Published on and written by Cyril Jarnias
Moving to or traveling in Kazakhstan almost inevitably means dealing with the local housing market. Whether you’re planning a month in Almaty, an expat contract in Astana, or a few weeks of remote work in the south, the question of where to live comes up quickly. The country is attracting more and more visitors and new residents, major cities are becoming denser, prices are rising, and, as scams become more sophisticated, it’s essential to know where and how to search, at what price, and with what precautions.
This guide provides a clear and practical overview of the local real estate market. It combines market data, essential legal explanations, and practical on-the-ground tips to help you in your search.
Understanding the Housing Market in Kazakhstan
Kazakhstan presents a paradoxical reality: a generally low cost of living compared to the West, but an increasingly tight urban real estate market. The figures show a country where real estate has become a savings refuge, with very strong demand in major cities.
The country has nearly 5.9 million housing units, with about 62% in apartment buildings and 38% in single-family homes. Almaty alone accounts for nearly 13% of the national housing stock, making it a natural epicenter for foreigners.
Real Estate and Rental Prices: Order of Magnitude
Sale prices have continued their recent increase, although the growth has stabilized. By the end of 2024, the average price per square meter exceeded 500,000 tenge for new builds and 516,000 tenge for existing properties, with variations by city.
Reference month for average sale prices per square meter in several major cities.
| City | Primary Market (KZT/m²) | Secondary Market (KZT/m²) | Approx. USD/m²* |
|---|---|---|---|
| Astana | 595,466 | 649,762 | ~1,150 – 1,250 |
| Almaty | 582,512 | 588,625 | ~1,120 – 1,130 |
| Shymkent | 444,090 | 421,131 | ~850 – 810 |
| Aktobe | 286,063 | 307,025 | ~550 – 590 |
| Karaganda | 369,070 | 385,623 | ~710 – 740 |
– Based on an exchange rate of approximately 1 USD ≈ 520 KZT at the end of 2024.
On the rental side, the reality is more varied. Nationally, the average rent per square meter was around 4,565 KZT at the end of 2024, or just under 9 USD. But major cities, particularly Almaty and Astana, stand out clearly.
In November 2024, the advertised median rents for apartments were as follows:
| City | 1 room (KZT/month) | 2 rooms (KZT/month) | 3 rooms (KZT/month) |
|---|---|---|---|
| Almaty | 210,000 | 320,000 | 420,000 |
| Astana | 180,000 | 250,000 | 400,000 |
| Shymkent | 150,000 | 180,000 | 210,000 |
| Aktobe | 130,000 | 160,000 | 200,000 |
| Karaganda | 130,000 | 170,000 | 200,000 |
In practice, for a standard 50 m² apartment, the national average cost around January 2025 was estimated at about 226,700 KZT per month, and 317,300 KZT for 70 m².
Cost of Living and Housing Budget
Kazakhstan has a cost of life significantly lower than that of the United States or most Western European countries. Daily expenses excluding rent are around 57% lower than in the US, and rent itself is about 73% lower on average.
A few reference points:
| Type of Expense | Average Amount (USD/month) |
|---|---|
| Cost of living for an expat (single) | ~1,150 |
| Cost of living for a digital nomad | ~1,600 |
| Cost of living for a family | ~2,600 |
| Rent 1-bedroom city center (Almaty) | ~400 – 600 |
| Rent 1-bedroom outside center (Almaty) | ~230 |
| Rent 2-bedrooms city center (Almaty) | ~600 |
| Hotel (median price) | ~35/night |
| Airbnb (median price) | ~44/night |
These orders of magnitude remain sensitive to the neighborhood, the condition of the property, and the season (the university start in the fall creates a real rush for apartments in major cities).
Choosing Your City and Neighborhood
Almaty and Astana are home to the majority of expatriates, international students, digital nomads, and long-term travelers. But each city and each district has a distinct identity and price level.
Almaty, Cultural Capital and Expat Hub
Almaty, the former capital, is the country’s largest city, at the foot of the Tien Shan mountains. It attracts with its more liberal atmosphere than the rest of the country, its vibrant cultural life, and its immediate proximity to nature.
Neighborhoods are clearly distinguished by altitude and air quality: the higher you go towards the south (towards the mountains), the purer the air… and the higher the rents climb.
Among the areas to consider for housing:
The historic center, the “Golden Square” in Almaly, is lively with cafes and culture, but expensive and polluted. Medeu, expensive and touristy, provides access to the national park. Bostandyk and Samal concentrate modern buildings and upscale shopping centers. The “Upper Town” neighborhoods, at higher elevations, are favored by elites for their cleaner air. Auezov, quieter and more affordable, is a well-served, less polluted “bedroom community.” The northern zones, more affordable, offer fewer attractions and lower air quality.
