Can a foreigner buy an apartment in Kazakhstan without a residence permit?

Not in your own name as a private individual. The law gives the right to own housing to foreigners who permanently reside in Kazakhstan, and notaries in 2026 ask for a residence permit. There are legal alternatives: buying through a Kazakh LLP, through a foreign company, or buying non-residential property, which is open to foreigners without a residence permit.

In short

Under Article 9 of the Law on the Legal Status of Foreign Citizens, the right to own housing belongs to permanently residing foreigners, meaning residence permit holders
A temporary residence permit (TRP) or temporary registration is not enough to buy housing as an individual; notaries ask for a permanent residence permit
An LLP, including one that is 100% foreign-owned, may buy housing
Foreigners can buy offices, shops and warehouses without a residence permit
Notary fee for a sale contract in 2026: 12 MRP, or 17 MRP (about 73,500 ₸) if one party is a legal entity
Buying property does not give you a residence permit under any programme

What Kazakh law says about foreigners buying housing

The key rule is Article 9 of the 1995 Law on the Legal Status of Foreign Citizens. Foreigners may own housing, except those who are only staying temporarily. Permanently residing foreigners have the same right to housing as citizens, and Article 4 of the same law defines a permanent resident as a person with a residence permit.

In plain terms: a tourist, someone on visa-free entry, on a work visa or with a temporary residence permit counts as temporarily staying. They cannot buy an apartment or house in their own name. With a permanent residence permit you can, on the same terms as Kazakh citizens.

I check the article number and wording against the official text of the law before every deal. The official portal adilet.zan.kz sometimes doesn't load, and quotes floating around online are often out of date.

What notaries and the registry actually require

In 2025–2026, notaries and the registration authority ask foreign buyers for a residence permit. Temporary registration or a temporary residence permit is not enough, and several practising lawyers confirm this.

You will find articles online saying foreigners can buy apartments in Kazakhstan freely. I wouldn't rely on them: a deal like that either won't be registered or will put your ownership at risk. If a seller or middleman promises to "register it in your name without a residence permit", stop and ask questions.

The specific notary's practice still has to be confirmed before you pay a deposit. I do this in advance so the client doesn't lose time or money.

How to buy an apartment in Kazakhstan without a residence permit legally

There are three legal routes. Each has its own cost, timeline and tax consequences, so choose based on your goal: living there yourself, renting it out, keeping your money in property, or running a business.

Through a Kazakh LLP (TOO)

An LLP (limited liability partnership, locally called TOO) that is 100% foreign-owned may buy both apartments and non-residential premises; the law doesn't prohibit it. The foreigner sets up the company, the company gets a BIN (business identification number) and becomes the owner of the apartment.

The upside is that it works without a residence permit. The downsides are clear too: bookkeeping and annual reporting, corporate tax when you sell, and questions from the tax office if the founder lives in the apartment. The notary fee for a deal with a legal entity is higher: 17 MRP instead of 12 (MRP is the monthly calculation index that Kazakhstan uses to set fees and fines). The tax consequences of this structure should be checked with a tax adviser for your case.

Through a foreign company

A foreign legal entity can also buy property in Kazakhstan. It needs a BIN, and its founding documents have to be apostilled or legalised and translated into Kazakh and Russian.

This option suits people who already have a company abroad and an accountant willing to handle one more jurisdiction. For a single apartment to live in, it's usually too heavy.

Through non-residential and commercial property

A foreigner can buy an office, a ground-floor unit or a warehouse in their own name without a residence permit. If your goal is income rather than a place to live, this is the simplest route.

Keep the tax in mind: when you sell commercial property, personal income tax (IPN) on the gain is due however long you've owned it. There is no exemption after 2 years like there is for housing.

Pros and cons of each route

Residence permit and buying in your own name: the cleanest option with full ownership rights, but getting a residence permit is harder in 2026, and Almaty is closed to most applicants under the pilot rules
LLP: works without a residence permit, and the company can also be used for business and a business immigrant visa; the downsides are annual accounting, corporate taxes and questions about the founder living there
Foreign company: convenient if you already have one; the paperwork is expensive, and you need a BIN and translations
Commercial property: no residence permit or company needed; you can't live in it, and income tax is always due when you sell

Step-by-step: how a foreigner buys property in Kazakhstan

This is the order I go through with clients. Where a step can be done remotely, I point that out separately.

