Published
09/30/2025, 07:35The capital once again confirms its status as the most expensive city in the country. The average weighted price of a single-family house in Bishkek reached 16.2 million KGS over the first eight months of the year — 35.1% higher than a year earlier.
Oktyabr district became the leader in housing prices, with an average house costing nearly 24.6 million KGS. By comparison, in Sverdlov, Pervomay, and Lenin districts, the average price ranges from 12 to 16 million KGS.
Compared to the same period in 2024, prices have increased in all districts of the capital without exception. The most significant growth was recorded in Oktyabr district (+41.1%), followed by Pervomay district (+36.69%). In Sverdlov and Lenin districts, the increase was nearly the same — 29.97% and 29.46%, respectively.
The rise in prices for individual residential houses is linked to a shortage of land plots. Construction companies are increasingly purchasing land for future apartment complexes, which drives prices up. This trend is also relevant for Osh.
Osh, traditionally known for its more affordable housing, has also seen a price increase. The cost of individual houses has risen by 19.3%. A year ago, an average house could be purchased for about 6.8 million KGS, whereas now it costs at least 8 million KGS.
The decline in the affordability of private houses may have contributed to increased activity in the apartment market of the southern capital. Between January and August, 2,792 transactions were registered there — a 74.6% increase compared to last year. Bishkek, on the other hand, showed a decrease in market activity, with 7,576 transactions — 4.3% less than in 2024.
Overall, the weighted average prices for apartments in Bishkek during the period under review also increased, rising by 19.9%. The largest price growth was observed for one-room apartments of the 308 series, which went up by 21.17%, while three-room apartments of the same series saw the smallest increase, at 11.52% over the year.
How apartment prices have changed in Bishkek:
The highest price increase was observed for four-room individual-type apartments, with growth reaching 37.72%.
In Osh, the largest price increases were observed for 104 and 105 series apartments. One-room apartments of the 104 series rose by 28.9%, and the 105 series by 21.4%; two-room apartments increased by 22% and 24.3% respectively; and three-room apartments went up by 24.9% and 25.6%.
Prices for individual-type apartments increased slightly less. One-room apartments rose by 13.1%, two-room apartments by 11.4%, and three-room apartments by 8.1%.
Data show that with official inflation at 8.8% (as of July 2024), housing prices are rising one and a half to two times faster. Residential real estate is increasingly turning into a luxury. Bishkek has long crossed this threshold, and Osh is rapidly following the capital’s trend.
Thus, in 2024, a family in Kyrgyzstan would have needed to save for 7.6 years to purchase an average two-room apartment of 54 square meters. For comparison, a year earlier, this period was six months shorter. The reason is clear — housing prices are steadily outpacing not only inflation but also wage growth.
