In Brief: How the Markets Differ in Numbers
On average in Astana a square meter costs almost the same in new builds and on the resale market — KZT 747,116 versus KZT 740,356 (BNS, August 2026). But new builds are rising faster: +18.5% versus +10.8% in January–May 2026 compared with the same period a year earlier.
The new-versus-resale gap depends heavily on district and apartment type, so compare specific options rather than markets as a whole.
Price Gaps by District
| District | 1-room, new | 1-room, resale | 3-room, new | 3-room, resale |
|---|---|---|---|---|
| Yesil | KZT 26.27m | KZT 27m | KZT 70.96m | KZT 64m |
| Nura | KZT 28.87m | KZT 24.5m | KZT 61.75m | KZT 51m |
| Almaty | KZT 17.35m | KZT 20.55m | KZT 39.82m | KZT 42.5m |
| Saryarka | KZT 17.95m | KZT 18.5m | KZT 56.85m | KZT 37m |
| Baikonur | KZT 34.88m* | KZT 18.9m | KZT 49.57m | KZT 40m |
| Sarayshyk | — | KZT 21.9m | — | KZT 49.5m |
New builds — Homsters average prices (August 2026); resale — Krisha.kz median asking price (2026). Methodologies differ, so treat the comparison as a benchmark. *Baikonur's average one-room price is distorted by the supply mix.
The picture is uneven. In Almaty district and Saryarka a new one-room apartment is on average even cheaper than resale, while in Nura it costs KZT 4.4m more. For three-room apartments the gap in Saryarka is huge (KZT 56.85m vs 37m): a new building and older housing are different products there. District prices in detail: the Astana price index.
What Is Rising Faster and Why
- Primary beats inflation, resale does not. Across Kazakhstan in July 2026 new housing rose 14.6% year on year and resale 9.5% with inflation at 10.2%: in real terms resale fell 0.7% (Halyk Finance). Astana's primary market grew 19.1% y/y in July.
- Subsidized mortgages support the primary market: "7-20-25" covers only new completed housing, and Nauryz in Astana only primary housing.
- VAT on new projects: housing sales in buildings started after January 1, 2026 are subject to 16% VAT; resale deals between individuals are VAT-free.
New Builds: Pros and Risks
- Pros: modern buildings and courtyards, access to subsidized programs, a choice of layout and finishing.
- Protecting buyers' money: the law allows developers to raise funds only with a guarantee from the single housing construction operator, with a commercial bank's participation or after the frame is built. Check the protection method before paying.
- Time and deadlines: from contract to keys the apartment earns nothing, and completion dates can slip. Major developers' schedules: "New Builds in Astana: Completion Dates".
- Finishing: a shell finish requires money and time; under Nauryz it also sets the down payment — 10% for apartments with finishing and 20% without.
Resale: Pros and Risks
- Pros: you see the actual apartment, can move in or rent it out immediately, and the infrastructure is already in place.
- Legal history: encumbrances, registered residents' rights, legality of alterations and the seller's spousal consent — checklist in our legal due diligence guide.
- Building condition: in older housing budget for renovation and check the utilities.
- Financing: a market mortgage (effective rate on new loans no higher than 20%) or Umai, which allows resale built in 2016 or later; "7-20-25" does not cover resale.
Three Choice Scenarios
- To rent out. Resale starts earning immediately. For reference: average rent in Astana is KZT 6,079 per m² per month and the average resale price KZT 740,356 per m² (BNS, August 2026), i.e. a gross yield of about 9–10% a year before costs.
- For yourself. With access to "7-20-25" or Nauryz, the subsidized rate makes a new build noticeably cheaper in monthly payments. Without subsidies, budget, district and willingness to wait for completion decide.
- To resell. Factor in tax: for housing bought from 2026 the exemption starts only after two years of ownership (calculation).
Checklist Before Buying
- Compare specific options in the same district and size — market averages do not show the real gap.
- Add finishing and waiting time to a new build's price, and renovation and possible building costs to a resale price.
- Check financing: which programs are available for the chosen housing type.
- Check the other side of the deal: for primary — the developer and protection method, for resale — the apartment's history.
Frequently Asked Questions
Which is more expensive in Astana — a new build or resale?
On average almost the same: in August 2026 a square meter cost KZT 747,116 in new builds and KZT 740,356 on the resale market (BNS). But district gaps are noticeable: in Nura a new one-room apartment costs more than resale, while in Almaty district it costs less.
What is rising faster — new builds or resale housing?
New builds. In January–May 2026 new-build prices in Astana rose 18.5% and resale 10.8% compared with the same period of 2025. Across Kazakhstan resale fell 0.7% in real terms in July.
Can I buy resale with a subsidized mortgage?
Not under "7-20-25" — only new completed housing. Under Nauryz resale is allowed only in the regions and single-industry towns. Under Umai you can buy resale housing built in 2016 or later.
How can I make buying a new build safer?
Check the developer's permit to raise buyers' funds and the protection method: a guarantee from the single housing construction operator, a commercial bank's participation or sales after the frame is built.
Sources
- Inform.kz, 09.07.2026: housing prices per BNS (June) (in Russian) — inform.kz
- Tengrinews, 09.06.2026: housing prices per BNS (May) (in Russian) — tengrinews.kz
- Kursiv, 26.08.2026: resale cheaper in real terms (in Russian) — kz.kursiv.media
- Homsters: Astana new-build market, August 2026 (in Russian) — info.homsters.kz
- Krisha.kz: resale prices by district (in Russian) — krisha.kz
- LS: new tax realities and the housing market (in Russian) — lsm.kz
- Law "On Shared Participation in Housing Construction" (in Russian) — adilet.zan.kz