Polo Residences at Sea Breeze: One Fifth of Everything the Resort Has Ever Delivered

Polo Residences is delivered, and it is big. The developer publishes 1,020 apartments on 6.5 hectares of the second coastline, priced $296,000 to $724,000, from $2,600 per square metre.

That unit count is the number worth holding on to. Sea Breeze has delivered fifteen projects, fourteen of which publish a unit count, totalling 4,896 apartments. Polo Residences is 1,020 of them - 20.8 per cent of every apartment this resort has ever handed over.

What the developer publishes

Nine fields, from the project page read 5 November 2026.

Field	Published
Apartments	1,020
Areas	53-226 m²
Floors	5, 6-7
Completion	delivered
Status	delivered
Finishing	turnkey (with furniture and appliances) / without fit-out
Price	$296,000 - $724,000
Advertised rate	from $2,600/m²
Project scale	6.5 ha, second coastline

The page also names a large outdoor swimming pool, a children's playground and a Polo Cafe, and describes panoramic glazing, spacious balconies and landscaped grounds. The architecture is credited to "an architectural bureau" with no name given.

One project, a fifth of everything delivered

Fifteen of the forty projects are delivered, and fourteen of them publish a unit count. Here is how those 4,896 apartments divide.

Project	Apartments	Share of all delivered
Park Residences 2	1,260	25.7%
Polo Residences	1,020	20.8%
Marina Village	1,010	20.6%
Lighthouse I	426	8.7%
Park Residences 5	298	6.1%
The Grand	227	4.6%
White Villas I and II	85 each	1.7% each
Everything else (6 projects)	485	9.9%

Three projects are 3,290 apartments, or 67.2 per cent of the delivered resort. Polo Residences is one of them, and the other two are Park Residences and Marina Village.

Set against the whole catalogue the picture reverses. All forty projects together come to 28,937 apartments, so everything delivered so far is 16.9 per cent of what is planned. A buyer in Polo Residences is in one of the few finished buildings on a site that is more than four-fifths unbuilt.

The $2,600 rate describes a 114 m² apartment, not the 53 m² one

Divide the entry price by the advertised rate and you get the area of the apartment those two figures agree on:

Calculation	Result
$296,000 ÷ $2,600/m²	113.8 m²
Published smallest apartment	53 m²
Ratio	2.15×
53 m² × $2,600/m²	$137,800
Published entry price	$296,000
Difference	$158,200

A 53 m² apartment at the advertised rate would cost $137,800. The published "from" price is $296,000. The gap is $158,200, and it is not an error in either number.

The explanation is the one that holds across this catalogue: the cheapest apartment and the smallest apartment are not the same apartment. The "from" price belongs to whichever unit is cheapest; the 53 m² belongs to whichever is smallest; the advertised rate is the first divided by its own area, which is about 114 m². We proved this mechanism on Lighthouse I against the developer's own live inventory, where the studios at the advertised rate turned out to be in a building with nothing available.

So the rate is honest arithmetic about one apartment. It is not a floor, and multiplying it by 53 gives a price no apartment here carries.

The price range covers two different products

Polo Residences publishes its finishing as turnkey (with furniture and appliances) / without fit-out. Both. One project, two products.

Only four of the forty projects publish more than one finishing level:

Project	Levels published	Has a middle tier
Polo Residences	turnkey, or bare shell	no
Lighthouse II	with or without fit-out	n/a - no turnkey option
Private Villas	shell, fit-out, or turnkey	yes
Villas	shell, fit-out, or turnkey	yes

Polo Residences is the only project of the forty that offers the furnished apartment and the bare shell with nothing in between. Private Villas and Villas offer all three steps; Lighthouse II offers the shell and the fit-out but no furniture.

That matters for the $296,000 figure more than any of the arithmetic above. A single price range spanning a furnished flat and an unfinished one is a range across two products, so $2,600/m² cannot be compared to the rate on a project that sells only one of them. Whether the $296,000 unit arrives with furniture or as a concrete shell is the first question to put in writing, because the answer is worth the cost of a fit-out.

The top of the range is internally consistent

The same division at the other end behaves differently:

$724,000 ÷ 226 m² = $3,204/m², which is above the advertised $2,600. There is no contradiction in that: the most expensive apartment is allowed to cost more per metre than the cheapest. Polo Residences is not one of the eight projects whose advertised rate is simultaneously too low for the entry price and too high for the ceiling price - at the top end its numbers sit where they should.

Density, and what the floors field does not tell you

1,020 apartments on 6.5 hectares is 157 per hectare, which ranks seventeenth of the thirty-six projects publishing both figures - the middle of the resort, not the dense end. For comparison the densest publish 488, 407 and 314 per hectare.

