Published on and written by Cyril Jarnias
Kazakhstan is attracting more and more professionals, families, and digital nomads seeking opportunities in Central Asia. But once the contract is signed and the visa is obtained, one question quickly overshadows all others: where to actually settle? Between the trendy avenues of Almaty, the futuristic skyscrapers of Astana, and some more affordable alternatives, the choice of neighborhood largely determines quality of life, budget, and even social integration.
Almaty and Astana are the two main hubs for expatriates, with other cities developing. The choice of neighborhood should be made based on one’s family, professional, and budget profile. Realistic and data-driven information is provided to help with this decision.
Almaty: The Cosmopolitan “Hub” at the Foot of the Mountains
The former capital and largest city in the country, Almaty combines several advantages for foreigners: commercial and financial center, cultural heart, immediate proximity to the Tian Shan mountains for skiing and hiking, a wide range of international schools and modern housing. In return, life is more expensive here than in the rest of the country, and even more costly than in the political capital Astana.
Almaty thus concentrates a majority of the expatriate community, with several well-identified residential hubs: Samal, Bostandyk, the areas around Dostyk and Al-Farabi, the new developments in Nauryzbay, as well as various sectors of the historic center.
Samal: The Expat “Showcase” Neighborhood
Samal is unanimously described as the most popular neighborhood among expatriates in Almaty. Nestled on the heights, near the mountains, it combines several elements that make it a safe bet for a hassle-free move.
Its avenues are lined with trees, trendy cafes and restaurants are multiplying, and access to international schools is particularly convenient. One also finds modern, secure residences with underground parking, playgrounds, and often concierge-type services.
Property costs in Samal, inflation-adjusted, more than quadrupled between 2001 and 2015.
This upscale positioning is also reflected in the housing choices of executives from large companies and international institutions, who favor Samal for proximity to offices, image, and security.
Bostandyk and the “Foothills”: Quiet, Greenery, and Family Life
If Samal embodies the “showcase” side, the Bostandyk district, often referred to as “uptown” or “the foothills,” represents the ideal compromise for many expat families: residential, quieter, slightly elevated, thus with more breathable air than in the lower city, yet still sufficiently connected to the center.
Bostandyk is home to some symbols of the new Almaty: upscale shopping malls like Esentai Mall, very modern residential complexes, international restaurants, business centers. Expatriates appreciate the combination of material comfort, proximity to nature (one is at the gates of Medeu and Shymbulak) and educational offerings: several international or bilingual schools are accessible by car in a reasonable time, especially along Al-Farabi Avenue.
In terms of budget, Bostandyk remains expensive, but often slightly less than Samal for equivalent standards. Typical rents in the district range from around $700 to $1,500 per month for modern apartments, depending on size, view, and level of amenities. Villas or single-family homes, rarer, start around $1,500 and can well exceed $4,000 for high-end properties with gardens and enhanced security.
Dostyk, Al-Farabi, and the Historic Center: Urban Life, Smog, and Entertainment
Beyond Samal and Bostandyk, several main arteries shape the daily geography of expatriates in Almaty: Dostyk Avenue, Al-Farabi Avenue, and the entire historic center around Panfilov, Zhibek Zholy and the so-called “Golden Quarter.”
Almaty’s city center offers a complete urban experience with a concentration of cafes, restaurants, bars, cultural venues, theaters, and markets like the Green Bazaar. It also benefits from excellent public transportation, including the city’s small metro. For a young professional or a couple without children, residing near central points like Zhibek Zholy or Republic Square is a major advantage in terms of accessibility and dynamism.
However, this centrality comes at the cost of air quality and noise. Car traffic is heavy, smog is more pronounced than in the elevated neighborhoods, and some roads are congested during rush hour. In terms of rent, a one-bedroom apartment right in the center rents for an average of $400 to $500 per month, with variations depending on the condition of the property (renovated Soviet-era or recent building). Family three-bedroom apartments in the center can reach $800 to $1,000 per month, or even more for upscale buildings.
Al-Farabi Avenue plays a particular role: it is a high-end peripheral artery, lined with modern residences, offices, and international schools. Many expat families choose this area to avoid the hyper-center while remaining well connected. The purchase price per square meter is around a thousand dollars in the suburban areas, and significantly more in the most sought-after complexes.
