White Residences at Sea Breeze: the Narrowest Miss in the Catalogue

Eight of the forty Sea Breeze projects advertise a price per square metre that no apartment in their own published price range can be bought at. White Residences is the eighth — and it misses by less than any of them.

Its advertised rate clears the ceiling of its largest apartment by 3.2%. On Caspian Dream Liner the same figure is 214%. That three per cent is the most informative number in this guide, because it is small enough to tell you what the rate actually is.

Three point two per cent, and what it rules out

The bound test needs no guess about which apartment is which. Nothing can cost more than the top published price or less than the bottom one.

	Figure
Entry bound — $210,000 ÷ 53 m²	$3,962/m²
Advertised rate	$3,200/m²
Ceiling bound — $806,000 ÷ 260 m²	$3,100/m²
Below the entry bound by	19.2%
Above the ceiling bound by	3.2%

Project	Advertised rate above its own ceiling bound
Caspian Dream Liner	214%
Skyline	151%
The Grand	97%
Lighthouse 3	86%
Park Residences 5	45%
Private Villas	9%
Palm Beach	8%
White Residences	3%

The gap between the two bounds is 1.28×, the narrowest of the eight. A rate that misses a boundary by three per cent is not a fabrication and it is not a rounding of something far away. It is a real rate for a real unit, sitting a few dollars outside a range assembled from different units — which is exactly what the arithmetic below shows.

The rate describes a 66 m² apartment, not a 53 m² one

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

$210,000 ÷ $3,200/m² = 65.6 m²

The published minimum is 53 m². A 53 m² apartment at $3,200 would cost $169,600 — $40,400 below the published "from" price. So the two published numbers are internally consistent; they just describe a 66 m² apartment. The catalogue prints them next to the area of a smaller one.

This is the fourth project where that division lands above the published minimum. Across the thirty-three projects publishing all three fields it does so in 31, at a median of 1.43×. White Residences, at 1.24×, is one of the closer cases. Only Lighthouse 2 and Whitestone Beach have the rate calculated on their actual smallest unit — the same two projects the bound test singles out, on a completely separate calculation. The full working is in our Lighthouse 3 guide.

So price_from is the price of the cheapest unit, area_min is the area of the smallest unit, and on this resort those are usually not the same apartment.

What the catalogue publishes

Field	Published
Apartments	100
Area range	53–260 m²
Floors	4
Status	delivered
Finishing	turnkey, with furniture and appliances
Price	$210,000 – $806,000
Advertised rate	from $3,200/m²
Site	0.8 ha, second coastline

The official page adds three things the catalogue row does not carry: surface parking rather than underground, an outdoor swimming pool, and a café called Fusion Club. It gives no parking space count, no total built area, and no service charge. The 60-pool figure that appears on the same page belongs to the whole resort city, not to this building.

At 100 units on 0.8 hectares the density is 125 per hectare, and the site is joint third-smallest of the thirty-seven projects that publish one, level with Palazzo del Verdi Rosa and behind only Palazzo del Sol (0.5 ha) and Palazzo della Luna (0.7 ha).

Turnkey means three different things here, and only one of the three is delivered

White Residences is one of eight projects whose finishing the catalogue describes as turnkey, with furniture and appliances - five that offer nothing else, and three that list it as one option among several. All eight are delivered. That exact wording appears on nothing still under construction.

Project	Units	Turnkey is	Status
Park Residences 2	1,260	the only option	delivered
Polo Residences	1,020	one of two	delivered
The Grand	227	the only option	delivered
Private Villas	135	one of three	delivered
White Residences	100	the only option	delivered
White Villas I	85	the only option	delivered
White Villas II	85	the only option	delivered
Villas	81	one of three	delivered

Furnished stock is sold off-plan here too, but the catalogue words it differently. Caspian Dream Liner (226 units, May 2029) and Yes (936 units, December 2029) are sold as turnkey, fully furnished and equipped - and both are in construction. A third wording, turnkey with kitchen furniture, is used exactly once: Swissotel Raffles Residences, 458 units, December 2028, a kitchen and nothing else stated.

So turnkey is not one specification on this resort, it is three, and the only one attached to finished buildings is the one on this page. Nineteen of the forty are sold without fit-out and eight with fit-out. Our White Villas guide covers the most mature furnished product here, and The Grand the largest.

It is an aparthotel, and it is bookable

White Residences is sold as real estate and let by the night on Sea Breeze's own booking platform, which describes it as "a cozy aparthotel" and publishes the address: 2nd Seaside Street 54, Nardaran Settlement, Sabunchu District, Baku. The listing names beach access, an outdoor pool, a restaurant, a bar, 24-hour reception and free parking.

