Investment property in Kyrgyzstan: what to buy and what it costs

Want to buy property abroad? A manager will select properties for your budget and check the deal before registration. Find a property

Updated 23 October 2026

For sale · Osh, Anar microdistrict

A one-room apartment in the Anar microdistrict

$40,300

36 m² · 1 room

A 36 m² apartment with a room, a kitchen and a balcony in a standard Series 105 panel block in the Anar microdistrict of Osh, with schools, kindergartens, a market and minibuses to the centre. Osh is the second city of Kyrgyzstan and the centre of the south with universities, so one-room apartments here are rented by students and young couples. A square metre in Osh costs almost a third less than in Bishkek.

The most affordable entry

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For sale · Osh, Cheryomushki microdistrict

A two-room apartment in the Cheryomushki microdistrict

$48,100

43 m² · 2 rooms

A 43 m² apartment with two rooms, a kitchen and a balcony in a standard Series 104 block in the Cheryomushki microdistrict of Osh, with a school, a clinic and shops nearby. Two-room apartments here are rented long term by families, and the price is lower than a one-room apartment in Bishkek.

Two rooms at a low price

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For sale · Bishkek, Alamedin-1 microdistrict

A one-room apartment in the Alamedin-1 microdistrict

$49,100

31 m² · 1 room

A 31 m² apartment with a room, a kitchen and a balcony in a standard Series 104 block in the Alamedin-1 microdistrict in eastern Bishkek, with schools, kindergartens, a market and minibus and trolleybus stops. Bishkek is the capital and the business centre of the country, so small apartments here are let all year round to office staff, students and young couples.

For letting

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For sale · Bishkek, 12th microdistrict

A one-room apartment in the 12th microdistrict

$57,000

36 m² · 1 room

A 36 m² apartment with a room, a kitchen and a balcony in a standard Series 105 panel block in the 12th microdistrict in south-eastern Bishkek, with schools, shopping centres and minibuses to the centre. One-room apartments in Series 105 blocks with a separate kitchen are the most sought-after format for letting in the capital's microdistricts.

A popular format for letting

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For sale · Bishkek, Kok-Jar microdistrict

A one-room apartment in a new building in Kok-Jar

$61,400

42 m² · 1 room

A 42 m² apartment with a room, a kitchen and a balcony in a new residential building in the Kok-Jar microdistrict in southern Bishkek, with a school, shops and minibuses to the centre. New buildings are going up next to the standard blocks in Kok-Jar, and apartments here are rented by young couples and office staff looking for affordable rent in a new building.

New building

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For sale · Bishkek, Tunguch microdistrict

A two-room apartment in the Tunguch microdistrict

$68,100

43 m² · 2 rooms

A 43 m² apartment with two rooms, a kitchen and a balcony in a standard Series 104 block in the Tunguch microdistrict in eastern Bishkek, with schools, kindergartens and a market. Tunguch is a residential microdistrict with affordable rent, and two-room apartments here are rented long term by families.

For letting to families

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For sale · Bishkek, 7th microdistrict

A two-room apartment in the 7th microdistrict

$79,200

50 m² · 2 rooms

A 50 m² apartment with two rooms, a kitchen and a balcony in a standard Series 105 panel block in the 7th microdistrict in southern Bishkek, with schools, a clinic, shopping centres and minibuses to the centre. The southern districts at the foot of the mountains are close by, and two-room apartments here are rented by families and office staff.

Close to the centre and the mountains

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For sale · Bishkek, Vostok-5 microdistrict

A two-room apartment in a new building in Vostok-5

$87,700

60 m² · 2 rooms

A 60 m² apartment with two rooms, a kitchen and a balcony in a new residential building in the Vostok-5 microdistrict in eastern Bishkek, with schools, shopping centres and minibuses to the centre. Vostok-5 has many new buildings with mountain views, and apartments here are rented by families looking for a spacious apartment that needs no renovation.

New building with mountain views

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Want to buy property abroad? A manager will select properties for your budget and check the deal before registration. Find a property

What properties investors buy in Kyrgyzstan

Above are the most interesting offers selected by our experts. The manager will find a property that fits your requirements.

Apartments for sale in Bishkek and Osh, prices per m², rental yield, taxes, transaction costs and the purchase rules for foreigners.

A foreigner buys an apartment in Kyrgyzstan without permits but cannot own land. According to the State Agency for Land Resources, Cadastre, Geodesy and Cartography, in January-August 2026 apartments in Bishkek sold for an average of $1,461 per m² including new buildings, in Soviet Series 104, 105 and 308 blocks for $1,583, and in Osh for $1,118; over the year a square metre rose by 8.4% in Bishkek and by 18.1% in Osh. A one-room apartment costs from $40,300 in Osh and from $49,100 in Bishkek, and letting a one-room apartment brings 8.2-9.7% a year before tax.

