In Brief: Investing in Astana Real Estate in 2026
Astana property keeps rising in nominal terms: by Halyk Finance estimates, primary housing in the capital was 19.1% more expensive year on year in July. But across Kazakhstan resale prices are growing more slowly than inflation, deal numbers are falling and loans remain expensive.
The average rent gives about 9–10% a year in gross yield (BNS) — before vacancies, costs and taxes. Taxes have also tightened since 2026: housing can be sold tax-free only after two years of ownership, and an apartment bought under a shared construction agreement only after three years. So the decision should rest on the numbers of a specific property, not on "the market going up".
Update, September 14, 2026. The previous version of this guide contained an outdated tax rule ("less than a year of ownership"), unverifiable strategy returns and a mistaken reference to a metro. It has been fully rewritten using BNS and National Bank data and the 2026 Tax Code.
Five Investor Strategies and Their Limits
"Investing in property" covers several different models with different risks and taxes. Choose the model before you start browsing listings:
| Strategy | Source of income | Main risks | Taxes and restrictions | Read more |
|---|---|---|---|---|
| Long-term rental | Monthly rent | Vacancies, repairs, competition from new buildings | Self-employed (4% social payments) or form 270.00 (10%) | Rental business |
| Short-term rental, serviced apartments | Guest payments, depend on occupancy | Seasonality, wear, management quality | Self-employed: residential only and only to individuals | Serviced apartments |
| Buying during construction | Price growth by completion | Delays and developer reliability | Tax-free sale 3 years after the shared construction agreement | Completion dates |
| Renovate and resell | Difference between purchase and sale price | Tax, renovation budget, speed of sale | Under 2 years of ownership — 10–15% income tax; renovation does not reduce the base | Flipping |
| Commercial premises | Rent from businesses | Vacancy, dependence on the tenant | Not allowed for the self-employed; simplified regime in Astana — 3% | Commercial |
There are no official return statistics by strategy. A public benchmark exists only for housing — BNS average prices and rents.
How Much You Need to Start
The city average says little about the entry threshold: it depends on district and housing class. Benchmarks from public data:
| Budget | What you can buy | Source |
|---|---|---|
| KZT 12–19m | A 36 m² one-room new build in economy or comfort class (≈KZT 12.8m and ≈KZT 18.4m); a resale one-room in Saryarka (median KZT 18.5m) or Baikonur (KZT 18.9m) | Homsters, August 2026; Krisha.kz |
| KZT 20–25m | A resale one-room in Almaty district (KZT 20.55m), Sarayshyk (KZT 21.9m) or Nura (KZT 24.5m) | Krisha.kz, 2026 medians |
| KZT 25–40m | A one-room in Yesil (KZT 27m) or a resale two-room in most districts (KZT 25–39.9m) | Krisha.kz, 2026 medians |
Asking prices, not transaction prices. New builds: KZT 356,800 and 512,291 per m² are Homsters average prices for economy and comfort class.
Subsidized mortgages are not for a second apartment. "7-20-25" is only for people who have had no housing for 18 months, and "Nauryz" for those without housing for 5 years. An investor is left with own funds or a market mortgage: since July 1, 2026 its effective rate is capped at 20%, which is still above rental yields.
Compare districts in more detail in the Astana price index and our review "Astana Districts 2026".
What Renting Earns and How to Calculate It
According to the BNS, in August 2026 the average rent in Astana was KZT 6,079 per m² per month and the average resale price KZT 740,356 per m². That is about 9.9% a year in gross yield; in June, before the seasonal rise in rents, it was 9.3%.
- Gross yield = annual rent ÷ purchase price.
- Net yield — after vacancies, repairs, bills for an empty apartment and taxes.
- Total return — net yield plus the change in the apartment's price.
- Real return — total return minus inflation (9.8% in August 2026).
For comparison: in May 2026 the maximum rates on tenge deposits were 15–18% a year (zakon.kz), and savings deposits are guaranteed by the KDIF up to KZT 20m. An apartment beats a deposit only if its price grows and costs are managed carefully. A step-by-step example: "Astana Real Estate Investment Analysis"; test your own property in the ROI calculator.
Investor Taxes in 2026
- Sale. Housing bought from 2026 is exempt from income tax after two years of ownership, and an apartment under a shared construction agreement after three years from the agreement date. Otherwise the tax is 10% on income up to 8,500 MCI and 15% on the excess; 15% for non-residents. Worked examples.
- Rent. An individual pays 10% via form 270.00; a self-employed person pays 4% social payments on income up to 300 MCI a month (KZT 1,297,500) and only from individuals; a sole proprietor on the simplified declaration in Astana pays 3% of income plus social payments.
