How foreigners can buy property in Kazakhstan and Almaty

Can foreigners buy property in Kazakhstan?

Yes, but not every foreigner and not in every way. The Law on the Legal Status of Foreign Citizens gives the same right to housing as citizens to those who permanently reside in the country, meaning residence permit holders. Notaries usually don't accept temporary stay on visa-free entry or a visa, or a temporary residence permit, for buying an apartment as an individual.

You'll find articles online saying foreigners buy apartments freely. I disagree: title registration can fall through after you've already paid. So I choose the route before looking for a property, and check the specific notary's practice for your deal.

Three legal ways to buy property in Kazakhstan

Step by step: how a foreigner buys an apartment in Almaty

For a resale apartment, it usually takes a few weeks from choosing the property to registration. The IIN, opening an account and transferring money take longest, so I start on them in parallel with the search.

• A call: the purpose of the purchase, your budget and status, and choosing the route (residence permit, LLP or commercial)
• A shortlist of 3–5 properties, video viewings, checking the seller's or developer's documents
• A trip to Almaty: an IIN at a TsON, viewing the finalists, and if needed a bank account and a power of attorney
• Property checks: title, encumbrances, consent of the seller's spouse, and for a new build the DDU (shared construction agreement) in Kazreestr
• The sale contract at the notary, payment by bank transfer
• The notary files for state registration, and ownership arises after that
• Handover of keys, a handover report, and transferring the utility accounts

What documents does a foreigner need to buy property?

• Passport, plus a notarised translation into Russian or Kazakh if it's in another language
• IIN (for an LLP, also a BIN and founding documents)
• Residence permit, if you're buying housing in your own name
• Marriage certificate or spouse's consent, if you're married
• A notarised power of attorney with an apostille or consular certification, if a representative signs the deal
• Documents on the source of funds: the bank and notary may ask for them

How to get an IIN in Kazakhstan as a foreigner in 2026

You need an IIN (individual identification number, Kazakhstan's personal tax ID) for any deal. Since 1 January 2026, Kazakh embassies don't issue it, and online applications for foreigners are closed too. One route is left: go in person to a TsON (public service centre) in Kazakhstan with your passport. The service is free and usually takes 1–3 working days.

So you almost always need one trip to Almaty. I plan it so that in those days you get your IIN, see the final options and sign a power of attorney if you don't want to fly back for the signing.

How to pay for an apartment from abroad

The safest option is to transfer money to your own account at a Kazakh bank and pay the seller by bank transfer. A non-resident's account is opened in person, and you need an IIN and sometimes a local phone number.

Since April 2026 the National Bank's new currency rules have been in force. For individuals, control starts with transactions of $10,000 or more, for legal entities $50,000. The bank will ask where the money came from, so it's best to gather bank statements, the sale contract for your previous home or tax returns in advance. For a new build, payment can only be made by bank transfer and only after the DDU is registered.

What taxes does a foreign property owner pay?

You become a Kazakh tax resident if you spend 183 days in the country within 12 months. That changes how your income is taxed, so it's best to draw up a tax plan before buying, taking into account the double taxation treaty with your country. MRP, used above, is the monthly calculation index Kazakhstan uses to set fees and tax thresholds.

• When buying: no separate tax, only the notary and a registration fee
• Every year: property tax based on assessed value, not market value, due by 1 October
• When selling housing: 10% income tax on the gain, 15% on the part of annual income above 8,500 MRP; housing bought after 01.01.2026 is exempt after 2 years of ownership
• Renting out: a resident pays 10% income tax; for a non-resident the procedure hasn't been officially clarified, so you need a tax adviser

Can you buy an apartment in Almaty remotely?

Yes, except for getting the IIN. I do the shortlist and viewings by video, check the documents myself and with the notary, and a trusted person signs the contract under your power of attorney. A power of attorney made abroad must be apostilled or certified at a Kazakh consulate.

The money goes from your own account, not through me or the representative. I keep to this rule in every remote deal.

What to do with the apartment after you buy

Many people buy in Almaty while still living in another country. Then you need people on the ground: renovation, furniture, finding a tenant, paying utilities and tax. I've built houses and done turnkey renovations, and I rent out 4 apartments myself, so I can organise this or tell you who to trust with it.

In Almaty, be sure to consider earthquake insurance: the whole city lies in a 9–10 point seismic zone. If you plan short-term rentals, check the building's OSI (owners' association) rules: premium complexes often restrict them.

Why foreigners choose Almaty

Almaty is the country's largest and most expensive housing market. Luxury new builds averaged about 1.61 million ₸ per m² in September 2026, business class about 1.02 million, and unlike in Astana, the luxury segment here kept rising. Average gross rental yield across the city is about 9%, lower in premium three-bedroom apartments in Medeu district, at around 6.4%.

People come here for the mountains and the climate, international schools and universities, and the business life around Al-Farabi Avenue and Esentai. For people from EAEU countries it's an easy place to move to for work, and for business from China, Turkey and Korea, Almaty remains the region's main trading city. The country pages go into the details of your specific case.

In 2026 I added pages for Central Asia and the Middle East. People from Kyrgyzstan and Tajikistan come to Almaty to work and bring their families, and thousands of students arrive from Turkmenistan and India who need a rental near their university. Families from Saudi Arabia, Qatar, Kuwait, Oman and Bahrain increasingly spend the summer here and are looking into buying.