Premium Residence: 922 Apartments, 12 Floors, and a Name Problem

Sea Breeze's official master plan lists three developments with almost the same name: Prime Residence 1, Prime Residence 2, and Premium Residence. They are three separate buildings with different floor counts, different unit sizes and delivery dates years apart. Search engines treat the names as interchangeable, and brokers mix them in listing titles.

So the first job of this page is to tell you which building you are actually looking at. The second is a finding from the published price list that applies to anyone buying here: the cheapest apartment in each line is the most expensive apartment per square metre - by as much as 28%.

Three Names, Three Buildings

The master plan at seabreeze.az/en/map is the only document that shows all three as distinct entries, which makes it the authority on the question. Everything else - listing sites, brokers, aggregators - inherits whichever name the data entry clerk typed.

	Prime Residence 1	Prime Residence 2	Premium Residence
Buildings	6	4	4
Floors	7	9	12
Status	Earliest of the three	Announced after	1 of 4 under construction

Prime Residence was announced by the resort on 9 July 2024 as "a new project located on the first coastline in Sea Breeze", with six buildings, two swimming pools, dedicated parking and a children's playground. That announcement is the clearest official statement about any of the three, and it is about the building that is not the subject of this page.

Premium Residence is the 12-floor one. If a listing says seven or nine floors, you are being shown a Prime building under a Premium title.

The Numbers

Figure	Value	Source tier
Buildings	4	Listing site
Floors	12	Developer's own site
Apartments	922	Listing site
Total area	57,700 m²	Developer's own site
District	Nardaran, Sabunchu	Listing site
Completion	January 2029	Developer's own page
Under construction	1 of 4 buildings	Listing site

The floor count is the one figure the developer itself publishes: its project site states Mərtəbə Sayı: 12. Everything else in that table comes from an aggregator, and the aggregator contradicts itself in two places on the same page - it prints 922 under the heading for number of buildings, and gives a minimum price per square metre of 3,230 AZN in the header against 3,315 AZN in the unit table. Treat the 922 as the apartment count, which is how every other line on the page reads.

One cross-check does work. 57,700 m² divided by 922 apartments is 62.6 m² average - which lands exactly inside the published two-room band. That consistency is reassuring but not proof: the developer never defines what "total area" measures, and the same page prints a "public area" of 102,500 m², which is larger than the total and so cannot mean what it says.

Twelve Floors, Not Eight

Broker listings for this project circulate with a floor notation of "3/8" - third floor of eight. That is wrong, and it is worth knowing why it matters rather than just that it is wrong.

On a 12-floor building in a resort where the sea is the entire product, the floor number is the price. A four-floor error in the building height changes what "high floor" means, changes which units have an unobstructed view over the buildings in front, and changes the premium you should expect to pay for it. A buyer told the building is eight floors who is then sold a sixth-floor apartment believes they are near the top. They are halfway up.

The 12-floor figure comes from the developer's own page, and the aggregator independently gives 12. The "8" appears only in third-party listing titles.

The Price Ladder, and the Trap In It

Published asking prices, dated 30 April 2026 - roughly six months stale as of this writing, and the single most important caveat on this section:

Line	Area range	From	Implied AZN/m² at the entry price	Cheapest AZN/m² on the line
Studio	43.94-65.27 m²	154,512 ₼	3,516	3,315
Two-room	61.8-67.3 m²	210,120 ₼	3,400	3,400
Three-room	83-159.16 m²	352,750 ₼	4,250	3,315

Read the last two columns against each other. In the studio line and the three-room line, the apartment with the lowest total price is not the apartment with the lowest price per square metre. Work backwards from the published floor of 3,315 ₼/m² and the cheapest-per-metre studio is about 46.6 m², not the 43.94 m² smallest; the cheapest-per-metre three-room is about 106 m², not the 83 m² smallest.

The three-room line is where this bites. The 83 m² unit is priced at 4,250 ₼/m² against a line floor of 3,315 - a 28% premium per square metre for buying the smallest three-room in the building. In dollars at the 1.70 manat peg, that is roughly $2,500/m² against $1,950/m².

This is ordinary developer pricing, not a scandal: small units are scarcer, sell faster, and carry the same kitchen and bathroom cost over fewer metres. But it inverts the usual advice. If your budget is near the entry price of a line, moving up one size band can cost you less per metre than staying at the bottom of it - and the published numbers let you check that before you walk into the sales office.