Nauryzbay and Auezov: The New Affordable Frontiers
Faced with the soaring prices of Samal and Bostandyk, several developing neighborhoods are attracting more and more foreigners willing to move a bit away from the expat “core” to gain more space or save on rent.
The Nauryzbay district, north of Almaty, offers many new residential complexes, well-insulated, with parking and green spaces. Rents there are competitive, between $600 and $1,200 per month, allowing access to larger spaces without leaving the city. This area is a credible alternative to the historic neighborhoods for families on an intermediate budget or long-term expats already familiar with the city.
Auezov, more geared towards a local clientele, is also cited as a good compromise for those who want to limit pollution and traffic while maintaining reasonable access to the center thanks to the metro. Rents are lower than in Medeu or Samal, attracting profiles like teachers, engineers, or consultants less inclined to pay the prices of the “showcase neighborhoods.”
Comparing Living Costs in Almaty
To understand where each neighborhood stands, it is useful to place Almaty in its national context. The city has a cost of living about 190% higher than the national average. Housing is the main reason for this gap: in 2015, housing-related costs were already more than three times higher than in the rest of Kazakhstan, and this pressure has not eased.
The table below summarizes some key data.
| Indicator | Almaty |
|---|---|
| Population | 2.23 million |
| Quality of Life Index | 70 |
| Average monthly cost for 1 person (with rent) | 884 USD |
| Average monthly cost for family (with rent) | 2,122 USD |
| Average monthly net salary | 656 USD |
| Months of expenses covered by average salary | 0.7 months |
| Average rent 1-bedroom city center | ~477 USD |
| Average rent 3-bedroom city center | ~829 USD |
| Apartment purchase price city center (per m²) | ~1,678 USD |
| House purchase price suburbs (per m²) | ~1,048 USD |
In reality, many expats do not settle for an “average” housing and prefer modern 2 to 4-bedroom apartments in new complexes, whose rents are most often between $800 and $2,000 per month depending on the neighborhood. At the opposite end, some opt for renovated Soviet-era apartments, more affordable ($400 to $900), but with a level of comfort and insulation sometimes lagging.
Astana: The Futuristic Capital and Its Expat Hubs
The capital since 1997, Astana (also called Nur-Sultan in many recent sources) is the other major destination for expatriates in Kazakhstan. Built on the banks of the Ishim and conceived by the Japanese Kisho Kurokawa as a planned city, it features spectacular architecture, grand boulevards, and brand-new administrative districts.
Less expensive than Almaty on paper, the capital remains nonetheless one of the most expensive cities in the country for housing, especially on the Left Bank, where institutions, embassies, and the international private sector are concentrated. It is also distinguished by an extreme climate: very long winters, often below -30 °C, strong winds, but in return notable sunshine and pleasant summers.
Left Bank / Esil District: The Modern and Diplomatic Heart
The Left Bank, often referred to by the district name Esil or Yesil, symbolizes the futuristic image of Astana. This is where the Bayterek Tower, the Presidential Palace, ministries, office towers, and the majority of high-end residential complexes stand. It is also the epicenter of the expat community.
The favored housing on this bank are large modern complexes like Highvill, developments around Nurzhol Boulevard, or sectors near Khan Shatyr, the huge tent-like shopping center designed by Norman Foster. These residences generally offer 24/7 security, underground parking, convenience stores, cafes, playgrounds, sometimes integrated gyms. The idea is to be able to live, work, shop, and educate children within a relatively small radius, which, given the climate, is a major argument.
The maximum monthly rent for modern apartments favored by expats in the capital’s Esil district.
Highvill, Khan Shatyr, EXPO City: The Expat “Bubbles”
Within the Left Bank, several names consistently come up when discussing expat neighborhoods: Highvill, Khan Shatyr, and EXPO City.
Highvill is a huge complex of residential towers built by Korean developers. It functions almost like a small city within the city: shops, cafes, restaurants, play areas, gardens, and quick access to bus lines. Overlooking the Peace and Reconciliation Park and the Ishim River, it offers a valued compromise between views, relative greenery, and proximity to the administrative district. Many expats see it as the “turnkey” solution for a quick setup, with an environment where one regularly encounters other foreign families.
