Expert Hack: Residence Permit (RP) Through Real Estate
In 2026, Kazakhstan is discussing the introduction of new "golden visas" for investors. Already, major investments in real estate can simplify the process of obtaining an RP. If your goal is to legally stay in Kazakhstan, consult with Capital Realty specialists on migration legislation before the deal.
Legal Status of a Foreigner in the RK Market in 2026
Interest in Astana and Almaty real estate from foreign investors in 2026 has reached a historic high. However, the legislation of the Republic of Kazakhstan (RK) remains strict: the right to purchase residential real estate is directly related to the buyer's migration status.
"The main barrier for a foreign individual is Article 9 of the Law 'On the Legal Status of Foreigners'. In 2026, the rule remains unchanged: to buy an apartment, a foreigner must have a residence permit (RP) in the Republic of Kazakhstan."
— Capital Realty experts
It is important to distinguish between citizens of EAEU countries (RF, Belarus, Armenia, Kyrgyzstan) and citizens of non-CIS countries — the document verification procedure in 2026 has become digital and takes only a few hours through the ENIS system.
Residential vs. Commercial Real Estate: What is Available?
Many investors are unaware that residence permit restrictions do not always apply to the commercial sector. The table below provides up-to-date access to assets for 2026.
| Object Type | Is Residence Permit Required? | Ownership Right | Resale Tax |
|---|---|---|---|
| Apartment / House (Residential) | Yes, mandatory | 100% ownership | 15% (non-resident) |
| Office / Street-retail | No (for legal entities) | 100% ownership | 20% (corporate) |
| Apartments (MFC) | Depends on object status | Lease/purchase agreement | 15-20% |
Step-by-Step Purchase Procedure for a Non-Resident
- Get an IIN (individual identification number) — free at a Public Service Center with your passport, or remotely via a Kazakh consulate; no IIN — no deal.
- Open an account in a Kazakh bank — needed for deal settlement and later taxes; banks ask for a passport and proof of legal stay.
- Check the property — encumbrance certificate from egov.kz, technical passport, owners' consents: the full checklist is in our legal audit guide.
- Notarized deal — the sale-purchase agreement is certified by a notary; attend in person or via a notarized power of attorney.
- Title registration — electronic, through the notary; usually 1–3 business days to full ownership.
With documents ready, the whole cycle takes 1–2 weeks. Keep the key restriction in mind from step one: agricultural land cannot be sold to foreigners, and for housing the decisive factor is your residency status (see the legal-status table above).
Non-Resident Taxes: the Key Difference
For tax non-residents of Kazakhstan the PIT rate on gains from selling property is 15% (vs 10% for residents) — and the «one year of ownership» relief does not apply: tax arises on any profitable sale regardless of holding period. Rental income is also taxed at 15% for non-residents. Details and forms at kgd.gov.kz; structuring via an IE (available with a residence permit) — in the tax guide.
Practical takeaway: flipping economics worsen by 5 p.p. of tax for a non-resident, while buy-and-hold (rent + appreciation) works almost like for residents — especially combined with a developer installment plan, which unlike a mortgage requires no local income.
Does Buying Property Grant a Residence Permit?
By itself — no: purchasing an apartment in Kazakhstan is not an automatic ground for residency. Ownership simplifies practicalities (registration address, proof of ties) and counts within a broader application. Valid grounds (work, business, investor programs, family reunification) and their requirements are published at gov.kz — check the current rules before planning a move, they change periodically.
FAQ: Buying as a Foreigner
Can a Russian citizen buy an apartment in Astana without a residence permit?
Yes. Foreigners staying in Kazakhstan legally can buy residential property; for EAEU citizens legal entry and an IIN are enough. Restrictions concern agricultural and border-zone land, not city apartments.
Can I buy remotely, without visiting Kazakhstan?
Technically yes: the IIN can be issued via a consulate and the deal closed through a notarized power of attorney. In practice we recommend at least one visit: property inspection and opening a bank account are much harder to handle remotely.
In which currency are deals settled?
Real estate settlements between a resident and a non-resident in Kazakhstan are made in tenge. Bring currency in and convert through a bank account; cash schemes «around the bank» create both currency and legal risks.
Conclusion: Is it Worth Buying in 2026?
Despite all legal complexities, real estate in Astana remains attractive for foreigners. The main rules of 2026:
- RP Required for Residential: Settle your official status before buying an apartment.
- Commerce is a Free Zone: If there is no RP, consider offices and apartments for rental business.
- Verified Developers: Choose only objects with a guarantee from the KJC (DHG).
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