Kazakhstan (KZ)

Kazakhstan is the world's ninth-largest country by area and the largest landlocked nation — a vast Central Asian republic stretching from the Caspian Sea to the Altai Mountains, encompassing endless steppes, dramatic canyons, and the remnants of the ancient Silk Road.

Capital: Astana

Region: Asia

Language: Kazakh

Currency: KZT (₸)

Cost of living: Very affordable (index 35)

Emergency: 112

Buying Property in Kazakhstan

The full buying process, transaction costs, mortgage, and legal requirements.

Foreign nationals face a significant legal restriction when buying residential property in Kazakhstan as individuals: Article 9 of the Law on the Legal Status of Foreigners requires a Kazakhstan residence permit (RP/ВНЖ) to purchase an apartment. Without a residence permit, individual foreign buyers cannot acquire residential property directly. The main legal workarounds are: (1) obtain a permanent or long-term residence permit, or (2) establish a Kazakh Limited Liability Partnership (LLP) or other legal entity — legal entities with foreign participation face no restrictions on acquiring residential property. Foreigners and foreign companies cannot own agricultural land under any structure. The Almaty and Astana markets have seen strong USD-denominated appreciation. The currency is the Kazakhstani Tenge (KZT), though prices are often quoted in USD. All transactions must be in KZT by law.

Rent vs. Buy

Buying makes financial sense for expats planning to stay 3+ years who can resolve the residence permit or legal entity requirement. Kazakhstan's lack of capital gains tax on property held over 1 year (for individuals) and historically strong Almaty/Astana price appreciation make ownership attractive for long-term holders. For those on short-term assignments (under 2 years), renting is strongly preferable — notary fees, agent fees, and registration costs make short-term ownership economically inefficient. The Almaty and Astana rental markets are liquid for high-quality apartments. The KZT has experienced significant volatility against USD historically — factor currency risk into any USD-denominated return projection.

Buying Process — Step by Step

Confirm legal eligibility and obtain an IIN

1–5 working days for IIN; legal entity setup 2–4 weeks

Determine whether you have a Kazakhstan residence permit. If not, consult a lawyer about the legal entity route (establishing an LLP). All property buyers — individual and entity — require an Individual Identification Number (IIN). As of 2026, an IIN can be obtained online via eGov.kz within 1 working day. Without an IIN, it is impossible to open a bank account or conduct a notarised transaction.

Property search and market research

2–8 weeks

Primary search portal: Krisha.kz. Engage a licensed real estate agent (Century 21 Kazakhstan, MEGA Property, or Erika Real Estate are established firms). View properties in person — check building condition, lift, heating system, parking, and management company. Almaty new-build central prices: approximately KZT 450,000–1,500,000 per sqm. Astana: approximately KZT 400,000–1,200,000 per sqm.

Title verification and due diligence

3–7 days

Engage a Kazakhstani lawyer to obtain an official extract (выписка) from the State Real Property Register via eGov.kz. This confirms current ownership, registered encumbrances (mortgages/pledges — залоги/обременения), and any registered legal disputes. Also verify there are no utility debts on the property and that the seller has legal capacity. For new builds, check the developer's permit and the construction-in-progress registration.

Sign a preliminary contract and pay deposit

1–3 days

Agree the purchase price, payment terms, and completion timeline. Sign a notarised preliminary sale contract (предварительный договор купли-продажи) with a deposit of typically 5–10% of the purchase price. This legally binds the seller to the agreed price and timeline.

Notarise the main sale contract

1 day once all documents are prepared

The main sale and purchase agreement (договор купли-продажи) must be notarised by a licensed Kazakhstani notary. Both buyer and seller must appear in person, or the buyer may appear via a notarised power of attorney if buying from abroad. The notary verifies the seller's ownership, checks for encumbrances, confirms both parties' identity and capacity, and prepares the contract. Payment (full purchase price or balance) is typically made by bank transfer on the day of signing. The notary fee is approximately 1% of the notarised transaction value.

Register ownership at the Real Property Rights Registration Centre

1–5 working days

The notarised contract is submitted to the Ministry of Justice's Real Property Rights Registration Centre (Центр по недвижимости) or via eGov.kz. Ownership transfer is recorded in the State Real Property Register. A new extract (выписка) confirming your ownership is issued. Standard registration: 3–5 working days. Urgent (1 working day): available for a higher fee.

Utility transfer and address registration

1–2 weeks

Transfer electricity, gas, water, and heating accounts to your name at the respective provider offices. If you will reside at the property, register your residence (прописка/тіркеу) at the new address within 3 working days as required. Update your IIN address record via eGov.kz.