On this page: apartments in two microdistricts of Osh and six microdistricts of Bishkek - in standard Series 104 and 105 blocks and in new buildings, prices per m², rental yield, taxes, transaction costs and the purchase rules. Apartments in Kyrgyzstan are sold in dollars, and the title is registered in the state register within a few hours. The manager will confirm what is for sale today and the exact price.

The market in brief

Market entryfrom $40,300 (one-room apartment in Osh)

Price per m² in Bishkekabout $1,461 including new buildings (January-August 2026)

Rental yield8.2-9.7% a year before tax (one-room apartments)

Buying rulesapartments - without permits, land - only for use

Purchase costsa notary state fee of 500 soms (about $6) when paid by transfer and title registration of 833 soms (about $10)

Prices and rules as of 2026.

How much an apartment in Kyrgyzstan costs in 2026

Apartments in Kyrgyzstan are sold in dollars. According to the State Agency for Land Resources, Cadastre, Geodesy and Cartography, in January-August 2026 Bishkek saw 8,469 apartment sales - 11.8% more than a year earlier, and resales of apartments in new buildings rose by 25.5%. A square metre in Soviet Series 104, 105 and 308 blocks costs an average of $1,583, up 11.1% over the year, and $1,461 including individual-design apartments in new buildings, up 8.4%. In Osh a square metre costs $1,118, up 18.1% over the year, and apartments in other cities of the country are much cheaper.

City and apartment type	Per m², January-August 2026	Per m², January-August 2025	Change over the year
Bishkek, Series 104, 105 and 308 blocks	$1,583	$1,425	+11.1%
Bishkek, all apartments with new buildings	$1,461	$1,348	+8.4%
Osh, all apartments	$1,118	$947	+18.1%

Data from the State Agency for Land Resources, Cadastre, Geodesy and Cartography on apartment sales for January-August 2026 and 2025, weighted average price per m² in dollars; the row "Series 104, 105 and 308 blocks" covers apartments in standard Soviet-era blocks, the row "all apartments with new buildings" includes individual-design apartments.

What yield letting brings

The gross yield of a long-term let of a one-room apartment is 8.2-9.7% a year before tax. According to our data on the Kyrgyz market for 2026, a one-room apartment in a residential microdistrict of Bishkek lets for $370-420 a month, in the centre for $510-610, and in Osh for $230-400. A 31 m² apartment in a Series 104 block in Alamedin-1 for $49,100 lets for about $395 a month, 36 m² in a Series 105 block in the 12th microdistrict for $57,000 also for about $395, and 42 m² in a new building in Kok-Jar for about $420. Rent is usually paid monthly, often in dollars, the lease is made in writing, and who pays the utilities is agreed in advance.

Tax	Rate
Letting an apartment	income tax of 10% on rental income
Selling an apartment	no tax if the apartment was owned for more than a year from the date the title was registered, except in resort areas; otherwise 10% of the gain
Every year	property tax is based on the area: in Bishkek 63 soms (~$0.73) per m² in a brick or concrete building, multiplied by an inflation coefficient; a foreigner pays on the whole area

Data for 2026: yield for the cities in the cards; the country comparison is in the rental yield table.

Tax on rent is charged in Kyrgyzstan, and the taxes of your own country have to be taken into account separately. A citizen pays no tax on the first 80 m² of an apartment in Bishkek, while a foreigner pays on the whole area: for a 36 m² apartment that is 2,268 soms (about $26) a year before the coefficient. Rates and examples are on the taxes in Kyrgyzstan page.

What costs to add to the property price

Payment	Amount
Notary state fee	500 soms (~$6) when paid by transfer and 5,000 soms (~$58) in cash
Title registration	833 soms (~$10) for registration in the state register within 5 working hours; 1,750 soms (~$21) if the contract is made without a notary
Notary	legal and technical services at the notary's rate if the contract is certified by a notary
Documents	passport translation, proof of the source of funds for the bank, the spouse's consent if the seller or the buyer is married

Data for 2026, soms converted at the National Bank of Kyrgyzstan rate of 87.45 soms per dollar, dollars rounded up. For a $49,100 apartment in Alamedin-1 the mandatory payments with payment by transfer - the notary state fee and title registration - come to about $16; document translation and bank transfer fees are paid separately. The manager calculates the total for a specific property.

