Financial Modelling of Transition to Escrow Schemes in Urban Residential Construction: A Case Study of Tashkent City

In the paper, using the three-statement financial modelling methodology as applied to a representative development project, we aim to analyse, ex ante, the industry-level impact of transition to mandatory escrow schemes in residential and mixed-use construction in Tashkent city (due to be implemented in Uzbekistan from 2026). Modelling single-milestone escrow plans against the current steep-discount advance-based system of off-plans as a baseline, the model accounts for salient institutional features of the Tashkent city development market, including land auctioning, full-cycle Value-added tax (VAT) accounting, and Tax loss carryforward provisions. It also incorporates a framework for demand-driven residual valuations for the development land element. Our findings indicate practically unchanged cashflow profitability of developers on the market in question. Around 30% p.a. in nominal Free-cashflow-to-equity based IRRs expressed in the national currency, provided that the transition to the greater use of leverage in funding unfolds as expected. The disappearance of steep off-plan discounts while the transition to escrows unfolds will be countervailed by the reliance on costly loans from escrow banks. Absent the greater use of leverage, the IRR (FCFE) profitability of the developers is expected to decline by some 5%. For the apartment buyers, this is effectively equivalent to increasing property transaction prices on the primary market in line with their headline asking amounts. Thus-generated economic surplus will be partially captured by the developers and partially passed through to escrow banks, increasing their gross profits by up to $50M, p.a. due to their new role in financing Tashkent city residential developments that are still largely equity-driven. Apart from this effect, we find only a moderate financial leverage influence on developers’ profitability due to the high-interest-rate environment prevailing in Uzbekistan. We also find a demand-driven pressure on land auction prices suggested by increasingly back-loaded alterations in project cashflow profiles. This study also purports to make a material contribution to the evolving body of literature on financial modelling of apartment and mixed-use property developments by offering a flexible three-statement modelling framework with innovative endogenised equity management features.