Marina Village: The Cheapest Finished Square Metre at Sea Breeze

Fifteen Sea Breeze projects are finished and handed over. Rank them by the price per square metre the developer publishes, and Marina Village comes second from the bottom at $2,150/m².

Then look at what that money buys. The one project below it, Park Residences 5 at $1,950/m², is sold without fit-out - bare concrete, services stubbed, everything else your problem. Marina Village is sold with fit-out. On a like-for-like basis it is the cheapest finished square metre at the resort, and it is the only one of the cheap ones that comes at scale: 1,010 apartments.

What the Developer Publishes

All of the following is from the project's own page on the resort's site, read on 25 October 2026.

	Official figure
Apartments	1,010
Area	38-479 m²
Floors	4-6
Status	delivered
Finishing	fit-out
Price from	$204,000, or $2,150/m²
Price up to	$1,405,000
Project scale	5.05 ha
Location	first coastline

Two of those lines do more work than the rest. Delivered means there is no completion date to slip, no construction risk to price, and a building whose management, service charges and neighbours already exist and can be inspected. 4-6 floors means this is not a tower: at 1,010 apartments across 5.05 hectares in buildings of four to six storeys, the density is spread horizontally rather than stacked.

The Comparison That Matters

Here is the delivered stock at Sea Breeze, ordered by published price per square metre, with what each includes:

Project	Units	From $/m²	Entry price	Finishing
Park Residences 5	298	$1,950	$214,500	without fit-out
Marina Village	1,010	$2,150	$204,000	fit-out
Park Residences 2	1,260	$2,600	$170,000	turnkey, furnished
Polo Residences	1,020	$2,600	$296,000	turnkey or shell
Woodville	107	$2,720	$270,000	fit-out
Lighthouse	426	$3,200	$275,000	fit-out
White Residences	100	$3,200	$210,000	turnkey, furnished
The Grand	227	$3,400	$195,000	turnkey, furnished

Read the first two rows together and the $200 difference per square metre is not a discount, it is a trade. Park Residences 5 asks less per metre and hands you a shell; Marina Village asks more per metre and hands you a finished apartment. On a 60 m² unit that gap is $12,000 - and fitting out 60 m² does not cost $12,000 anywhere in Baku. The cheaper line is the more expensive apartment.

Then read the third row. Park Residences 2 has the lowest entry price of any delivered project here, $170,000, and the highest unit count. It also costs $2,600/m². Its entry price is lower because its smallest unit is smaller, not because its space is cheaper. This is the single most common mistake in reading this resort's price list: the "from" price tells you about the smallest apartment, and the per-metre price tells you about the building.

Our per-square-metre comparison against central Baku puts both numbers against the city.

What the Project Actually Is

The developer describes a waterfront neighbourhood built around a yacht harbour, with canals, a promenade and what the page calls the atmosphere of a Mediterranean resort. The concrete items it lists are a private yacht club and yacht pier, an artificial canal with Venetian-style gondola rides, and three outdoor swimming pools.

Take the gondolas as the tell they are. This is a project sold on a specific fantasy, and the fantasy is Europe-by-the-Caspian rather than Dubai-on-the-Caspian - low-rise, canal-side, promenade, four to six floors. Whether that appeals is a matter of taste. What matters for a purchase is that the fantasy was built and handed over, so you can walk it before you sign, which is not true of anything else at this price per metre here.

The 38-479 m² range is unusually wide for a delivered building, and the page explains why: alongside ordinary apartments there are duplexes facing the sea and the harbour. A 479 m² duplex and a 38 m² studio in the same complex are not the same product, and the $204,000 to $1,405,000 span is the honest width of that.

The Payment Terms, As Published

The page lists four routes:

• 100% payment.
• Interest-free instalments up to 12 months, with a down payment from 30%.
• Interest-free instalments up to 36 months for 1+1 apartments and larger; for studios, with a down payment from 50%.
• A mortgage through ABB Bank, available to Azerbaijani citizens with official employment and salary income in Azerbaijan.

The mortgage line is the one to read carefully if you are not Azerbaijani. As published, that route is for citizens with local employment income - so a foreign buyer is looking at cash or the instalment plans, and the 36-month interest-free plan is the one that changes the arithmetic. Note also that the studio terms are worse, not better: 50% down rather than 30%. Where a developer asks for more money up front on its smallest units, it is usually the unit type it expects to resell fastest.

What the Page Claims About Returns, and What It Admits

The project page carries an investment section. Its own footnote says the figures are based on Sea Breeze projects completed in 2023-2025, that the calculations rest on statistics from previous periods, and that they do not guarantee future returns.

That disclaimer is doing real work and is worth repeating rather than skipping. A yield built from 2023-2025 completions describes a resort in a different phase from the one being sold now: in that window Sea Breeze had far less finished competing stock than it will have by 2029, when Blue Waters, Park Lane, Malibu and a dozen others deliver. More supply of the same thing, on the same coastline, at the same time, is not a neutral fact for a rental yield.