This vertical structure – the city is literally on a slope – has a very practical consequence: wanting a moderate rent often means moving away from the center and/or descending to the lower areas, while renting “up high” means paying more for a better environment and peace.
Astana, Political and Administrative Capital
Astana (formerly Nur-Sultan) is the country’s political showcase, with a very contemporary style. The buildings are newer than in Almaty, and the city is known to be slightly cheaper for mid-range rents, although some areas now rival in price.
Neighborhoods popular with foreigners include:
– Yesil, which concentrates many modern buildings, institutions, and recent housing.
– The sectors around the business center and the Khan Shatyr shopping mall.
– The Highvill complexes or the EXPO area, highly sought after for their modern buildings, infrastructure, and security.
Astana attracts professionals from across the country, which sustains strong demand for modern apartments, especially one- and two-bedroom units.
Other Cities to Know
Shymkent, the country’s third city, offers still affordable prices, with a growing market. Aktau, on the Caspian Sea, interests those who want to combine work life and coastline, with significant rents but often lower than in the capitals.
In cities like Karaganda, Kostanay, Pavlodar, or Aktobe, rents remain significantly lower than in Almaty or Astana, which can appeal to students or remote workers seeking above all a minimal budget.
Types of Housing and Comfort Levels
In Kazakhstan, the vast majority of housing offered for rent are apartments in buildings from various eras.
We can broadly distinguish several categories:
Overview of the main categories of properties available on the rental market, from budget apartments to high-end residences.
Often the most affordable, they are compact, sometimes poorly insulated, and with dated decor. They form the base of the cheap rental stock.
Offer better insulation, enhanced security, sometimes underground parking, playgrounds, and shops. Prime targets for the upper middle classes and expatriates.
Often located in gated communities, they offer concierge services and high-end amenities.
More common on the outskirts or in smaller towns, they offer more space but generally imply a longer daily commute.
Furnished, Semi-Furnished, or Unfurnished Housing
On the Kazakh market, you encounter three main levels of “furnished”:
In Kazakhstan, there are three main categories of housing based on their furnishing level. Fully furnished, often found in neighborhoods popular with foreigners and for short-term rentals, includes furniture, a fitted kitchen, bedding, and dishes, with generally higher rents. Semi-furnished, very common, provides a fitted kitchen, a washing machine, and some basic furniture, leaving the tenant to complete the setup. Finally, unfurnished, more widespread in small towns or for long-term rentals aimed at locals, may offer only the floors and a few light fixtures.
For an expat or a student on a limited stay, prioritizing a at least semi-furnished home helps limit furniture purchases, unless you can convince the owner to provide additional furniture, which is sometimes negotiable.
Where and How to Search for Housing
Search habits differ significantly from what is common in Western Europe or North America. There is no centralized MLS: you need to cross-reference several sources.
Essential Platforms
The reference sites for locals remain:
– Krisha.kz, very widely considered the most reliable real estate portal in the country for rentals and sales.
– OLX.kz, a generalist classifieds site where you also find many offers from private individuals.
For an international audience, other platforms complement the landscape:
For your housing search in Kazakhstan, several types of online platforms can be useful, from generalists to specialized ones.
Airbnb, Booking.com, and Hotels.com are ideal for short stays and for finding already-furnished monthly rental apartments.
Check out expat-oriented sites like Expat.com, ExpatRentals.com, and RealEstate.kz for tailored offers and advice.
Platforms like Flatio specialize in monthly furnished rentals, offering turnkey solutions.
Social networks (Facebook, Instagram, Telegram) also play a major role, with expatriate groups or landlord channels. They sometimes offer better prices but also significantly increase the risk of scams.
Real Estate Agencies and Agents
In major cities, approximately 80% of real estate transactions involve agents, and there are over 18,000 professionals in the country. Their role is central, but the market has long been poorly regulated.
In practice, many expatriates and professionals go through:
– Local agencies specializing in relocations.
– Bilingual Russian/English speaking agents.
– International networks like RE/MAX or portals like Etagi.com, which offer transaction security services, ad filtering, and even guarantees.
Agency fees for a rental are typically one month’s rent for the tenant, while for a purchase, they amount to 2-5% of the property price and are borne by the seller. Fixed fees also exist in some cities.
The agent should be licensed, and the license can be verified with the Ministry of Justice. Asking to see this document is a healthy reflex, especially in a market long under-regulated.
