In Brief: Suburban Property in 2026
The price of a suburban property in and around Astana is driven above all by land designation and utilities: according to Homsters, a plot of about 10 sotkas (0.1 ha) in Nura is offered for KZT 10–20m, while a residential construction plot with connected utilities costs KZT 20–35m. Cheap dacha plots often lack the right designation or utilities.
You can register residence in a country house only if the building is recognized and registered as residential. Transport and utilities in the suburbs are developing: the second LRT phase is being built toward Kosshy, and water, power and gas networks are being laid in settlements around the capital.
Update, September 15, 2026. The previous version contained unverifiable location "ratings" with forecast returns of 12–20% and more, technical "rules" without sources and a quote from a non-existent employee. The article has been rewritten using Homsters, BNS and official announcements.
What Plots Cost within Astana
| District | What is offered | Asking price |
|---|---|---|
| Nura (Urker) | A plot of about 10 sotkas | KZT 10–20m |
| Nura (Urker) | A residential construction plot with good access and connected utilities | KZT 20–35m, some up to KZT 40m |
| Yesil | A plot of 9–10 sotkas | about KZT 12–15m |
| Yesil | Sought-after areas with utilities | KZT 80–100m and more |
| Baikonur | About 10 sotkas in dacha areas | from KZT 2.5m, often without the right designation or utilities |
Source: Homsters, 07.09.2026. Listing prices; the spread within districts is very wide. 1 sotka = 100 m².
Within one district, the gap between "just a plot" and a residential plot with utilities is several-fold. So compare not the price per sotka but the total cost of a property ready for construction or living.
Residential Plot or Dacha: Documents and Registration
- Land designation. For a permanent home, look for a plot designated for individual housing construction. Dacha and garden plots are cheaper but more often raise issues with utilities and registering the house.
- Registering residence in a country house. Registration is possible even in a garden association if the house is fit for living and recognized as a residential building, and there is a technical passport, registered ownership and a postal address. If the technical passport lists the building as non-residential or temporary, registration is not possible. Since November 2025 registration is done online — via eGov, eGov Mobile or banking apps.
- Registering the house. Construction goes through stages from checking the plot and the design to technical acceptance and state registration of title. Only a registered house can be fully sold, gifted or inherited.
- For foreigners. A foreigner can register housing in Kazakhstan in their own name only with a residence permit, and land plots only under buildings they own. More in "How a Foreigner Can Buy Property".
Apartment, Townhouse or House: What to Consider
| Parameter | City apartment | Townhouse or private house |
|---|---|---|
| Utilities | Connected to city networks | Depend on the plot: check actual water, power, heating and sewerage connections |
| Upkeep | Fees and services of the building's management | Snow clearing, waste removal, security, roads — yourself or via the settlement's service company |
| Taxes | Property tax | Property tax and land tax |
| Selling | A standard product with many comparable listings | Each property is unique; finding a buyer is usually harder |
| Documents | The apartment and a share of common property | The plot and the house separately: land designation, technical passport, building registration |
Our summary; specific terms depend on the settlement and the property.
Transport and Utilities in the Suburbs
- LRT phase two. It will be 26.5 km long with 20 stations planned; the directions are Astana-1 railway station, the Zhagalau residential complex and the town of Kosshy (Akorda, May 2026).
- The Kosshy branch. Construction started in May 2026 and completion is planned for 2027. The terminus will be at the entrance to the town, by the "Qosshy" stele: the line is not planned to run through Kosshy itself (akim Azamat Kapyshev, July 2026).
- Utilities in settlements. In 2026 water supply is to be completed in Klyuchi and power supply in Kostomar, Koyandy and Karazhar; gas networks will reach Karazhar, Karaotkel and Kyzylsuat, and work continues in Kosshy and Taitobe.
- Plans for 2027–2028. A further KZT 145.6bn is planned for building and upgrading water, heat and power networks and roads (Homsters, 31.08.2026).
Infrastructure timelines can slip — rely on utilities that are already connected, not on promises. How the capital's own districts are developing: "Astana Districts 2026".
Taxes for House and Plot Owners
- Property tax. Calculated on a progressive scale from the assessed value: 0.05% up to KZT 2m, then the rate rises in steps; due by October 1 of the following year.
- Land tax. Paid on the plot depending on its area and the set rates.
- Sale. A residential house and a plot for housing or a dacha are exempt from income tax when sold after two years of ownership (for purchases from 2026); otherwise 10% on income up to 8,500 MCI and 15% on the excess.
The property tax scale and a worked example: "Property Taxes and Legal Due Diligence".
Checklist Before Buying a House or Plot
- Land designation and plot category — suitable for a residential house.
- Title documents for the plot and the house; no encumbrances.
- Technical passport: the building is registered as residential; area and layout match.
- Actual utility connections — water, power, heating or gas, sewerage; connection costs if there are none.
- Access and roads in winter, waste removal, security and the settlement's upkeep costs.
- Plans for construction and roads nearby — per the akimat.
- Possibility of residence registration and a postal address.
- Taxes: property and land — estimate the annual amount before the deal.
Frequently Asked Questions
How much does a residential construction plot cost in Astana?
According to Homsters (September 2026), a plot of about 10 sotkas in Nura is offered for KZT 10–20 million, and a residential plot with good access and utilities for KZT 20–35 million. In Yesil 9–10 sotka plots cost about KZT 12–15 million, and in sought-after areas with utilities from KZT 80 million.
Can I register residence at a dacha?
Yes, if the house is fit for living and recognized as a residential building, and there is a technical passport, registered ownership and a postal address. If the building is registered as non-residential or temporary, registration is not possible. It is done online via eGov.
Will the LRT reach Kosshy?
The second LRT phase has been under construction toward Kosshy since May 2026, with completion planned for 2027. The terminus will be at the entrance to the town; the line is not planned to run through Kosshy itself.
What should I check when buying a townhouse or house?
Land designation, documents for the plot and house, registration of the building as residential, actual utility connections, winter access, the settlement's upkeep costs, the possibility of residence registration and taxes.
What taxes does a private house owner pay?
Property tax on a progressive scale from the assessed value (by October 1 of the following year) and land tax. If a house or plot is sold before two years of ownership — 10% income tax on income up to 8,500 MCI.
Sources
- Homsters, 07.09.2026: what it costs to build a private house — from plot to registration (in Russian) — info.homsters.kz
- Mail News (Nur.kz), 04.05.2026: can you register and live at a dacha (in Russian) — news.mail.ru
- Kursiv, 16.05.2026: LRT phase two will have 20 stations (in Russian) — kz.kursiv.media
- Inform.kz, 15.07.2026: will the LRT enter Kosshy (in Russian) — inform.kz
- Homsters, 31.08.2026: Astana development and changes in the suburbs (in Russian) — info.homsters.kz
- Bureau of National Statistics: housing completions in 2025 (in Russian) — stat.gov.kz
- Tengrinews, 24.07.2026: property tax in 2026 (in Russian) — tengrinews.kz
- Mybuh.kz: tax on selling property (in Russian) — mybuh.kz