- Property tax. It is based on the value set by the Government for Citizens state corporation: 0.05% for properties up to KZT 2m, then on a progressive scale. It is due by October 1 of the following year.
- VAT on new projects. Sales of housing in buildings whose construction started after January 1, 2026 are subject to 16% VAT.
How to check a property and what owners pay: "Property Taxes and Legal Due Diligence".
A First Deal in 7 Steps
- Define your goal and horizon. To sell tax-free, plan for at least two years of ownership (three for a shared construction apartment).
- Decide how you will pay. Subsidized programs are not available for a second apartment; compare a market loan with rental yields in our "rent or mortgage" calculation.
- Choose the district and format by data, not advertising: prices in the price index, rents from listings near the building.
- Check the developer: permission to raise buyers' money, a Single Operator guarantee or bank participation. Reservation and "investment" agreements are a reason to walk away.
- Check a resale apartment legally: the certificate of registered rights and encumbrances, the seller's spouse consent, whether the technical passport matches the layout.
- Calculate the net yield with vacancies, costs and taxes, and compare it with a deposit.
- Legalize your income from the first lease: self-employed, form 270.00 or a sole proprietorship — how to choose.
Main Risks for 2026–2027
- Real prices. Across Kazakhstan resale housing rose 9% year on year in August with inflation at 9.8% — in real terms it is getting cheaper.
- Expensive money. The base rate is 16.25%, and the National Bank raised its 2027 inflation forecast to 6.5–8.5%. The next rate decision is on October 23, 2026.
- New supply. In 2025 Astana completed 4.81 million m² of housing — more than any region; competition among landlords rises as large complexes are completed.
- Overpaying "for transport". According to the National Bank, asking prices near LRT stations rose 4.6–10.5% depending on the segment and distance — that premium is already partly priced in.
- Legal risks. Illegal fundraising schemes, encumbrances and unauthorized alterations — see "10 Mistakes When Buying an Apartment".
If You Are a Foreigner
A foreigner can register housing in Kazakhstan in their own name only with a residence permit; the restriction does not apply to commercial premises. Options and documents: "How a Foreigner Can Buy Property in Kazakhstan".
Frequently Asked Questions
How much do you need to start investing in Astana real estate?
According to public data, a 36 m² one-room economy-class new build costs about KZT 12.8 million (Homsters, August 2026), and the median resale one-room price ranges from KZT 18.5 million in Saryarka to KZT 27 million in Yesil (Krisha.kz). Subsidized mortgages are not available for buying a second apartment.
What is the rental yield of an apartment in Astana?
By BNS averages the gross yield is about 9–10% a year: 9.3% on June data and 9.9% on August data. The net yield after vacancies, costs and taxes is lower.
Can I buy a rental apartment with a subsidized mortgage?
As a rule, no: "7-20-25" requires having had no housing for 18 months and "Nauryz" for 5 years. Investments are made with own funds or a market mortgage, whose effective rate cannot exceed 20% since July 1, 2026.
What taxes does a property investor pay in 2026?
Property tax, tax on rental income (10% via the return, 4% social payments for the self-employed or the simplified declaration for sole proprietors) and income tax when housing is sold before two years of ownership — 10% up to 8,500 MCI and 15% on the excess.
What is better in 2026: a deposit or an apartment?
In terms of return per tenge invested, a deposit currently tends to beat renting: in May 2026 maximum rates were 15–18% versus a 9–10% gross rental yield. An apartment can win through price growth, but that is not guaranteed: resale prices across the country are rising more slowly than inflation.
Sources
- 24.kz, 09.09.2026: August housing and rent prices per BNS (in Russian) — 24.kz
- Kursiv, 26.08.2026: price trends per Halyk Finance (in Russian) — kz.kursiv.media
- Homsters: Astana new-build market, August 2026 (in Russian) — info.homsters.kz
- Krisha.kz: where the cheapest apartments in Astana are (in Russian) — krisha.kz
- National Bank of Kazakhstan, 04.09.2026: base-rate decision (in Russian) — nationalbank.kz
- Zakon.kz, 22.05.2026: how much renting apartments earns (in Russian) — zakon.kz
- KDIF: maximum deposit guarantee amounts (in Russian) — kdif.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
- Krisha.kz: which tax regime to choose for renting (in Russian) — krisha.kz
- Mybuh.kz: tax on selling an apartment (in Russian) — mybuh.kz
- Tengrinews, 24.07.2026: property tax in 2026 (in Russian) — tengrinews.kz
- Bureau of National Statistics: housing completions in 2025 (in Russian) — stat.gov.kz
- Tengrinews: National Bank study on the LRT and prices (in Russian) — tengrinews.kz