Word-of-Mouth Search
Word-of-mouth remains effective, particularly within the expat community and via clubs and associations (international clubs, Couchsurfing groups, etc.). In Almaty, for example, the traveler and expat community is quite organized, which can help spot apartments even before they are listed online.
Avoiding Scams: A Major Challenge
The rise in tourism (the number of visitors almost quadrupled in one recent quarter) and the growth of short-term rentals have attracted a cohort of fraudsters. Summer, the high tourist season, is particularly conducive to abuse.
Scammers massively exploit social networks, messaging apps, and classifieds platforms. The methods are varied.
Most Common Forms of Scams
Among the approaches observed in the Kazakh market, you notably find:
Several types of fraud exist in property rentals, including: “ghost rentals” for non-existent properties, hijacking of real listings, “bait-and-switch” tactics to offer an inferior property, illegal subletting, abusive prepayment demands, false accusations to withhold the security deposit, removal of furniture after signing, double-booking of the same property, and utility meter fraud.
Added to these are scenarios of identity theft (fake landlords asking for passport or bank details) and false amenities (promises of a non-existent pool, gym, or parking).
Warning Signs to Spot
Several clues can help detect a trap before it’s too late:
Be wary of listings with abnormally low rent, a property that can’t be found on maps, a landlord only reachable via messaging and pushing for immediate payment without a viewing. These signs, like suspicious photos or requests for untraceable payments, often signal a scam attempt.
As soon as several of these elements accumulate, it’s better to break off the negotiation and report the listing to the relevant platform, or even to the authorities.
How to Protect Yourself Practically
Faced with these risks, a few simple reflexes greatly reduce the likelihood of falling into a trap.
Before sending any money, ensure you have seen the property, either in person or via a live video, and have signed a written contract. Always ask for and verify the exact address, then check the building’s existence and appearance using mapping tools and street views.
For properties found on social networks, it’s wise to: verify the ad’s credibility, contact the landlord directly, ask questions about the property, and, if possible, visit the property before making a decision.
– Search the profile name, its phone number, and its photo online.
– Use reverse image search to uncover stolen photos.
– Check the account’s history of username or location changes.
– Examine interactions: authentic comments, replies, account age.
Finally, whenever possible, it is preferable to pay via traceable means (bank transfer, apps like Kaspi or Halyk, especially when the sender is a registered company that issues an invoice mentioning its address and contact details). Sharing raw bank card details or sending money to unknown individuals should be avoided.
Understanding the Legal Framework for Renting
The Kazakh rental market is based on a relatively protective legal framework for tenants, even if its implementation can vary by court and region.
Reference Texts and Balance of Rights
Landlord-tenant relations are governed mainly by the Civil Code and the Housing Relations Law. To this are added the Housing Code and certain local regulations.
The whole is considered slightly favorable to the tenant by international observers, notably because:
– Arbitrary evictions are prohibited.
– It is necessary to obtain a court decision to evict a defaulting tenant, particularly for residential properties.
– Landlords do not have the right to take the law into their own hands (changing locks, cutting electricity, physical threats).
In return, landlords have recourse in case of repeated unpaid rent (generally after two to three months), serious damage, illegal activities, or serious nuisance.
Rental Contract: Essential
A written lease is highly recommended, and becomes mandatory for contracts longer than one year or whenever one of the parties is a legal entity. In practice, even for 6 or 11 months, it’s always better to sign a document detailing:
For a clear rental contract, ensure it contains: the property’s complete address, the rent amount and payment terms, the lease duration as well as renewal or termination conditions, the list of included or excluded utilities and services (water, heating, electricity, internet, maintenance), the amount and rules for returning the security deposit, and finally a detailed inventory of furniture and equipment (handover document).
Neither the lease nor this inventory need to be notarized: the signatures of both parties suffice. However, signing each page of the contract and inventory strongly limits the temptation to substitute pages later.
Residential contracts are typically concluded for a duration of 6 to 12 months. Shorter durations are possible but often result in a higher monthly rent. There are also indefinite-term leases, for which termination is subject to a notice period, usually one month.
Rent, Increases, and Security Deposit
In the absence of strict regulation on amounts, landlord and tenant freely agree on the rent. However, increases during a contract can only happen with a clear clause or mutual agreement.
In practice, the following rules are often observed:
– A possible increase once per year, possibly indexed to inflation or a determined percentage.
– The impossibility for the landlord to raise the rent in the middle of a short lease (e.g., 11 months) unless explicitly mentioned.
The security deposit typically equals one month’s rent for a residential rental.