In Kyrgyzstan land in the deal and the register are checked before the contract

Mistakes cost more than the deal: a house with a plot that cannot be registered as a foreigner's property, a seizure, a mortgage or debts in the state register, no consent from the seller's spouse, a cash payment after which the bank and the registrar ask about the source of funds. Murblz support removes these risks: we select an apartment for your budget and goal, check the property in the state register and that no land is part of the deal, calculate the fees, taxes and yield, agree the payment route and handle the deal until the title is registered in your name.

The cost of support depends on the purchase budget and the goal - letting or a home for yourself; the manager will calculate it in the chat.

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Apartments without permits, land only for use

A foreigner buys apartments, houses and premises in Kyrgyzstan on the same terms as citizens but cannot own land: the plot under a house is given to a foreigner only for temporary use. That is why foreigners buy apartments directly, and a deal for a house with a plot is planned separately, before the deposit.

Buying an apartment does not give a residence permit: status in Kyrgyzstan is granted on the basis of work, business or family. The title passes with the registration in the state register, and before the deal we check the owner, seizures, mortgages and debts in it. The bank and the registrar check the source of funds, so we agree the payment route before the contract. The conditions of the status are on the Kyrgyzstan residence permit page, and the manager will send a selection of apartments for your goal to the chat.

How we select a property

Budget and goal: letting or a home for yourself. The manager clarifies the city, the microdistrict and the building type - a standard Series 104 or 105 block or a new building.
Buyer's documents: a passport with a translation, proof of the source of funds and the spouse's consent if you are married; before the deposit we check that no land plot is part of the deal.
A selection of real properties and checks: the owner, seizures, mortgages and debts in the state register, the floor plan - before the contract.
The deal: a sale contract at a notary, payment by transfer, registration of the title in the state register and transfer of the utility accounts.

The manager sends the selection to the chat, with sellers' prices on the date of the selection.

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Options in other countries

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FAQ

How much does an apartment in Kyrgyzstan cost in 2026?

A one-room apartment costs from $40,300 in Osh and from $49,100 in Bishkek. In January-August 2026 apartments in Bishkek sold for an average of $1,461 per m² including new buildings, and in Osh for $1,118.

Can a foreigner buy an apartment in Kyrgyzstan?

Yes, a foreigner buys an apartment, a house or premises without permits, on the same terms as citizens. Land is not registered as a foreigner's property, only for use.

Does buying property give a residence permit in Kyrgyzstan?

Buying an apartment does not give a residence permit: status is granted on the basis of work, business or family. An apartment for letting can be bought without relocating.

What yield does letting an apartment in Kyrgyzstan bring?

A one-room apartment brings 8.2-9.7% a year before tax: in a residential microdistrict of Bishkek it lets for $370-420 a month, in Osh for $230-400. Rental income is subject to income tax of 10%.

What tax is paid when buying property in Kyrgyzstan?

There is no separate tax on buying an apartment. The buyer pays the notary state fee - 500 soms (about $6) when paid by transfer - and 833 soms (about $10) for registering the title in the state register.

What are the costs of buying property in Kyrgyzstan?

The notary state fee, title registration, notary services, passport translation and proof of the source of funds. For a $49,100 apartment in Alamedin-1 the mandatory payments with payment by transfer come to about $16.

Is there a property tax in Kyrgyzstan?

Yes, the tax is based on the area: in Bishkek 63 soms per m² in a brick or concrete building, multiplied by an inflation coefficient. A foreigner pays on the whole area, about $26 a year for a 36 m² apartment before the coefficient.

Where to buy an apartment for investment in Kyrgyzstan?

The Anar microdistrict in Osh for market entry from $40,300. Alamedin-1 and the 12th microdistrict in Bishkek for letting a one-room apartment with a yield of 8.3-9.7%, and new buildings in Kok-Jar and Vostok-5 for letting without large renovation costs.

Investment property in Kyrgyzstan: what to buy and what it costs

A one-room apartment in the Anar microdistrict

A two-room apartment in the Cheryomushki microdistrict

A one-room apartment in the Alamedin-1 microdistrict

A one-room apartment in the 12th microdistrict

A one-room apartment in a new building in Kok-Jar

A two-room apartment in the Tunguch microdistrict

A two-room apartment in the 7th microdistrict

A two-room apartment in a new building in Vostok-5

What properties investors buy in Kyrgyzstan

How much an apartment in Kyrgyzstan costs in 2026

What yield letting brings

What costs to add to the property price

Apartments without permits, land only for use

How we select a property

Options in other countries

FAQ

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