apartments in the six central districts of Ulaanbaatar for September 2026; price growth is September 2026 against September 2025. Dollars at $1 = MNT 3,598.45, rounded up.

What taxes are paid on letting, owning and selling

Income from letting an apartment in Mongolia is subject to income tax. A tax resident pays 10% on the rent less documented expenses on the apartment, every month by the 15th of the following month, and a non-resident pays 20% on the full amount of income from Mongolia. A person becomes a resident after 183 days in the country within 12 consecutive months. A manager will calculate the rental income of a specific apartment after tax in the chat.

Tax	Rate
Rent, tax resident	10% on the rent less documented expenses, every month
Rent, non-resident	20% on the full rent
Tax on a foreigner's apartment	0.6-2% a year of the value in the state registry, the rate is set by the capital, paid by 15 February
Sale, tax resident	2% of the sale price
Sale, non-resident	20% of the full sale price

Data for 2026: taxes - Mongolian laws on personal income tax and on immovable property tax; countries are compared in the rental yield table.

How to bring in the money for the purchase is on the page how to send money to Mongolia, and the documents and steps of the deal are covered on the page buying an apartment in Mongolia.

What costs to add to the price

Payment	Amount
Purchase tax	none: the seller pays the tax on the sale
State duty for notarising the contract	0.05% of the contract price
Registration of ownership	at the tariff of the General Authority for State Registration
Purchase contract	in writing, certified by a notary
Land under the building	owned only by citizens of Mongolia, a foreigner registers the apartment in their own name

Data for 2026. The buyer becomes the owner on state registration of the title, and before registration the seller confirms payment of the tax on the sale. The contract can be signed in person or by power of attorney. The manager calculates the total for a specific property.

In Mongolia the state registry certificate and the completion date are checked before the deposit

Mistakes cost more than the duties: an apartment with a mortgage or an arrest in the state registry, a new building with a delayed completion date and no title certificate, a seller without a document on payment of the tax on the sale, without which the title is not registered, a transfer held by the bank because the source of funds was not confirmed. Murblz support removes these risks: we find an apartment for the budget and goal, check the documents of the seller and the building, prepare payment and take the deal through to title registration, and help with letting.

The cost of support depends on the purchase budget and the goal - investment, relocation or a home for yourself; the manager calculates it in the chat.

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Does the purchase give residence

Residence in Mongolia is granted to an investor who has put $100,000 or more into a Mongolian company with a foreign share of 25% or more, and for work, study or family; buying an apartment is not one of these grounds. Your own apartment still helps: it is registered as your address, and a foreigner staying in the country for more than 30 days registers with the immigration service within the first 7 days. Life in the capital is described on the page Ulaanbaatar.

An apartment can be bought without any status: a foreigner registers an apartment in their own name without permits, and land in Mongolia is owned only by its citizens, with foreigners given land for use for a term. The state subsidised mortgage is only for citizens, so a foreigner pays with their own money. Payments inside the country are made in tugriks. A manager will find an apartment for a family move in the chat.

How we select a property

Budget and goal: rental income, capital preservation, relocation or a home for yourself. The manager clarifies the district - central Sukhbaatar, the new residential blocks of Khan-Uul and Bayanzurkh or the affordable districts in the west of the capital.
A selection of real properties: apartments with the seller's price, area, building year, floor and a rental income calculation.
Checks: the seller's state title registration certificate, a state registry certificate confirming there are no mortgages or arrests, and for a new building the occupancy permit and the completion date.
A remote deal by power of attorney: a notarised purchase contract, payment by transfer, confirmation of the seller's tax and title registration with the General Authority for State Registration.

The manager sends the selection to the chat, with sellers' prices as of the selection date.

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Options in other countries

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FAQ

How much does an apartment in Mongolia cost in 2026?

A one-room apartment in a new building in Songinokhairkhan costs $41,000, a two-room apartment in a new building in Bayanzurkh $71,000, a three-room apartment in the central Sukhbaatar district $116,000. A square metre in Ulaanbaatar costs about $1,400 on average in both new buildings and resale apartments.

Can foreigners buy property in Mongolia?

Yes, an apartment in their own name and without permits. Land is owned only by citizens of Mongolia, foreigners are given it for use for a term, and the buyer becomes the owner of the apartment on state registration of the title.

Does buying property give residence in Mongolia?

Residence in Mongolia is granted to an investor of $100,000 or more in a Mongolian company with a foreign share of 25% or more, and for work, study or family. Buying an apartment is not one of these grounds, and your own apartment serves as your address.

What taxes are paid when buying an apartment in Mongolia?

Mongolia has no separate tax on buying an apartment. The buyer pays the state duty for notarising the contract, 0.05% of the price, and the title registration fee at the authority's tariff, and the seller pays the tax on the sale.

What taxes does an apartment owner pay in Mongolia?

On rent a tax resident pays 10% after documented expenses, a non-resident 20% on the full amount. The tax on a foreigner's apartment is 0.6-2% a year of the value in the state registry, and on a sale a resident pays 2% of the price and a non-resident 20%.

Where to buy an apartment for investment in Mongolia?

Sukhbaatar is the central district with the university, the Government Palace and company offices, Khan-Uul and Bayanzurkh are districts of new residential complexes. Songinokhairkhan in the west is the most affordable entry, from $41,000, and its new buildings rose in price by 14.9% over the year.

Can an apartment in Mongolia be bought remotely?

Yes, by a power of attorney certified by a notary: the representative signs the purchase contract at the notary and files the documents for title registration. The state registry certificate on mortgages and arrests is ordered before the deposit.

How to pay for an apartment in Mongolia from abroad?

By transfer in dollars, yuan or tugriks to an account in a Mongolian bank, with documents on the source of funds; a transfer takes 1-3 business days. The payment route is prepared before the deposit, and the money goes to the seller after the contract is signed at the notary.

Investment property in Mongolia: what to buy and what it costs

One-room apartment in a new building in Songinokhairkhan

Two-room apartment in Songinokhairkhan in the west of the capital

Renovated two-room apartment in Bayangol

Two-room apartment in a new building in Chingeltei

Two-room apartment in a new building in Bayanzurkh

Three-room apartment in a new complex in Khan-Uul

Three-room apartment in Bayanzurkh in the east of the capital

Three-room apartment in a new building in central Ulaanbaatar

What investors buy in Mongolia

How much does an apartment in Mongolia cost in 2026

What taxes are paid on letting, owning and selling

What costs to add to the price

Does the purchase give residence

How we select a property

Options in other countries

FAQ

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