Converted entry prices: studio from about $90,900, two-room from $123,600, three-room from $207,500.

The Address That Does Not Match

The developer's own project site gives its address as Bakı, N. Nərimanov, Təbriz küçəsi 26 - Narimanov district, central Baku. The project is in Nardaran, Sabunchu district, about 30 km up the coast.

Both are almost certainly true: Tabriz Street 26 is a sales office, Nardaran is the site. But the developer's page does not say so, and a buyer who reads an address in Narimanov and books a viewing has misunderstood the product entirely - this is a resort apartment a long drive from the city, with the trade-offs we set out in our commute guide. Confirm which address you are being invited to before you travel.

One Building Committed, Three Announced

One of the four buildings is under construction. The other three are announced, and the 922-apartment total covers all four.

That is the same structure as every off-plan block on this coastline, and it carries the same question: the delivery record that matters is the one for the buildings nobody has started. Our slippage audit tracks what has actually moved against its announced date across the resort, and our developer scorecard sets out what each company here has delivered rather than announced.

An earlier version of this page said the Q2 2029 figure came from an aggregator and that the developer published no date. The developer's own project page, at seabreeze.az/en/real-estate/premium-residence, gives January 2029, status in construction, finishing without fit-out, areas of 43-225 m² across 8.3 hectares, and prices from $82,000 and $1,800/m², up to $557,000. Those supersede the aggregator throughout this page.

How It Compares

Against the two Sea Breeze projects with the best-documented unit schedules:

	Premium Residence	Blue Waters	Reportage Heights
Apartments	922	651	1,991
Buildings	4	4	-
Entry price	~$90,900	~$136,000 (official)	$86,500-91,050
Studio share	Not published	4.9%	72.3%
Nearest handover	Q2 2029	Q4 2029 (Bldg 1)	-

These entry prices are not close together, and an earlier version of this table said they were. Blue Waters' official entry of $136,000 - printed in the resort's own catalogue - sits roughly $45,000 above both Premium Residence and Reportage Heights, which cluster near $90,000. The coast has at least two price tiers at its entry point, not one commoditised level. The studio share is what separates them, and Premium Residence is the one project of the three that does not publish its unit mix. Until it does, you cannot tell whether you are buying into a one-bedroom building like Blue Waters or an investor block like Reportage Heights - and as our comparison of delivered against off-plan stock shows, that single ratio predicts more about how a building lives than its price does.

What to Ask

Four questions, in order of how much money they move:

1. The unit mix per building. How many studios, one-, two- and three-room apartments in each of the four buildings? This is the number that decides the tenant profile, and it is the one nobody publishes.
2. Which building is the one under construction, and what the contract says about the three that are not.
3. The price per square metre for the size band above yours. If it is lower, ask why you are being shown the smaller unit.
4. Whether the 12 floors include a technical or amenity floor, which changes what the top residential level actually is.

Correction, 6 November 2026: the Prime project pages are live

This page originally stated that the resort's own project pages for the Prime buildings return 404. They do not. Both resolve and publish full specification blocks, read 6 November 2026: Prime Residence 1 at prime-residence-3 and Prime Residence 2 at prime-residence-2-2. The 404s came from addresses guessed from the project names rather than followed from the site, and a 404 on a guessed address is not evidence that a page is missing.

The floor counts in the table above survive the check: the Prime pages publish seven and nine floors, and Premium Residence's own site publishes twelve. Our Prime Residences guide now carries both buildings' published figures in full.

Sources

• Sea Breeze official master plan, seabreeze.az/en/map - lists Prime Residence 1, Prime Residence 2 and Premium Residence as three separate developments. Read 23 October 2026.
• premiumresidence.az - the project's own site: 12 floors, 57,700 m², unit types, Tabriz Street 26 address. Read 23 October 2026.
• Korter.az project page - 4 buildings, 922 apartments, 12 floors, unit areas and asking prices stated as current at 30 April 2026, nearest handover Q2 2029, one building under construction. Read 23 October 2026.
• Sea Breeze news release, 9 July 2024 - Prime Residence: six buildings, first coastline, two pools, parking, playground.

Not verified: the unit mix, the number of apartments per building, and whether any floor of the twelve is non-residential. The resort's main site is behind a bot filter that blocks direct reading of its project pages.