In Brief: Renting Out an Apartment in Astana in 2026
Rents in Astana are at their seasonal peak: according to the BNS, the average rate rose 4.9% month on month in August 2026, to KZT 6,079 per m². Compared with the average resale price, that is a gross yield of about 9–10% a year before vacancies, repairs and taxes.
Since 2026 housing can be rented out without a sole proprietorship under the new self-employed regime: 4% social payments on income up to 300 MCI a month and only from individuals. The alternatives are form 270.00 at 10% or a sole proprietorship on the simplified declaration (3% in Astana).
Update, September 14, 2026. The previous version contained unverifiable yields and payback periods for offices and street retail, as well as tax regimes that no longer apply from 2026. The article has been rewritten using BNS and Krisha.kz data and the 2026 Tax Code.
What Rent Costs in Astana
| Month | Rent, KZT per m² per month | Resale, KZT per m² | Gross yield |
|---|---|---|---|
| June 2026 | KZT 5,646 | KZT 727,363 | 9.3% |
| July 2026 | KZT 5,796 | KZT 731,722 | 9.5% |
| August 2026 | KZT 6,079 | KZT 740,356 | 9.9% |
Source: BNS (via Inform.kz, Tengrinews and 24.kz). Yield is our calculation: rent × 12 ÷ price per m².
According to Krisha.kz, on August 1–18, 2026 the median rent for a one-room apartment in Astana rose from KZT 220k to KZT 240k a month and for a two-room from KZT 300k to KZT 320k, while three-room units stayed at about KZT 500k. Across Kazakhstan rents rose 17% year on year (August 2026).
Demand is seasonal: the start of the academic year pushes it up. Supply is growing too — in 2025 Astana completed 4.81 million m² of housing, and when large complexes are finished many apartments reach the market at once.
Yield: a Worked Example
| Indicator | Value | How it is derived |
|---|---|---|
| 40 m² apartment | ≈KZT 29.6m | KZT 740,356 per m² × 40 (BNS, August 2026) |
| Monthly rent | ≈KZT 243.2k | KZT 6,079 per m² × 40 |
| Gross yield | ≈9.9% | rent × 12 ÷ price |
| Net yield (example) | ≈7.2% | assumptions: 1 month vacancy a year and 20% of receipts for repairs, costs and taxes |
Our illustrative calculation from average data. The actual rent of a specific apartment may differ significantly.
August is the seasonal peak, so for a conservative estimate also use June data, when the gross yield was 9.3%. A detailed method including price growth and inflation: "Astana Real Estate Investment Analysis".
Renting Legally: Three Tax Options
| Regime | Suits | Payments | Restrictions |
|---|---|---|---|
| Individual, form 270.00 | One property, irregular income | 10% income tax (15% on income above 8,500 MCI) | Return by September 15 of the following year, payment within 10 days |
| Self-employed | Renting housing to individuals, including short stays | 4% social payments (2% pension, 1% health insurance, 1% social), 0% income tax | Income up to 300 MCI a month (KZT 1,297,500), individuals only, no employees, receipts in the E-Salyq Business app |
| Sole proprietor, simplified declaration | Several properties, commercial premises, renting to companies | 3% of income in Astana (base rate 4%) plus mandatory social payments | Annual income up to 600,000 MCI; reporting twice a year |
Sources: State Revenue Committee explanations (Inform.kz, 27.02.2026), Krisha.kz, Mybuh.kz, Zakon.kz.
Commercial premises cannot be rented out under the self-employed regime — it covers residential property only. For short-term rentals through the Krisha.kz "Online Booking" service, the platform has acted as tax agent for self-employed landlords since February 2026: the 4% social payments are included in its 15% commission.
Lease, Deposit and Inventory
- A written lease — term, rent and how it is reviewed, who pays utilities, early termination terms.
- An inventory with photos on move-in day — the basis for any damage dispute.
- A deposit and its terms: what can be deducted and when it is returned.
- Cashless payment — convenient for income records and self-employed receipts.
If the apartment is mortgaged, check in advance what the loan agreement says about renting it out.
Landlord Risks
- Vacancy. Each empty month cuts the annual yield by roughly 0.8 pp at a 10% gross yield.
- Competition from new buildings. Completed complexes release many listings at once, and rents may be lower than expected.
- Wear and repairs. Furniture, appliances and cosmetic repairs are recurring costs to include in the calculation.
- Tax on sale. If an apartment bought from 2026 is sold before two years of ownership, the gain is subject to income tax — details.
Housing or Commercial Property
Commercial premises are rented to businesses, so income depends on the tenant and foot traffic, and replacing a tenant can take longer. Tax rules differ too: the self-employed cannot rent out commercial property, and on sale, according to consultants, the gain is taxed regardless of the holding period. There are no official street-retail rent statistics for Astana — see "Commercial Real Estate in Astana".
Frequently Asked Questions
How much does it cost to rent a one-room apartment in Astana?
According to Krisha.kz, on August 1–18, 2026 the median one-room rent rose from KZT 220,000 to 240,000 a month and two-room rent from KZT 300,000 to 320,000. The BNS average rate in August was KZT 6,079 per m² per month.
What tax do I pay when renting out an apartment in 2026?
There are three options: form 270.00 at 10% (15% on income above 8,500 MCI), the self-employed regime with 4% social payments on income up to 300 MCI a month, or a sole proprietorship on the simplified declaration — 3% of income in Astana plus social payments.
Can I rent out an apartment without registering a sole proprietorship?
Yes. Since 2026 you can work as self-employed via the E-Salyq Business app or declare the income as an individual on form 270.00.
Can a self-employed person rent an apartment to a company?
No. The self-employed can only work with individuals. Renting housing to a legal entity requires another option — an individual return or a sole proprietorship.
What yield does renting out an apartment in Astana give?
By BNS averages, about 9–10% a year in gross yield: 9.3% in June and 9.9% in August 2026. The net yield after vacancies, costs and taxes is lower — about 7% in our example.
Sources
- 24.kz, 09.09.2026: August housing and rent prices per BNS (in Russian) — 24.kz
- Tengrinews, 10.08.2026: July housing and rent prices per BNS (in Russian) — tengrinews.kz
- Inform.kz, 09.07.2026: June housing and rent prices per BNS (in Russian) — inform.kz
- Krisha.kz: what is happening with rents (in Russian) — krisha.kz
- Inform.kz, 27.02.2026: State Revenue Committee on tax when renting out housing (in Russian) — inform.kz
- Krisha.kz: which tax regime to choose for renting (in Russian) — krisha.kz
- Krisha.kz: how to become self-employed and rent out housing (in Russian) — krisha.kz
- Krisha.kz: "Online Booking" takes over taxes (in Russian) — krisha.kz
- Mybuh.kz: simplified declaration rate in Astana for 2026 (in Russian) — mybuh.kz
- Zakon.kz, 15.01.2026: simplified declaration conditions in 2026 (in Russian) — zakon.kz
- Bureau of National Statistics: housing completions in 2025 (in Russian) — stat.gov.kz