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, listings median | 3-room, new | 3-room, listings median |
|---|---|---|---|---|
| Yesil | KZT 27.00m | KZT 28.0m | KZT 69.79m | KZT 64.8m |
| Nura | KZT 29.94m | KZT 25.0m | KZT 64.72m | KZT 54.7m |
| Almaty | KZT 18.69m | KZT 22.0m | KZT 72.93m* | KZT 44.5m |
| Saryarka | KZT 23.16m | KZT 19.5m | KZT 61.12m | KZT 39.8m |
| Baikonur | KZT 17.38m | KZT 20.6m | KZT 55.99m | KZT 41.0m |
| Sarayshyk | KZT 22.00m | KZT 23.4m | KZT 54.25m | KZT 53.0m |
New builds — Homsters average prices (August 2026); listings — Krisha.kz median asking price as of November 4, 2026 (three-room — November 5), calculated by Capital Realty. Methodologies differ, so treat the comparison as a benchmark. *The October average three-room price in Almaty district is distorted by the sample mix (KZT 45.91m in September).
The picture is uneven. In Baikonur and Almaty district a new one-room apartment is on average cheaper than the listings median (KZT 17.38m vs 20.6m and KZT 18.69m vs 22.0m), while in Nura it costs KZT 4.9m more. For three-room apartments the gap in Saryarka is huge (KZT 61.12m vs 39.8m): 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 (19.5–24% a year, effective-rate cap 25% until the end of 2026) or Umai, which allows resale built in 2016 or later; "7-20-25" does not cover resale. (Corrected on November 3, 2026: this previously said wrongly that a 20% effective-rate cap applied from July 1, 2026.)
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 October 2026 a square meter cost KZT 746,490 in new builds and KZT 742,709 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, October 2026 (in Russian) — info.homsters.kz
- Krisha.kz: apartment sale listings in Astana — district medians calculated by Capital Realty, November 4–5, 2026 (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