So the honest version of the investment case for a delivered building is not a projected percentage. It is that you can ask the existing owners. A handed-over complex with 1,010 apartments has a service-charge history, an occupancy history and a management company with a track record, and none of those exist for a project selling off plan. That is the advantage, and it is worth more than a number in a brochure.

How It Sits Against the Off-Plan Alternatives

At $204,000, Marina Village sits just above the band we map in the $100,000-200,000 guide - and two delivered projects price below it inside that band, Park Residences 2 at $170,000 and The Grand at $195,000, both turnkey with furniture. What it buys there that they do not is completion.

Against the off-plan stock the shape of the choice is clear. Blue Waters enters at $136,000 and completes in December 2029. Malibu Residence enters at $97,000 for December 2028. Both are cheaper to enter and neither exists yet. Marina Village costs more and is standing. Three years of construction risk is the thing you are buying out of, and $204,000 against $136,000 is roughly what that costs here.

The full inventory, delivered and announced, is in our project master list.

Update, 29 October 2026: The Contractor's Own Page Disagrees on Two Things

Tevakol Family, the Israeli engineering firm that states it is "a partner and developer in the project", publishes its own Marina Village page. On two points it does not match the developer's catalogue.

	Developer's sales catalogue (read 25 Oct 2026)	Tevakol, partner and developer (read 29 Oct 2026)
Apartments	1,010	"About 959 apartments"
Floors	4-6	"4 to 6" - agrees
Status	"delivered"	"Delivery through 2026"; "roughly half were handed over by late August 2026"
Marina	-	"a marina for 60+ yachts"

The handover point is the one that matters. The catalogue lists Marina Village as delivered, and we have used that status on this page and elsewhere, including in the count of fifteen delivered projects and in placing Marina Village third-cheapest among finished buildings at $204,000. The firm that says it is building it describes handovers as still running through 2026, with roughly half done by late August.

Both can be literally true at once: a project can be structurally complete and signed off while unit-by-unit handovers continue for months. That is normal. What is not safe is reading "delivered" as "your neighbours have moved in". If you are buying here for rental income from day one, the occupancy you are underwriting is the handover curve, not the status word. Ask how many of the 959 or 1,010 units have actually been handed over on the stack you are buying into.

On the unit count we are not going to pick a number. The gap is about 5%, the two figures come from a seller and from its own partner-developer, and "about 959" is hedged by the word "about" while 1,010 is stated flat. Our sourcing hierarchy puts the contractor above the developer's marketing, which leans toward 959; the catalogue is the document the units are actually sold from, which leans toward 1,010. Either way the practical consequence is small, and we have left the figures in the tables above as each source states them rather than merging them.

What this does not change: the prices, the areas, the per-square-metre figures and the payment terms on this page, all of which come from the catalogue and none of which Tevakol contradicts.

What to Ask

1. Which building and which floor? 4-6 floors across 5.05 hectares means position within the complex - canal, harbour, sea or interior - varies more than in a single tower, and so does the price.
2. What does "fit-out" include here? The page says fit-out, not turnkey, and the two differ by furniture and appliances. Establish exactly where the line falls before budgeting.
3. What is the service charge, and what has it done since handover? A delivered building has an answer. Ask for the actual figures, not an estimate.
4. Is the 36-month interest-free plan available on the unit you want, or only on 1+1 and larger? For a studio the published terms are 50% down.
5. Who is selling - the developer or an owner? A delivered project has resale stock, and a resale is a different contract with a different counterparty from a developer sale.
6. What is the actual occupancy of the complex now? Not the projected yield. The current figure, from the management company.

Sources

• Sea Breeze official project page, seabreeze.az/en/real-estate/marina-village-2, read 25 October 2026 - 1,010 apartments, 38-479 m², 4-6 floors, delivered, fit-out, from $204,000 and $2,150/m², up to $1,405,000, 5.05 ha, first coastline; the yacht club, canal and three pools; the four payment routes including the ABB Bank mortgage for Azerbaijani citizens; and the investment footnote citing 2023-2025 completions with no guarantee of future returns.
• Sea Breeze official project pages for the comparison table, all read 25 October 2026 - Park Residences 5, Park Residences 2, Polo Residences, Woodville, Lighthouse, White Residences and The Grand, each from its own /en/real-estate/ page. The figures are collected in .claude/seo/data/seabreeze-official-2026-10-25.csv.
• Tevakol Family, Marina Village project page, tevakol.com/en/marina-village, read 29 October 2026 - "About 959 apartments with sea and canal views"; floors "4 to 6"; "a marina for 60+ yachts"; "Delivery through 2026" and "roughly half were handed over by late August 2026"; "Tevakol Family is a partner and developer in the project"; no prices, no area figure.

Not verified: any current resale asking price, the actual service charge, the complex's occupancy, and what "fit-out" covers item by item at this project. The $12,000 fit-out comparison is arithmetic on the developer's own per-metre figures, not a quoted cost from a contractor.