Decide on the goal and the route: in your own name with a residence permit, through an LLP, or commercial property
Get an IIN (individual identification number, Kazakhstan's personal tax ID) in person at a TsON public service centre in Kazakhstan: since 1 January 2026 embassies no longer issue it; a company needs a BIN
If buying through an LLP, register the company: since 1 April 2026 the founder has to be present in person
Choose the property and check the documents: title documents, encumbrances, consent of the seller's spouse
Confirm with the notary which documents they will accept from you or the company
Sign the contract at the notary, or through a notarised power of attorney that is apostilled or certified at a Kazakh consulate
Pay by bank transfer and wait for state registration of the title: you become the owner only after that

Common myths about buying without a residence permit

"If I buy an apartment, I'll get a residence permit"

No. Neither the migration law, nor the investor visa, nor the AIFC (Astana International Financial Centre) programme counts property. Buying a home gives you neither a residence permit nor a visa.

"I can register it in the name of a citizen I know"

Technically yes, but on paper that person is the owner. Any dispute, divorce or inheritance on their side affects your apartment. I don't recommend this.

"A temporary residence permit is enough"

A temporary residence permit still leaves you as someone staying temporarily. In 2026 notaries expect a permanent residence permit.

"A gift gets around the restriction"

The restriction applies to owning housing, not to how you acquire it. Gifting housing to a foreigner without a residence permit runs into the same requirement; check this with a notary.

How I help foreign buyers

I have a law degree, so I start with the documents, not the nice floor plan. I help you choose how to buy, find the property, check the seller and the contract, and arrange things with the notary. My partner lawyers handle the LLP and residence permit, and I keep the whole process in one pair of hands.

If you don't yet know which route fits you, write to me with what you want to buy and why. One conversation is usually enough to see which options are realistic.

This is general information. Legal and tax details depend on your status, so before any deal I confirm them with a notary and a lawyer.

I'll point you to a legal route that fits your goal

Tell me what you want to buy and why. I'll explain which route fits, what it costs and what you have to do in person in Kazakhstan.

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Questions and answers

Can a foreigner buy property in Kazakhstan without a residence permit?

Not in your own name. Under Article 9 of the Law on the Legal Status of Foreign Citizens, the right to own housing belongs to permanently residing foreigners, meaning residence permit holders. The legal options are buying through an LLP, through a foreign company, or buying non-residential property. The procedure for your deal should be confirmed with a notary.

Can I buy an apartment in Almaty with a temporary residence permit?

No. A temporary residence permit still classes you as temporarily staying, and in 2026 notaries and registrars require a permanent residence permit. With a temporary permit you can buy a commercial unit, or an apartment through an LLP.

Can an LLP with a foreign founder buy an apartment in Kazakhstan?

Yes, legal entities, including 100% foreign-owned LLPs, may buy housing. The downsides are bookkeeping, corporate tax on sale and questions from the tax office if the founder lives in the apartment. Discuss the tax side with an adviser before buying.

Can foreigners buy commercial property in Kazakhstan?

Yes, a foreigner can buy offices, shops and warehouses without a residence permit. When you sell commercial property, income tax on the gain is due however long you've owned it.

Does buying property in Kazakhstan give you residency?

No. Property doesn't count toward the investor visa (from $300,000), the AIFC programme or the general grounds for a residence permit.

Can a foreigner buy land in Almaty?

Under Article 23 of the Land Code, foreigners may own plots for construction and plots that are already built on. Agricultural land and plots in the border zone are off limits. A house on a private housing (IZhS) plot counts as housing, so this case needs to be checked with a notary.

Do foreigners need an IIN to buy property in Kazakhstan?

Yes, the deal won't be registered without an IIN. Since 2026 the IIN is issued only in person at a TsON public service centre in Kazakhstan, usually in 1–3 working days. A company needs a BIN.