Whitestone Beach at Sea Breeze: the Project Where You Can Reconstruct the Developer's Own Arithmetic

Multiply the smallest apartment by the advertised rate per square metre and you should get the entry price. Across the Sea Breeze catalogue that almost never works. Here it does, to within $500.

Whitestone Beach publishes a smallest apartment of 41 m², a rate of from $2,500/m², and an entry price of $102,000. Forty-one times two thousand five hundred is $102,500. The published price is $500 under that — a rounding of 0.49% down to a flat number.

It is one of only two projects out of thirty-three where the arithmetic closes like that. The other is Lighthouse 2, and its smallest apartment is also 41 m².

What the developer publishes

Field	Published figure
Apartments	406
Area range	41–125 m²
Floors	9
Completion	December 2027
Status	in construction
Finishing	without fit-out
Price	$102,000 – $363,000
Advertised rate	from $2,500/m²
Site area	3.8 ha
Location	second coastline

Every figure above was read from the developer's own project page on 25 October 2026 and is held with the other 39 projects in .claude/seo/data/seabreeze-official-2026-10-25.csv.

The one advertised rate you can reconstruct

We have run the same test on every project in this catalogue that publishes a price range, an area range and a rate per metre. The test is one division: the smallest apartment cannot cost less than the lowest published price, so entry price ÷ smallest area is the least the entry apartment can work out to per square metre. If the advertised rate is a genuine floor, it should sit at or just below that number.

In 31 of the 33 testable projects it sits well below — a median of 26.5% below, which means the advertised rate is not reachable on any published unit. Two projects break the pattern, and they break it the same way:

	Smallest apartment	Advertised rate	Area × rate	Published entry price	Difference
Whitestone Beach	41 m²	$2,500/m²	$102,500	$102,000	−$500 (0.49%)
Lighthouse 2	41 m²	$2,100/m²	$86,100	$86,000	−$100 (0.12%)

Both are a round number sitting just under the exact product. That is what a price list looks like when the rate was calculated from the entry unit and then the result was rounded down for the brochure — and it is the only explanation we have found that fits both rows.

What we are not claiming. Two rows out of thirty-three is a pattern, not a proven method. We do not know that the developer calculated it this way; we know that if it did, these two pages are what the output would look like, and the other thirty-one are not. The shared 41 m² is the part that most invites a guess — the same entry unit priced in the same pass — and that guess is exactly what we cannot verify, because the catalogue publishes no floor plans and no unit types. Our Lighthouse 2 guide sets out the other half of the pair. One figure outside the catalogue cuts against it: whitestone.az, a Baku developer, publishes a Whitestone Beach page showing "$2800+" with no unit and no date. If that is a current rate per square metre, the $102,500 agreement belongs to the October catalogue snapshot and not to today's price list — 41 m² at $2,800 would be $114,800.

What that means against the other thirty-one

The practical difference is whether the brochure rate is usable at all.

	Advertised rate	Entry apartment works out at	Relationship
Whitestone Beach	$2,500/m²	$2,488/m²	advertised is 0.49% above — reachable
Catalogue median	—	—	advertised is 26.5% below — unreachable
Arabian Ranches Baku	$2,200/m²	$3,194/m²	31% below

On this project you can take the advertised rate, multiply it by a floor area, and get a number a salesperson could honour. On thirty-one of the thirty-three others you cannot, and our Arabian Ranches guide covers the extreme case, where the published range has to stretch across two different kinds of home.

The band this project's prices actually occupy

The same two divisions give a band rather than a point. Nothing is offered below $102,000 and nothing is smaller than 41 m², so the entry apartment is at least $2,488/m². Nothing is offered above $363,000 and nothing is larger than 125 m², so the largest apartment is at most $2,904/m².

That band is the right way round, and it is worth saying how unusual that is. In 22 of the 33 testable projects it is inverted — the smallest apartment's minimum rate comes out higher than the largest apartment's maximum rate, which means the per-metre price has to fall as the apartment grows. Only 11 produce a band that rises with size, the way a price list normally reads. Whitestone Beach is one of the 11, with a spread of just 17% from end to end.

	Entry bound	Ceiling bound	Spread
Whitestone Beach	$2,488/m²	$2,904/m²	1.17×
Harbour Residence	$2,773/m²	$3,505/m²	1.26×
Lighthouse 2	$2,098/m²	$2,587/m²	1.23×

So a buyer here can bracket any unit in the building before asking for a quote: between roughly $2,500 and $2,900 per square metre, with the larger apartments at the top. That is a sentence we cannot write about most of this resort. Our Harbour Residence guide is the third of the narrow-gap projects.

406 apartments, and nothing large

The area range stops at 125 m². That is the sixth-smallest maximum of the forty projects in the catalogue, and the five below it are villa rows and one other tower. Within the apartment projects, Whitestone Beach has close to the lowest ceiling on offer.