Around Khan Shatyr and EXPO City, the setting is similar: spectacular architecture, shopping malls, offices, and new residences. These areas, well-connected to the Astana International Financial Centre (AIFC) and the Astana Hub tech cluster, concentrate jobs in finance, digital, and services, naturally attracting foreign professionals.
Right Bank and Saryarka: The More Affordable Alternative
In contrast to the glitter of the Left Bank, the Right Bank – and particularly the Saryarka district – offers a more “old” image, with Soviet-era buildings, neighborhood shops, a more rooted local life. It is in these neighborhoods that one can significantly reduce the housing bill, at the cost of sometimes older buildings and a less “postcard” appearance.
For an expat seeking good value for money, the historic center of the Right Bank is an interesting option. Renovated apartments there typically have rents between $500 and $1,000 per month, depending on size and quality of renovations, often representing 20 to 30% less than similar properties on the Left Bank. The Saryarka district, in particular, is recommended for its quiet residential atmosphere and moderate prices, while remaining well-served and close to offices thanks to the extensive bus network and road arteries.
Saryarka, Almaty (district), Koktal, Korgalzhyn: Budget Nuances
The same name can sometimes refer to different realities depending on sources, but expat feedback allows distinguishing three categories of sectors in Astana.
On one hand, some accounts present neighborhoods like Saryarka, the Almaty district (not to be confused with the city of Almaty), and Koktal as more economical options than Samal (a central neighborhood in Astana) or the full Left Bank. Conversely, other expats consider precisely Saryarka and the Almaty district as areas that have become expensive, targeting an affluent clientele.
Within the same district, property prices vary considerably. Neighborhoods like Koktal, Korgalzhyn, Zheleznodorozhny, and Michurino offer apartments at more affordable prices. This financial advantage usually comes with greater distance from the city center, a less attractive environment, and longer commute times. It is a common trade-off between housing cost and proximity to central services and amenities.
Cost of Living and Housing in Astana
Astana ranks just behind Almaty in national quality of life rankings, with an index of 68. The cost of living remains lower than in the former capital, especially for housing.
| Indicator | Astana (Nur-Sultan) |
|---|---|
| Population | 1.08 million |
| Quality of Life Index | 68 |
| Average monthly cost for 1 person (with rent) | ~729 USD |
| Average monthly cost for family (with rent) | ~1,730 USD |
| Average monthly net salary | 598 USD |
| Months of expenses covered by average salary | 0.8 months |
| Average rent 1-bedroom city center | ~362 USD |
| Average rent 3-bedroom city center | ~623 USD |
| Apartment purchase price city center (per m²) | ~1,060 USD |
| House purchase price suburbs (per m²) | ~791 USD |
At first glance, the gap with Almaty is clear: life is generally cheaper there, with central rents about 25% lower. But, in practice, the expat community tends to concentrate on the most modern products of the Left Bank, whose real prices approach Almaty standards. The real savings are therefore made more by choosing the Right Bank or districts like Koktal and Korgalzhyn, rather than staying solely in the showcase zones.
Transport, Climate, and Neighborhood Choice
Choosing a neighborhood in Astana is not limited to rents. In a city where winter lasts nearly six months, with no metro for now and a dense but sometimes saturated bus network, the question of the home-to-work distance and children’s commute to school weighs heavily.
The future light rail transit (LRT), intended to connect the airport to the city center over 22.4 km with 18 stations, could redraw the map of attractive neighborhoods by improving the accessibility of some sectors currently considered a bit remote. In the meantime, most expats prefer neighborhoods that allow getting around mainly by car or taxi (Yandex Go, inDriver), with a reasonable travel time despite black ice and snowstorms.
Almaty vs Astana: Which Hub to Choose, Which Neighborhood to Target?
For a future expat, the first decision is not the neighborhood, but the city. Almaty and Astana offer very different environments, and the sought-after neighborhoods in one or the other reflect these differences.
