Author's Column by Denis Sokolov: Why Is New Tashkent Being Built?

Column: Why Is New Tashkent Being Built?

The necessity and feasibility of building New Tashkent have raised questions among Uzbekistanis. Why are new cities being developed, and why such territorial expansion is not inherently negative—analyst Denis Sokolov explores these topics in his column, "The Language of Real Estate."

Denis Sokolov is a partner and managing director of the international commercial real estate consulting firm Commonwealth Partnership Uzbekistan (CMWP) and a member of the Royal Institution of Chartered Surveyors (RICS). In his column, *"The Language of Real Estate,"* he discusses the structure and characteristics of the real estate market and offers insights into its future development.

The development concept for New Tashkent was publicly presented at the UzBuild exhibition held in the capital at the end of February. The plan envisions a city spanning 20,000 hectares and housing about one million people. However, the project has sparked debate among the public. Many Uzbekistanis question its feasibility and the rationale behind creating a satellite city.

New Tashkent is not the first instance of a new city being built. A nearby example is New Moscow—a territory of the Moscow region that was incorporated into the Russian capital in 2012. Another example is Astana, the new capital of Kazakhstan since 1997. So, why are new cities built?

Unlike modern cities, historical cities were formed when public transportation, centralized water supply, heating, and other conveniences of the 21st century did not exist. Their function also differed significantly, particularly evident in European walled cities, which were built primarily for the safety of their inhabitants. 

The characteristics of historical cities are preserved to this day. Fortresses retain their medieval features, and the old city areas of places like Bukhara, Samarkand, and Tashkent, with their narrow and winding streets, are protected by both the state and international organizations. Conservative legislation and regulations aim to preserve traditional ways of life. As a result, we gain access to historical artifacts, but at the same time, the creative potential of urban planners, architects, and developers—along with the comfort of the city’s residents—is often constrained by rigid legal frameworks.

In this context, building a new city, free from heritage and restrictions, on underutilized land appears to be an optimal solution. It allows for significantly increasing the city’s development potential and, consequently, its appeal to businesses and residents.

A widespread misconception is that large-scale housing construction leads to population growth. In reality, people move not to where there is a lot of construction but to where there are opportunities for work, education, culture, and a social environment. Uzbekistan's high birth rate and young population require innovative solutions to involve as many people as possible in economic activity, equip them with necessary skills, and provide them with education.

Tashkent already offers these opportunities and is an attractive city. However, to prevent overpopulation, it is essential to ensure the city grows and develops harmoniously. In other words, we must recognize that the city will need to accommodate an additional 2–3 million people over the next 10–20 years.

The idea of New Tashkent aligns well with these needs. Moreover, it supports the existing polycentric structure of Tashkent. Today, the city already has several centers: the historic Old Town and the New City, developed during the Russian Empire. New Tashkent, envisioned as the center of a "third renaissance," appears to be a logical extension of the city’s growth and development.

Real estate experts identify three central business districts and Tashkent City as four clusters where the majority of office buildings are concentrated. Unlike most historical cities, which tend to have a single dominant center, Tashkent stands out for its natural polycentricity.

The master plan for New Tashkent envisions seamless integration with the existing transportation system. The main roads of New Tashkent will essentially be extensions of the current transport arteries, making it not a satellite city but a natural expansion of the territory.

The primary challenge in building a new city lies in creating a financial model that satisfies all stakeholders—government, businesses, and residents. Achieving this will require attracting international investors, developers, and end-users. In turn, New Tashkent could serve as a business showcase for the country, allowing international investment companies and funds to test Uzbekistan's potential.

Although developing new territories is a task for the next decade, this project is already impacting the economy.

What Matters Now for Residents and Businesses:

The development of new territories is a natural process for a country with a growing population and economy. A well-thought-out approach to building New Tashkent will prevent an overwhelming burden on engineering and transport infrastructure and contribute to improving the well-being of the population.