That is the second confirmed aparthotel among the forty, after The Grand, and it means an owner here is buying into an operating business as well as a flat. Which makes the absent figure matter more, not less: no source publishes the service charge, and on a building with a reception desk and a restaurant that is the number that decides what holding an apartment costs.

The nightly rate on that platform cannot be used

The booking page shows "from $147" per night. It is tempting to put that against the $210,000 entry price and produce a yield. Do not, and here is why.

We fetched the platform's own index. It lists four Lighthouse apartments — B1, B2, B3 and B4 — and every one of them shows from $147 per night, the same figure as White Residences. Five different properties, in two different projects, one identical number.

A figure repeated identically across five properties is a platform default, not a property rate. Any yield built on it would be arithmetic on a placeholder. Our White Villas guide sets out why a yield on this resort cannot be computed from published data at all; this is the sharpest evidence of it we have found.

One useful by-product: those four Lighthouse entries, B1 to B4, are a second Sea Breeze system confirming the four-building structure the project's own site publishes.

One hundred is a round number, and the catalogue has rounded before

Of the forty projects, exactly two publish a unit count that is a multiple of fifty: Panorama by Elie Saab at 550, and White Residences at 100.

Panorama's 550 is already known to be wrong. Its contractor publishes 580, its developer 579, and no subset of the published unit mix sums to 550 — we tested every combination in code. The catalogue rounded.

That does not make 100 wrong. A hundred-unit building can hold exactly a hundred apartments, and on a 0.8-hectare site with four floors that is entirely plausible — 25 per floor as a project average. But the only other round figure in this catalogue turned out to be an approximation, and no second source has confirmed this one. Treat it as the published figure rather than a counted one. The master list of all forty projects carries it as published.

And one source disagrees about whether it is finished

The resort's own page gives the status as delivered. A third-party listing site still shows White Residences as under construction with a handover in Q2 2026, and another marks it as handed over with completion in 2025.

The resort's page is the better source on its own building, and the booking platform letting rooms in it is independent corroboration that it stands and operates. We record the disagreement because the listing sites are what a buyer searching the name will meet first, and because a delivery date that three sources give three ways is worth putting in the contract rather than taking from a page.

What to ask

1. What is the monthly service charge per square metre, and what does it cover? Not published, on an operating aparthotel with a reception and a restaurant.
2. How many of the 100 are owned by third parties, and how many does the operator hold? Neither figure is published.
3. If the unit is let through the resort, what is the commission and who sets the rate? The $147 on the booking page is a platform default, not this building's price.
4. Is parking allocated to this unit? The page says surface parking and gives no count, on 0.8 hectares.
5. Which unit, at which price, works out at $3,200 per square metre? The arithmetic points at about 66 m², not the 53 m² minimum.
6. Is the furniture and equipment specified in the contract, with a schedule? "Turnkey with furniture and appliances" is a page description, not an inventory.

Sources

• Sea Breeze official project page, white-residences-2, read 5 November 2026 — 100 apartments; 53–260 m²; 4 floors; delivered; turnkey with furniture and appliances; $210,000–$806,000; from $3,200/m²; 0.8 ha; second coastline; surface parking; outdoor swimming pool; Fusion Club café; panoramic glazing with balconies or terraces in every residence. No parking count, no total built area, no service charge, and no developer or architect named in text. The nine catalogue fields match the row collected on 25 October 2026.
• Sea Breeze booking platform, booking.seabreeze.az, read 5 November 2026 — the White Residences entry calls it "a cozy aparthotel", gives the address 2nd Seaside Street 54, Nardaran Settlement, Sabunchu District, Baku, and shows "from $147" per night. The platform index shows the same "from $147" for Apartment Lighthouse B1, B2, B3 and B4, which is why we treat the figure as a platform default and use it for nothing.
• The October catalogue, .claude/seo/data/seabreeze-official-2026-10-25.csv — the bound test, the implied-entry-area test, the finishing counts, the round-unit-count check and the site-area ranking were all computed in code on 5 and 6 November 2026 over the forty-project collection, using the 33 rows that publish a price range, an area range and an advertised rate, and the 37 that publish a site area.

Not verified: the service charge; the parking provision; whether the 100 is a counted or a rounded figure, since no second source publishes a unit count for this project; how many units are owner-occupied, let, or held by the operator; the terms or commission of any rental programme; which unit the $3,200/m² describes; and whether the delivered status predates or postdates the Q2 2026 handover a listing site still shows. Every per-square-metre figure here is our own division of the developer's published prices by the developer's published areas, labelled as such, and no broker listing was used as the source of any figure.