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Cadastral Value of Property in Kyrgyzstan: How to Check and Dispute It

What Is Cadastral Value?

Cadastral value is the official state-assessed value of a real estate property. In Kyrgyzstan, it is determined by State Enterprise "Kyrgyzkadastr" under the State Registration Service (GRS).

Cadastral value is used for:

  • Calculating property tax
  • Calculating capital gains tax on sale
  • Notarial fees on property transactions
  • Bank valuation for mortgage purposes

Important: Cadastral value is typically 20–50% lower than market value.

How to Check Cadastral Value in 2025

Method 1: In Person at GRS or MFC

Visit your local GRS territorial office or the "Bir Tereze" (One-Stop-Shop) center. You'll need:

  • The cadastral number of the property (found on the technical passport)
  • Or the property address

Method 2: In Person at GRS

Visit your local GRS territorial office with:

  • Passport
  • Title document

A cadastral value certificate will be issued.

Method 3: Via MFC (One-Stop-Shop Center)

This service is available at citizen service centers. Processing time is typically 3–5 business days.

Taxes Related to Cadastral Value

Property Tax

Rate in the Kyrgyz Republic: 0.35% per year of cadastral value for residential properties.

Example: apartment with cadastral value of 2,000,000 KGS → annual tax = 7,000 KGS.

Capital Gains Tax on Sale

When selling a property owned for less than 3 years:

  • 10% of the difference between sale price and purchase price
  • Or 10% of cadastral value if no purchase documents exist

Owned more than 3 years — no tax applies.

When Is Cadastral Value Overvalued?

Overvaluation can occur when:

  • Mass revaluation was done without assessing the actual property condition
  • Data errors: wrong area, floor, year of construction
  • Incorrect zone classification (central vs. peripheral)

Consequences:

  • Inflated annual property tax
  • Higher notarial fees on transactions

How to Dispute Cadastral Value

Step 1: Commission an Independent Appraisal

Hire a licensed appraiser. The appraisal report will be the basis for your challenge.

Step 2: Submit an Application to GRS

File an application at the local GRS office, attaching:

  • Independent appraisal report
  • Title documents
  • Applicant's passport

Step 3: Commission Review

GRS reviews the application within 30 days. If approved, the cadastral value is corrected.

Step 4: Court Appeal

If GRS denies the application, you can file a court claim. Court challenges in KR are possible but require an experienced lawyer.

Common Questions

How often is cadastral value revised? By law, at least once every 5 years. Unscheduled revaluations are possible when market conditions change significantly.

Does cadastral value affect the sale price? No. Notaries use it only for calculating their fees. The actual transaction price is determined by the market.

What if the property's cadastral number isn't found? Contact GRS to clarify — the property may not yet be registered in the cadastral system.

Need help with a property transaction in Bishkek? Call: +996 702 584 477 — free consultation.