Read together with the 41 m² floor, that is a span of 3.05× — a deliberately narrow product mix. There is no penthouse tier here, no 300 m² duplex, nothing that would pull the top of the price range away from the rest. It is 406 apartments of between one and roughly three bedrooms, and the tight per-metre band in the previous section is a direct consequence: a narrow range of sizes cannot produce a wide range of rates.

Nine floors across 406 apartments works out at about 45 apartments per floor, and 406 apartments on 3.8 hectares at about 107 per hectare — mid-density by the standards of this catalogue, on a low-rise footprint rather than a tower.

"Without fit-out", December 2027 and the second coastline

The finishing field reads without fit-out, which is the most common entry in this catalogue: nineteen of the forty projects. It means bare: you are buying the shell of an apartment and the cost of making it habitable is yours.

That matters more here than almost anywhere else in the resort, because the entry price is the second-lowest of the projects still in construction. The gap between a $102,000 shell and a finished apartment is a large proportion of $102,000, and the developer publishes no figure for it anywhere. Eight projects in the catalogue are sold with fit-out and five turnkey with furniture, and no page gives the price of the step between tiers. Get it in writing before comparing this project's entry price with any finished one.

December 2027 is about fourteen months out from today, which makes this one of the nearer handovers in the catalogue. The location is the second coastline, not the first — further from the water, and generally cheaper per metre for it, which is consistent with a $2,500 rate on a resort where first-coastline towers advertise $3,200 and up. Our construction timeline sets out which projects land in which year.

What the page does not publish

• No unit mix. 406 apartments between 41 and 125 m², and no breakdown by type or bedroom count. The 41 m² figure that the whole reconstruction above rests on is a range endpoint, not a stated unit.
• No fit-out cost. As above, and it is the single largest unknown in the price.
• No building count or layout. Nine floors and 3.8 hectares can be one block or six.
• No parking, no service charge, no payment plan. None of the forty pages publishes any of these.

One thing worth noting about what the reconstruction does and does not prove. It shows the published figures on this page are internally consistent — the price, the area and the rate agree with each other. It says nothing about whether the price is good, whether the apartment is well built, or whether the 2027 date will hold. A page whose numbers agree is a page you can reason about, which is a lower bar than a page you can trust, and on this resort it turns out to be a bar most pages do not clear. Our project master list sets out the full official inventory.

What to ask

1. Is there an apartment at 41 m², and what does it cost today? The $102,000 figure and the whole arithmetic above hang on that unit existing.
2. What does fit-out cost on a 41 m² apartment here? Without it, the $102,000 is not comparable to anything.
3. Does the $2,500 rate hold on larger units? Our bounds say the largest apartment can reach $2,904/m², so expect the rate to rise with size.
4. How many buildings, and which face the sea? Second coastline covers a range of positions.
5. What is the payment schedule to December 2027? Fourteen months is short enough that the instalment profile matters more than on a 2029 project.

Sources

• Sea Breeze official project page, seabreeze.az/en/real-estate/whitestone-beach-2, read 25 October 2026 — 406 apartments, 41–125 m², 9 floors, December 2027, in construction, without fit-out, $102,000 to $363,000, from $2,500/m², 3.8 ha, second coastline. Every per-square-metre figure in this guide is our own division of those published prices by those published areas, and is labelled as such.
• The same catalogue, all 40 projects, .claude/seo/data/seabreeze-official-2026-10-25.csv, collected 25 October 2026 — the source of the comparative counts: 33 projects publish a price range, an area range and a rate per metre; 31 of those advertise a rate below their own entry apartment; 22 of the 33 produce an inverted per-metre band; 19 of the 40 are sold without fit-out, 8 with fit-out and 5 turnkey with furniture and appliances. All counts were computed in code against the file rather than read off a table.
• whitestone.az, Whitestone Beach project page, read 1 November 2026 — a Baku developer that lists a Whitestone Beach project tagged "Sea Breeze" and "Coastal Luxury", with "Est. 2025" and a figure of "$2800+". The page publishes no unit count, no area range, no floor count, no completion date and no unit of measure for that figure, and it does not state that the company develops this project. Cited only to establish that a second company publishes this project name, and that a dollar figure above the catalogue's $2,500/m² is in circulation.

Not verified: that the developer calculated the advertised rate from a 41 m² unit — the agreement between $102,500 and $102,000 is consistent with that and does not establish it; whether a 41 m² apartment is currently available; the cost of fit-out; the number of buildings and their positions on the 3.8 hectares; parking, service charges and payment terms, none of which this or any of the forty pages publishes. Also not verified: which company develops this project — the catalogue names no developer, and whitestone.az publishes the same project name without claiming it; and whether $2,500/m² is still the advertised rate, against the undated "$2800+" on that page. No broker listing is used as a source anywhere above.