The floors field reads "5, 6-7". That is a range across buildings, not a building: some blocks are five storeys, others six to seven. The page does not say how many buildings there are, which means 1,020 apartments cannot be divided into a per-building or per-floor figure from published data. We have made that mistake on this site before and corrected it in public; we are not repeating it here.

Delivered does not mean owner-occupied

A Russian tour operator, viasun.ru, lists Polo Residences (Sea Breeze Resort) as a hotel complex and sells its units as three room categories - studio, 1+1 and 1+2 - with Wi-Fi, parking, pool and beach access.

We are using that page for one fact only: that the project appears in travel inventory under its own name. We are not using its figures. It publishes a room count, which we are not repeating, and its own numbers contradict each other on the same screen - a 9.7 rating over "74 reviews" beside a review section containing none. Nor can we tell you whether other delivered Sea Breeze projects appear the same way, because the operator's Baku index does not list this property at all, and an absence from a filtered index is not evidence either way.

What survives is the consequence, and it is a real one. In a delivered 1,020-apartment project, some units are in short-stay use. That makes the house rules, the share of apartments under management and the service charge contract questions rather than lifestyle questions. The Grand and White Residences are the two projects the developer itself markets as aparthotels, and both guides set out what that does to a service charge.

What the page publishes about paying for it

Route	Terms as published
Full payment	100%
Instalments to 12 months	interest-free, from 30% down
Instalments to 36 months	interest-free, for 1+1 units and larger
Studios	down payment from 50%
Mortgage	ABB Bank, Azerbaijani citizens, official employment and salary income in Azerbaijan

These are the resort-wide terms, printed identically on the project pages we have read. So is the page's return block - annual property value growth of 15-35% and annual rental yield from 8%, attributed to completed Sea Breeze projects in 2023-2025. That block is a template rather than a projection for this project, and our Palazzo guide sets out how we established that.

Six questions to ask before you sign

1. Does the $296,000 apartment come furnished or as a shell? The project publishes both, under one price range, and the difference is the cost of a fit-out.
2. What is the exact area of the $296,000 apartment? If it is near 114 m², the advertised $2,600/m² describes it. If it is 53 m², the rate does not apply to it.
3. What is the monthly service charge per square metre? Not published for this project, on a delivered 1,020-apartment site with a pool and landscaped grounds to maintain.
4. How many of the 1,020 apartments are under short-stay management? The project is in travel inventory; the proportion is not published anywhere we can see.
5. How many buildings, and which floor is the unit on? The floors field spans five to seven across unnamed blocks.
6. Is the parking space deeded or allocated? The project page does not publish a parking count or a ratio.

Our master list of all forty projects records what each page publishes, including the blanks.

Sources

• Sea Breeze official project page, polo-residences-2, read 5 November 2026 - 1,020 apartments; 53-226 m²; floors "5, 6-7"; delivered; finishing "turnkey (with furniture and appliances) / without fit-out"; $296,000-$724,000; from $2,600/m²; 6.5 ha; second coastline; large outdoor pool, children's playground, Polo Cafe; panoramic glazing and balconies; architecture credited to an unnamed architectural bureau; payment terms as tabled above; the 15-35% growth and from-8% yield block. No parking count, no building count, no service charge and no developer, architect or contractor named in text.
• The forty-project catalogue collected from the developer's own project pages on 25 October 2026, held as .claude/seo/data/seabreeze-official-2026-10-25.csv. Every count, share, density and ratio in this guide was computed from that file in code rather than typed: the 4,896 delivered total across the fourteen delivered projects that publish a count, the 20.8% and 67.2% shares, the 28,937 catalogue total, the 16.9% delivered share, the 157 per hectare and its seventeenth rank of thirty-six, and the four projects publishing more than one finishing level. The White Villas I and White Villas II pages both publish the identical block "85 + 85" apartments, 60-78.6 m², one floor - so that figure is the pair's breakdown printed on both pages, and each project is counted here as 85, not 170. Both pages were re-read on 5 November 2026 to settle it.
• viasun.ru, Polo Residences (Sea Breeze Resort), read 5 November 2026 - used solely as evidence that the project appears in travel inventory as a hotel complex with studio, 1+1 and 1+2 categories. None of its figures is used, and its rating and review counts contradict each other on the page.

Every per-square-metre figure here is our own division of the developer's published prices by the developer's published areas, and is labelled as such. No broker listing is used as the source of any figure.

Not verified: the exact area of the cheapest apartment, which is what would settle whether $2,600/m² describes it; whether the $296,000 unit is turnkey or shell; the cost of fit-out, which none of the project pages we have read publishes; the service charge; the number of buildings; the parking count or ratio; how many of the 1,020 apartments have sold or resold and at what price; what share is under short-stay management; and whether any polo or equestrian facility exists on the site, which the project page does not describe. We have not seen a floor plan, a unit mix or a price list for this project.