Costs When Buying an Apartment in Bishkek 2026: Taxes, Notary, SRS, and Other Expenses
Many buyers focus only on the apartment price — and are then surprised that the actual total is higher. Let's break down all the associated costs when buying housing in Bishkek in 2026.
Who Pays: Buyer or Seller?
In Kyrgyzstan, transaction costs are distributed as follows:
- Seller pays: capital gains tax (if applicable), costs of preparing documents
- Buyer pays: state registration duty, notarial fees for certifying the agreement, property appraisal (for mortgage)
- Agreed between parties: realtor fees — more often paid by the seller, but arrangements vary
Buyer's Costs
1. State Duty for SRS Registration
The main mandatory payment when registering ownership:
| Property type | Amount |
|---|---|
| Apartment, house | 500–2,000 som |
| Land plot | 300–1,500 som |
| Expedited registration (5 days) | +50% to duty |
| Urgent registration (1 day) | +200% to duty |
Standard registration period — 10 business days; with urgent registration you can receive documents on the day of application.
2. Notarial Certification of the Agreement
A sale-and-purchase agreement for an apartment in Kyrgyzstan must be notarially certified.
Cost: 0.5% of the transaction amount, but not less than 1,000 som.
Example: when purchasing an apartment for 8,000,000 som, the notarial fee will be 40,000 som.
3. Property Appraisal (for Mortgage)
If you are taking a mortgage, the bank requires an independent appraisal of the property. The appraiser must be accredited by the lending bank.
Appraisal cost: 3,000–8,000 som depending on area and location.
4. Insurance (for Mortgage)
Banks require insurance of the collateral property and the borrower's life.
Cost: 0.3–1% of the loan amount per year.
Seller's Costs
1. Capital Gains Tax on Apartment Sale
Briefly:
- An individual selling their sole residence held for more than 3 years is exempt from tax
- In other cases: 10% of profit (difference between sale price and purchase price)
- If expenses cannot be documented: 10% of the full sale amount
2. Certificates and Extracts
| Document | Cost |
|---|---|
| SRS extract on ownership | 300–500 som |
| Technical passport (if outdated) | 3,000–8,000 som |
| Certificate of no utility arrears | Free / 200 som |
| Certificate of registered residents | 200–500 som |
Realtor Fees
Standard realtor commission in Bishkek:
- On sale: 2–5% of the property value
- On purchase: fixed fee or 1–3%
- On rental: 50–100% of monthly rent
Final Calculation: Apartment at 8,000,000 Som
Buyer:
| Item | Amount |
|---|---|
| Notarial certification (0.5%) | 40,000 som |
| SRS state duty | ~1,000 som |
| Appraisal (for mortgage) | ~5,000 som |
| Total | ~46,000 som |
Seller:
| Item | Amount |
|---|---|
| Realtor commission (3%) | 240,000 som |
| Capital gains tax (if applicable) | 0 to 800,000 som |
| Document preparation | ~10,000–20,000 som |
| Total (excluding tax) | ~260,000 som |
How to Reduce Costs?
- For the seller: confirm you are exempt from tax (more than 3 years of ownership + sole residence)
- For the buyer: for a mortgage, choose an accredited appraiser from the bank's list — it will be cheaper
- For both parties: agree in advance on who pays the notary. This is often settled during negotiations.
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