Specific Procedures for Foreigners
To rent a property, most landlords are satisfied with a passport copy and, sometimes, proof of income or an employment contract. Some may request a visa copy or proof of residence.
Foreigners, however, need an Individual Identification Number (IIN) to open a bank account, subscribe to certain services, or, if necessary, legalize certain procedures. This number is obtained free of charge by going to a public service center with your passport and a document proving the legality of your stay.
In parallel, the host (hotel, landlord, Airbnb host) must declare the foreigner’s presence within three days of arrival, via the eQonaq portal or in writing. Most professional establishments handle these formalities, but in shared accommodation or with a private host, it’s better to check that it is done correctly.
Additional Costs: Utilities, Internet, Transportation
Beyond the rent, do not underestimate the expenses related to utilities and daily life, even if they remain modest compared to many Western countries.
Utilities and Public Services
For an apartment of about 85 m², you should budget on average between 25,000 and 30,000 KZT per month for electricity, heating, water, and trash, or around 50 to 70 USD. A 45 m² studio is more around 18,500 KZT.
Current rates are, however, set to increase: authorities have announced hikes that could reach 20 to 30% starting in 2026, with an estimated monthly increase of 3,500 KZT for a one-room and 5,000 to 7,000 KZT for a two-room. Public aid programs exist for low-income households and retirees, covering part of these costs.
Electricity is generally reliable in major cities, although micro-outages or voltage fluctuations can occur in winter in older buildings; a voltage stabilizer is then recommended to protect appliances. Tap water is treated, but many residents prefer to filter it or drink bottled water.
Waste collection is regular, and recycling systems (yellow, blue, gray bins) are being implemented in major cities, with some private initiatives (EcoTaxi, KazRecycleService) and collection points in supermarkets for batteries and plastics.
Internet and Telephony
Communication costs are particularly low. An unlimited fixed internet plan fast enough (60 Mbps or more) is around 6,000 KZT per month, or about a dozen dollars. A mobile plan with at least 10 GB of data and included calls is in a similar range of 4,300 KZT, and a SIM card with 20 GB can cost about 2,600 KZT.
The average internet connection speed in Kazakhstan, sufficient for remote work, video conferencing, and streaming.
Transportation and Mobility
In major cities, public transportation remains affordable. A bus or metro ticket costs on the order of 90 to 150 KZT, and a monthly pass hovers around 7,000 to 10,000 KZT. In Almaty, the network combines metro, buses, and former tram lines, with a rechargeable payment card.
Taxis via apps (mainly Yandex Taxi) are also very economical, with trips of a few kilometers starting around 600 to 700 KZT. For a new arrival, installing the app before arriving at the airport is a sure way to avoid overpriced informal taxis.
Negotiating and Securing Your Rental
In a market where each quarter sees thousands of transactions, room for negotiation exists, even in major cities. The key is to arrive informed.
How to Negotiate the Rent
To be able to negotiate seriously, it is useful to:
– Compare the desired property with other listings on Krisha.kz, OLX, or other portals.
– Visit several apartments to get an idea of the price standards by neighborhood, building type, renovation level.
– Highlight your serious tenant profile (stable income, employment contract, long stay, no pets if that’s the case).
The most common negotiating levers are:
Several concessions can be negotiated with a landlord to improve rental conditions. It is possible to propose a commitment for a longer duration (e.g., 12 months instead of 6) in exchange for a moderate rent reduction. The tenant can also take on some costs, like painting or minor repairs, in return for a discount on the rent. Obtaining additional furniture or appliances without a price increase is another avenue. Finally, for a property that has been vacant for a long time, it is possible to ask for the first month free or at a reduced rate.
It is common for the landlord to accept a small discount rather than leave the property vacant, especially outside seasonal peaks.
Points to Check Before Signing
Once an agreement is found, vigilance shifts to the contract and the condition of the property.
Among the essential checks:
Before signing a lease, it is crucial to verify the landlord’s identity and rights via a passport and title deed, to ensure there are no outstanding debts related to the property (utilities, electricity, gas), to establish a detailed photographic inventory of items and their defects, and to review clauses concerning the return of the security deposit and early departure conditions.
For a foreigner not fluent in Russian or Kazakh, it may be worth paying a lawyer or translator to review the contract, especially for high amounts. Fees for this type of service often hover around 100 to 200 USD.
Renting Short, Medium, or Long Term: What Strategies?
Depending on whether you plan a few weeks, a few months, or several years in Kazakhstan, the best approach is not the same.