Transaction Costs

Cost Item	Amount	Notes
Notary fee (main sale contract)	Approximately 1% of the notarised transaction value	The standard notary fee rate. May be negotiable for very large transactions. Both a state notary and private notary options exist.
State registration fee	KZT 3,000–7,000 (standard); higher for urgent registration	Real Property Rights Registration Centre fee. Urgent 1-day registration attracts a premium — confirm current fee at your local Centre or eGov.kz.
Independent legal due diligence and contract review	KZT 50,000–200,000	Title search, register extract, contract review, and transaction management. Strongly recommended — includes obtaining the State Real Property Register extract via eGov.kz.
Real estate agent commission	1.5–3% of purchase price	Typically paid by the seller in the Almaty and Astana markets, but can be split or charged to both parties. Confirm before engaging an agent. One agent often represents both parties — consider appointing your own buyer's agent.
Certified translation services	KZT 10,000–30,000	Required if your documents need certified translation from/into Russian or Kazakh.
Annual property tax	0.05–1% of assessed (cadastral) value per year	Almaty and Astana central apartments typically KZT 30,000–300,000 per year depending on size and assessed value. Separate from land tax.
Legal entity setup cost (if using LLP route)	KZT 30,000–150,000 in legal and registration fees	The LLP workaround for foreigners without a residence permit adds one-off setup costs. Ongoing accounting and tax filing for the LLP is required.
Total transaction cost estimate	Approximately 3–5% of purchase price for an individual buyer	Primarily 1% notary fee + legal due diligence + registration fee + agent (if applicable). No purchase stamp duty for individuals buying residential property.

The Notary — Mandatory for All Purchases

A licensed Kazakhstani notary (нотариус) is mandatory for all property sale transactions. The notary verifies the identity and legal capacity of both buyer and seller, confirms the seller's clean title from the State Real Property Register, prepares the main sale contract, and certifies all signatures. Both parties must appear in person or via a notarised power of attorney. The notary fee is approximately 1% of the transaction value. After notarisation, the contract is submitted to the Ministry of Justice's Real Property Rights Registration Centre (independently or via eGov.kz) to formally transfer legal title.

Mortgage

KZT mortgages from commercial banks carry rates of approximately 14–22% per annum in 2026 (the effective rate ceiling was 25%, with a planned reduction to 20% by July 2026). Government-subsidised programmes through Otbasy Bank (otbasybank.kz) offer rates of 3.5–5% per annum for qualifying citizens and permanent residents who have accumulated savings in the bank. Repayment periods are typically 15–25 years. Commercial bank mortgages are accessible but expensive; the Otbasy Bank programmes are the most attractive but require prior savings participation.

Typical Deposit Required

15–30% of property value for commercial bank mortgages. Otbasy Bank requires participants to have accumulated qualifying savings before accessing subsidised rates (minimum accumulation period applies). Foreign buyers most commonly purchase with cash or via home-country equity release.

For Foreign Buyers

Foreign nationals without Kazakhstan permanent residency face significant challenges obtaining local mortgages — IIN, residency documentation, and local income proof are all required. Most expat buyers purchase with cash or by financing from their home country (equity release, etc.). Foreign nationals holding permanent residency (ВНЖ постоянное) may be eligible for Otbasy Bank and commercial bank programmes, but banks will scrutinise income source and employment carefully. Legal entity (LLP) buyers can access commercial mortgages on business terms.

Recommended Lenders & Brokers

Halyk Bank — largest Kazakhstani bank, standard commercial mortgage productsKaspi Bank (kaspi.kz) — consumer mortgages; competitive for residentsOtbasy Bank (otbasybank.kz) — state-subsidised 3.5–5% rates for qualifying saversForte Bank — commercial mortgage productsJusan Bank — government-linked mortgage and housing programmesBank CenterCredit (BCC) — active residential mortgage lender

Land Registry

Kazakhstan's State Real Property Register (Государственный реестр недвижимого имущества) is maintained by the Ministry of Justice. The register records all ownership rights, mortgages, pledges, encumbrances, and restrictions on real property. Ownership records are publicly searchable online via eGov.kz — any person with an IIN can obtain an official extract (выписка) confirming current ownership and registered encumbrances. Foreign buyers must always obtain a fresh extract before signing any contract. Registration of a new owner takes 3–5 working days; urgent 1-day registration is available at a premium.

Taxes

No purchase tax (stamp duty equivalent) for individuals buying residential property. VAT at 12% may apply when purchasing from a VAT-registered developer — confirm whether the quoted price includes or excludes VAT. Annual property tax: 0.05–1% of assessed (cadastral) value per year; Almaty and Astana central apartments typically KZT 30,000–300,000 per year depending on size. Land tax (земельный налог) applies separately if owning land. Capital gains on property held less than 1 year: 10% income tax on the gain for residents; 15% for non-residents. Capital gains on property held for 1 year or more: exempt from tax for individuals — a significant long-term investment advantage. Rental income from property is taxed as personal income at standard rates — seek advice from a Kazakhstani tax adviser.

Useful Links

Premium Section

Property Buying

Unlock the complete Property Buying guide for Kazakhstan — including every detail, document, tip and link you need.

Become a Supporter

Support the guide on Ko-fi · Unlocks every premium section, everywhere