In Brief
The costliest mistakes when buying housing in 2026 are legal: money paid under a reservation agreement and unchecked encumbrances. Financial mistakes relate to the new rules: tax on a sale before two years of ownership, the narrow eligibility of subsidized programs and market mortgages that cost more than rental yields.
Market mistakes are overpaying for "trendy" factors such as proximity to the LRT and underestimating how much new housing is coming nearby.
Update, September 14, 2026. The previous version contained a "risk matrix" with unverifiable loss percentages, an invented staff quote and an outdated tax rate. The article has been rewritten using official sources and the 2026 Tax Code.
Legal Mistakes
1. A "reservation" instead of a shared construction agreement
A developer offers a "booking", "reservation" or "investment" agreement and asks for money up front. Such agreements do not give buyer rights and are considered signs of illegal fundraising.
How to avoid it: check whether the project has a Single Housing Construction Operator guarantee (homeportal.kz) or a permission to raise buyers' money (akimat website), and sign only a shared construction agreement.
2. Not checking encumbrances and owners
An arrest, a pledge, a spouse who has not consented or a minor owner surfaces only after the money has been paid.
How to avoid it: ask the owner to obtain a fresh certificate of registered rights (encumbrances) on eGov, check the spouse's notarized consent, permission from the guardianship authority if children are involved, and whether the technical passport matches the layout.
3. Buying non-residential premises as an apartment
Cheap "apartments" and semi-basement units are often registered as non-residential: they can bring problems with residence registration, mortgages and state programs, and different utility tariffs may apply.
How to avoid it: check the property's designation in the documents. Residential premises cannot be located on basement, technical or semi-basement floors.
Financial Mistakes
4. Forgetting the tax on a quick resale
Housing bought from 2026 and sold before two years is subject to income tax: 10% up to 8,500 MCI and 15% on the excess. For shared construction apartments the period is three years from the agreement date, and renovation costs do not reduce the base.
How to avoid it: calculate the tax before buying and plan the holding period — examples in "Tax on Selling an Apartment".
5. Counting on a subsidized mortgage without checking the terms
"7-20-25" is only for new completed housing from developers and only for people without housing for 18 months, and funding is limited to quarterly tranches of KZT 25bn. "Nauryz" has its own application windows and requires having no housing for 5 years.
How to avoid it: check eligibility and available funding before paying a deposit — programs compared in "Subsidized Mortgages 2026".
6. Taking a market mortgage to rent the apartment out
Since July 1, 2026 the effective rate on new mortgage loans has been capped at 20% — roughly twice the gross rental yield (9–10% per BNS data). The monthly payment on such a loan is usually higher than the rent.
How to avoid it: model the cash flow with the loan payment, vacancies and taxes — example in "Renting or a Mortgage".
7. Calculating returns without vacancies, costs and taxes
The 9–10% gross yield on BNS averages comes before vacancies, repairs, bills for an empty apartment and tax. In our example the net yield is about 7%.
How to avoid it: budget at least one month of vacancy a year plus costs, and legalize the income: a self-employed landlord pays 4% social payments on income up to 300 MCI a month — details.
Market Mistakes
8. Overpaying "for the LRT"
According to the National Bank, after the LRT launch asking prices near stations rose 4.6–10.5% depending on the segment and distance; no clear dependence on distance was found and the sample is limited.
How to avoid it: compare the price with similar properties in the same district farther from the line — the premium is already partly priced in. Analysis: "The LRT and Apartment Prices".
9. Not checking the developer's track record and deadlines
Delayed completion ties up money and postpones moving in or renting out.
How to avoid it: look at the number of completed projects and the stated completion dates of new phases — see "Astana Developers" and "New-Build Completion Dates".
10. Ignoring new supply and VAT
In 2025 Astana completed 4.81 million m² of housing — more than any region — and competition among sellers and landlords rises as large complexes are finished. Housing sales in buildings whose construction started after January 1, 2026 carry 16% VAT.
How to avoid it: estimate how many similar apartments will appear nearby in the coming years, and compare prices taking into account the project stage and start date.
Checklist Before Signing
- The agreement is a shared construction or purchase agreement — no "reservations" or "investments".
- A Single Operator guarantee or an akimat permission to raise money — checked.
- Certificate of rights and encumbrances — fresh; arrests and pledges lifted.
- The seller's spouse consent and guardianship permission (if needed) — obtained.
- The premises are residential; the technical passport matches the layout.
- Tax on a future sale and the holding period — calculated.
- Subsidized program terms and funding — confirmed by the bank.
- Returns — calculated with vacancies, costs and taxes.
Frequently Asked Questions
How do I check a developer in Astana before buying?
Check for a Single Housing Construction Operator guarantee on homeportal.kz or an akimat permission to raise buyers' money, the history of completed projects and the type of agreement — only a shared construction agreement gives rights.
Can I buy an apartment under a reservation agreement?
A booking, reservation or "investment" agreement does not give buyer rights and is considered a sign of illegal fundraising. It is safer to wait for a shared construction agreement in a project with a guarantee or permission.
Which documents should I check when buying a resale apartment?
The seller's title documents, a fresh certificate of registered rights and encumbrances, the spouse's notarized consent, guardianship permission if minors are involved, the technical passport and the absence of utility debts.
Do I pay tax if I sell an apartment a year after buying it?
If it was bought from January 1, 2026 — yes: the exemption applies only after two years of ownership. The tax is 10% up to 8,500 MCI and 15% on the excess. For housing bought before 2026, one year is enough.
Is it worth buying an apartment near an LRT station?
Transport access supports demand, but according to the National Bank the 4.6–10.5% premium near stations is already partly priced in. Compare the price with similar properties in the same district farther from the line.
Sources
- Zakon.kz, 22.05.2026: updated rules for permissions to raise buyers' money (in Russian) — zakon.kz
- Otyrar.kz, 09.07.2026: how to check a developer and not lose money (in Russian) — otyrar.kz
- Law of Kazakhstan "On Shared Participation in Housing Construction" (in Russian) — adilet.zan.kz
- eGov.kz: certificate of registered rights (encumbrances) (in Russian) — egov.kz
- Homsters, 15.05.2026: commercial premises instead of an apartment — risks (in Russian) — info.homsters.kz
- Mybuh.kz: tax on selling an apartment (in Russian) — mybuh.kz
- Kursiv, 24.10.2025: State Revenue Committee on holding periods (in Russian) — kz.kursiv.media
- Cdb.kz: renovation costs when determining the gain (in Russian) — cdb.kz
- Krisha.kz: "7-20-25" terms in 2026 (in Russian) — krisha.kz
- Krisha.kz: "Nauryz" program terms (in Russian) — krisha.kz
- Krisha.kz: mortgage effective-rate cap from July 1, 2026 (in Russian) — krisha.kz
- 24.kz, 09.09.2026: housing and rent prices per BNS (in Russian) — 24.kz
- Tengrinews: National Bank study on the LRT and prices (in Russian) — tengrinews.kz
- Bureau of National Statistics: housing completions in 2025 (in Russian) — stat.gov.kz
- LSM.kz: VAT in the housing market from 2026 (in Russian) — lsm.kz