Short Stays (A few days to one month)
For classic tourism, short business trips, or initial scouting, the simplest option remains a hotel or Airbnb. The median prices, around 35 to 44 USD per night, remain reasonable, and some hosts offer attractive monthly rates.
Hostels represent the ultra-budget option, with double rooms around 6,200 KZT per night, or about ten dollars. This allows time to visit the city and search for an apartment in peace if you plan to extend your stay.
Medium Stays (One to six months)
For an internship, a university semester, a temporary assignment, or a digital nomad project, a furnished or semi-furnished rental via Airbnb (by the month), Flatio, or local agents is often the best compromise. Prices are higher than on the traditional market, but flexibility is greater and procedures are lighter.
For finding a rental, sites like Krisha.kz and OLX.kz are useful. However, using a bilingual real estate agent can significantly avoid misunderstandings. It is quite easy to find furnished studios or one-bedroom apartments in the city centers of major urban areas, with prices ranging between 200 and 600 USD per month, depending on the neighborhood and comfort level.
Long Stays (More than six months)
Beyond six months, it becomes worthwhile to target the classic rental market, with a 6 or 12-month renewable lease. Buying a property only makes sense for a very long-term project or investment, especially since only permanent residents can purchase a home directly, with foreigners on temporary stays limited to renting.
For these stays, a few strategies:
– Move slightly away from the center to reduce rent, relying on good transport access.
– Choose older but well-maintained buildings, rather than brand-new residences beyond your budget.
– Negotiate a package for several months paid in advance to obtain a substantial discount.
In all cases, it is still preferable to arrive initially with a short booking (hotel or Airbnb) to view properties in person before committing to a long lease.
Becoming an Owner: A Word for Investors
Even though this guide focuses on renting, many foreigners come to Kazakhstan with a perspective of real estate investment, or consider the question upon discovering local prices.
Gross rental yields, around 9 to 12% in several major cities according to data on studios, are significantly higher than in most Western metropolises. For example:
| City / District | Type | Purchase Price (~USD) | Monthly Rent (~USD) | Approx. Gross Yield |
|---|---|---|---|---|
| Almaty – Bostandyk | Studio | 61,600 | 480 | ~9.3% |
| Almaty – Bostandyk | 1-bedroom | 92,500 | 750 | ~9.7% |
| Astana – Yesil | Studio | 44,000 | 380 | ~10.4% |
| Aktau | Studio | 22,600 | 240 | ~12.7% |
| Karaganda | Studio | 24,900 | 260 | ~12.5% |
These gross yields do not account for vacancy periods, management fees, repairs, or taxation, but give an idea of the potential of the Kazakh rental market.
The purchase of housing by foreigners is strictly regulated. Only permanent residents can buy a residential property in their own name. Legal entities with foreign participation can acquire certain types of properties but are excluded from owning agricultural land.
Practical On-the-Ground Tips
Beyond legal and financial aspects, a few details of daily life can make a big difference in a successful relocation.
Tap water is generally not drunk directly; budget for bottled water or a filtration system. Winters can be harsh, especially in the north and in Astana, requiring you to check your home’s insulation and heating.
Linguistically, Russian and Kazakh dominate, and the proportion of people comfortable in English remains modest (around 15%). For a tenant who speaks neither, using automatic translators, seeking help from a local colleague or a bilingual agent is often essential to limit misunderstandings related to the lease or repairs.
In Summary
Finding housing in Kazakhstan is far from mission impossible, but requires combining several skills: reading a rapidly changing market, navigating a specific legal framework, spotting scam signals, and knowing how to negotiate in a different cultural and linguistic environment.
For a secure rental, it is essential to: cross-reference information sources, refuse any payment before viewing and signing the contract, verify the landlord’s identity and the property’s documents, document the initial condition of the property in writing, and use only traceable payment methods.
With these reflexes and a minimal knowledge of current prices by city and neighborhood, renting in Kazakhstan can become a real opportunity to enjoy a relatively low cost of living, an expanding housing supply, and an urban environment that, despite its challenges (pollution, traffic, rising prices), remains attractive for those wishing to test life in Central Asia.
Disclaimer: The information provided on this website is for informational purposes only and does not constitute financial, legal, or professional advice. We encourage you to consult qualified experts before making any investment, real estate, or expatriation decisions. Although we strive to maintain up-to-date and accurate information, we do not guarantee the completeness, accuracy, or timeliness of the proposed content. As investment and expatriation involve risks, we disclaim any liability for potential losses or damages arising from the use of this site. Your use of this site confirms your acceptance of these terms and your understanding of the associated risks.
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.