Overall Comparison of the Two Major Cities
| Criterion | Almaty | Astana (Nur-Sultan) |
|---|---|---|
| National Role | Commercial and cultural hub | Political and financial capital |
| Population | 2.23 million | 1.08 million |
| Climate | Cold but milder winters, nearby mountains | Extremely cold winters, second coldest capital in the world |
| Air Quality | Marked pollution, especially in winter | Air considered “moderate” |
| Cost of Living (with rent) | +21% compared to Astana | 10.9% cheaper than Almaty |
| Rent 1-bedroom city center (average) | ~477 USD | ~362 USD |
| Rent 3-bedroom city center (average) | ~829 USD | ~623 USD |
| Key Expat Neighborhoods | Samal, Bostandyk, center, Nauryzbay | Highvill, Esil, Khan Shatyr, Saryarka |
| International Schools | Widest range in the country | Broad but slightly less than Almaty |
| Expat Social Life | Large community, many clubs | Smaller but tight-knit community |
Almaty attracts profiles more sensitive to nature, cultural life, gastronomy, and a more “Mediterranean” atmosphere despite the winters. Astana suits better those seeking opportunities in administration, finance, tech and who appreciate new, highly structured, and secure cities.
Where Do Expatriates Actually Live?
In both cities, one constant remains: the vast majority of foreigners choose modern apartments in recent complexes, rather than single-family houses. The reasons are simple: security (guarding, badge access), thermal insulation (crucial in Astana), stability of services (central heating, hot water), and presence of local shops.
Expatriates who are financially comfortable (senior executives, families with allowances) favor affluent neighborhoods like Samal and Bostandyk in Almaty, or the Left Bank in Astana. Those with a limited budget or on a longer stay tend to turn to areas like Nauryzbay in Almaty or the Right Bank in Astana.
Types of Housing and Rental Market Dynamics
The housing supply in major Kazakh cities is broadly organized into three main categories.
First, apartments from the Soviet era, fairly compact but affordable. They appeal to some expats willing to sacrifice a bit of comfort in exchange for lower rent and more authentic immersion in local life. Renovated, these units often rent for between $400 and $900 depending on size and location.
Second, new residential complexes, which embody the standard for most foreigners: well-insulated buildings, modern elevators, video surveillance, parking spaces, sometimes smart home features. In sought-after neighborhoods, 2 to 4-bedroom units of this type negotiate between $800 and $2,000 per month.
The minimum monthly rent for a single-family home or villa in Singapore, aimed at an affluent clientele, starts from this amount in dollars.
The rental market in Almaty and Astana is very tight, especially near the start of the school year (September-October) when students and expatriates flock in. Quality apartments in the most in-demand neighborhoods can disappear in a few days, hence the benefit of preparing one’s arrival in advance, mobilizing a bilingual real estate agent, and having documents ready (passport, proof of employment or visa, security deposit).
Buying Instead of Renting: A Marginal Option for Foreigners
Despite a homeownership rate approaching 95% in Kazakhstan, property purchase remains uncommon among expatriates, especially in the short or medium term. The reason lies as much in the complexity of procedures (legal framework, restrictions on land ownership for foreigners, expensive mortgages) as in professional mobility constraints.
Purchase prices nonetheless confirm the hierarchy between the two major cities:
| Indicator | Almaty | Astana (Nur-Sultan) |
|---|---|---|
| Average price per m² apartment city center | ~1,678 USD | ~1,060 USD |
| Average price per m² house suburbs | ~1,048 USD | ~791 USD |
| Average mortgage rate (20 years) | ~19.26% | ~16.24% |
With mortgage rates close to 16 to 19%, buying on credit is expensive, even if some public programs soften the blow a bit for residents. A significant portion of buyers actually use their pension savings to finance part of the property, which caused an influx of demand in 2021-2022.
For an expat, real estate investment can be justified in the case of a very long-term, even permanent, settlement, or as part of specific strategies (such as using the Astana International Financial Centre regime, which is more protective and aligned with Anglo-Saxon law). However, for the vast majority of expats, renting remains the most pragmatic option.
Other Cities: Shymkent, Atyrau, Aktau, Niches for Expatriates
While Almaty and Astana concentrate the bulk of the foreign population, other Kazakh cities host smaller communities, often linked to specific economic sectors.
The third city of Kazakhstan, Shymkent offers a milder climate, a relaxed atmosphere, and a growing economy. Although the supply of neighborhoods specifically for expats is still limited there, one can find modern housing more affordable than in Almaty.
Atyrau and Aktau, in the west, are oil hubs on the Caspian Sea. Expatriates there often live in dedicated residences close to their workplace, with rents and salaries pulled up by the oil industry. The choice of neighborhoods is more limited, but the presence of international companies generally implies high housing standards.
