Notary in a Real Estate Transaction in Bishkek: Who Pays and How Much It Costs
Without a notary, a real estate transaction in Kyrgyzstan is not considered concluded. The notary certifies the purchase-sale agreement, verifies the identities of the parties and their legal capacity, and records the will of buyer and seller. Let's break down what exactly the notary does and how much it costs.
The Notary's Role in a Transaction
What the notary does:
- Verifies the identities of the parties by passport
- Establishes legal capacity (the notary is not a psychiatrist, but performs a formal check)
- Reviews the property documents — technical passport or state certificate
- Requests information from the SRS on the absence of encumbrances and restrictions
- Certifies the contract — the notary's signature and seal make the document legally significant
- Stores a copy of the contract in the notarial acts registry
Without notarial certification, a purchase-sale agreement cannot be registered in the State Registry of Real Estate Rights (SRS).
On SRS registration: SRS Extract Online in Kyrgyzstan.
Cost of Notarial Services — 2026
The notarial fee in Kyrgyzstan is set by law and depends on the transaction amount.
State duty (notarial fee):
| Property Value | Fee |
|---|---|
| Up to $10,000 | 0.5% of amount |
| $10,000–30,000 | $50 + 0.3% of amount over $10,000 |
| $30,000–100,000 | $110 + 0.2% of amount over $30,000 |
| Over $100,000 | $250 + 0.1% of amount over $100,000 |
Sample calculation for a $60,000 apartment:
- $110 + ($60,000 − $30,000) × 0.2% = $110 + $60 = $170
Additional notary services (legal and technical work):
- Contract drafting: 3,000–8,000 som
- SRS query: 500–1,000 som
- Document copy certification: 200–500 som per page
Total notary expenses for a $50,000–80,000 transaction typically amount to $200–400 or 17,000–34,000 som.
Full list of buyer expenses: Costs of Buying an Apartment in Bishkek.
Who Pays the Notary — Buyer or Seller?
The law does not specify who pays the notary. It is a matter for the parties to agree on.
In practice in Bishkek:
- Most often the notary expenses are split equally
- Less often — the buyer pays (they are more interested in the transaction)
- Sometimes — the seller pays (when negotiating a price reduction)
This point should be agreed upon in advance during negotiations. A realtor helps coordinate the terms.
What Documents to Bring to the Notary
From the seller:
- Passport
- State certificate of ownership or technical passport
- SRS certificate of absence of encumbrances (the notary usually requests it directly, but it's better to have a fresh one)
- If the seller is married — notarially certified spousal consent to the sale
- If there are minor owners — guardianship authority permission
From the buyer:
- Passport
- TIN (if required)
- If taking a mortgage — bank approval notification
Full list: Documents for Buying and Selling Real Estate in Kyrgyzstan.
How to Choose a Notary
Bishkek has dozens of notarial offices. Recommendations:
- Choose a notary with experience in real estate transactions
- Clarify the cost of all services in advance — technical fees may differ
- The notary should not be associated with either party — that is a conflict of interest
- Check the notary's license on the Kyrgyzstan Ministry of Justice website
Notary for Gift and Inheritance
A notary is also required when registering a gift deed. On gifting real estate: Gift Deed for Real Estate in Kyrgyzstan.
FAQ
Is it possible to complete a real estate transaction without a notary? No. A real estate purchase-sale agreement in Kyrgyzstan is subject to mandatory notarial certification. Without this, the SRS will not register the transfer of ownership.
Is the notary responsible for the transaction? The notary bears professional liability for transactions they certify. But they do not fully check the legal cleanliness of the property — that is the task of the realtor and the parties to the transaction.
How long does notarial processing take? The certification itself takes 1–2 hours. If the notary requests documents from the SRS independently — an additional 1–3 business days.
Consultation with Aziza Talantbekovna – realtor, 30 years experience, Bishkek. From 2,000 som. Tel: +996 702 584 477
PAID consultation. From 2,000 som. Even for a single question. Tel: +996 702 584 477