Daily Life: Schools, Transport, Additional Costs
The choice of a neighborhood is not made in isolation: for a family, proximity to a good international school is decisive, as is access to transport, healthcare, and shops.
International Schools: Key Cards of Certain Neighborhoods
Almaty has the largest concentration of international schools in the country: Kazakhstan International School (KIS), QSI International School, Haileybury Almaty, Miras International School, British International School Almaty, Almaty International School, Tien Shan International School, among others. These institutions are mostly located in the expat-favored neighborhoods (Samal, Bostandyk, Dostyk / Al-Farabi axes), which further reinforces the appeal of these sectors.
Astana also offers a solid panel: Haileybury Astana, QSI International School of Astana, Kazakhstan International School (new campus), Miras, Spectrum, Nurorda International School, as well as the Nazarbayev Intellectual Schools. Again, most of these establishments are in or near the Left Bank, explaining the strong expat presence in Esil and residences like Highvill.
The maximum annual cost of tuition at an international school, which can exceed that of rent for a family.
Transport and Urban Mobility
In both major cities, the bus network is dense and inexpensive (a ticket costs about $0.20 to $0.30), and monthly passes around $14 to $20 are offered. Almaty additionally has a small, efficient, and very affordable metro. Astana, without a metro, relies on its buses and the future LRT to structure mobility.
Taxi apps like Yandex Go or inDriver dominate the market, with rides often under $10, even for long trips. This accessibility of private transport partially compensates for urban sprawl and allows some expats to live a bit further from the center without feeling isolated.
In practice, most foreigners prefer neighborhoods where it is possible to reach schools, offices, and leisure spots in 20 to 30 minutes by car, given sometimes chaotic traffic conditions and, in winter, black ice.
Additional Costs: Food, Transport, Healthcare
Beyond housing, the cost of living remains relatively low for a foreigner used to Western Europe or North America. As an indication, monthly food expenses for one person in Almaty are around $260, versus about $250 in Astana. Transport expenses are slightly higher in Almaty (about $61 per month) than in Astana (about $49).
Average monthly heating bill for an 85 m² apartment in Kazakhstan, or about 70 dollars.
In terms of health, expats favor the private or international clinics in Almaty and Astana, sometimes covered by employer-provided insurance. For serious treatments, some choose to go abroad (Istanbul, Frankfurt, etc.), which implies checking the conditions of one’s coverage before choosing one’s neighborhood and city.
How to Find Housing in Sought-After Neighborhoods
Expatriates mainly rely on three channels to find an apartment in the flagship neighborhoods.
Three main resources exist for finding housing in Kazakhstan. First, online platforms like Krisha.kz, OLX.kz, or Yandex Real Estate, which are well-stocked but require vigilance to avoid dubious listings. Second, real estate agents; many operate without strict regulation, so it is recommended to choose a professional recommended by other expats or one’s employer, ideally bilingual Russian/English, and to accept paying a commission equivalent to one month’s rent. Finally, Facebook and Telegram groups, particularly active in major cities, allow one to benefit from word-of-mouth and existing expat networks.
In any case, the basic rule remains to never pay any money before visiting the property and signing a written contract. The security deposit generally corresponds to one month’s rent, sometimes two for high-end apartments. Its refund can take time, with possible deductions for cleaning or repairs.
Leases are most often signed for 6 to 12 months. Shorter terms (3 to 6 months) are sometimes accepted, but at a higher rate, especially in the most in-demand neighborhoods.
Conclusion: Choosing Your Neighborhood in Kazakhstan, a Subtle Balance
The neighborhoods most favored by expats in Kazakhstan are not limited to a few prestigious names. Samal, Bostandyk, and the Dostyk–Al-Farabi axes in Almaty, or Astana’s Left Bank with Highvill, Esil, Khan Shatyr, and EXPO City, certainly concentrate the majority of new arrivals. But behind this obvious mapping, other sectors like Nauryzbay, Saryarka, Koktal, or Korgalzhyn offer real, more affordable alternatives for those willing to venture off the beaten path.
The choice of neighborhood depends on four major parameters: housing budget, children’s schooling, tolerance for the climate (especially in Astana), and the desire to integrate into an expat community or live in contact with the local population. Comparing costs, commute times, educational offerings, and building quality allows one to find a neighborhood suited to one’s life project, whether temporary or long-term.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
