The Satpayev Kazakh National Technical University dormitory project

Project Overview

We present an updated analysis of the project for the construction of a new nine-story mixed-type dormitory for Satbayev University. The building will be located at: Almaty, Baitursynov Street 122/22, on the site of the demolished technopark, and will include hotel-type residential units, commercial spaces (a clinic, a gym), and an underground parking facility.

 

Key Characteristics

• Number of floors: 9 floors + underground parking
• Purpose: Dormitory (3rd–9th floors), Clinic and Gym (1st–2nd floors), Parking (basement)
• State support: 230 MCI/bed/year (via the Financial Center JSC)
• Payback period: ~6 years
• Trust management: 20 years by the investor
• Investor: Forum Invest / Developer: EPC Stroy Group
• Construction completion: February 2026

Building Structure (Diagram)

A simplified diagram illustrating functional zoning.

The project aligns with the university's development strategy and government initiatives to provide housing for students. Implementation on the site of the existing technopark and potential integration of adjacent land emphasize the scale and significance of this initiative for the Satbayev University campus.

 

Legal Basis for Implementation

The implementation of the dormitory construction project requires strict compliance with the legislation of the Republic of Kazakhstan. Key aspects include land rights, compliance with the new Urban Planning Regulations of Almaty (effective March 1, 2025), obtaining permits, and meeting construction and sanitary standards.

Land Use and Functional Zoning

The plot at Baitursynov Street 122/22 is located in the Bostandyk District. According to the new Urban Planning Regulations of Almaty, the university territory most likely falls under zone O-1 (educational, healthcare, sports facilities) or a similar category. This defines:

• Primary uses: Educational facilities

• Ancillary/conditionally permitted: Dormitories, university clinics, and gyms. Commercial facilities for the general public may require additional approvals or a specific sub-zone.

• Construction parameters: Maximum height (9 floors likely permitted), density, and building coverage coefficients as defined in the Regulations for the specific zone.

Land Code of the Republic of Kazakhstan (Art. 109): The use of urban land must comply with master plans and functional zoning. If used within the same zone, a change in land designation is not required.

Use of state university land: A project with a private investor on state-owned land requires clear legal structuring (PPP agreement, long-term lease) in accordance with the Laws “On PPP” and “On State Property”.

Permits and Pre-Design Preparations

1. Demolition of technopark: Permit required according to the “Rules for issuing decisions for decommissioning facilities” (Order of MIIR RK No. 202).

2. Land plots: Legal formalization of the main and adjacent plots (merging if necessary).

3. Architectural and Planning Assignment (APA): To be obtained from the Department of Urban Planning and Urbanism of Almaty.

4. Concept design: Development and approval.

5. State expertise of the Working Design (project documentation): Mandatory and either completed or in progress.

6. Notification on commencement of construction works: Submitted to UGASK.

Key Construction (SN RK) and Sanitary Standards (SanPiN)

The project must comply with numerous regulations, including:

 

• Multifunctional Buildings (SN RK 3.02-09): Flow separation, isolated entrances, fire safety (compartments, evacuation), sound/vibration insulation, separate ventilation systems.

• Dormitories (hotel type, 3–9 floors) (SN RK 3.02-06-2023, general SanPiN): Room sizes, bathrooms (likely individual units), common areas, accessibility, min. living area (6 sq.m/person), lighting, ventilation.

• Clinic (1–2 floors) (SanPiN MOH RK No. ҚР ДСМ-96/2020): Separate entrance, special finishing materials, zoning (clean/dirty), special ventilation (pressure differentials), medical waste disposal.

• Gym (1–2 floors): Minimum space/person, ventilation, noise and vibration insulation from residential floors, changing rooms, showers.

• Underground parking (SN RK 3.03-05-2014): Fire resistance, automatic extinguishing, smoke removal, ventilation, ramp parameters, separation from other building parts.

 

Financial Model and State Support

Financial sustainability is ensured through state support from the Financial Center JSC and revenue from commercial operations.

State Support (Financial Center JSC)

• Mechanism: Compensation for commissioned bed spaces

• Rate for Almaty: 230 MCI per bed per year

• Payment period: 5 years (total state order – 6 years)

• Conditions: Commissioning, registration of encumbrance (20-year designated use), occupancy monitoring via the StudDom IS

• First year specifics: Payments may include a correction factor of 2 for actual occupied places

PPP Mechanism

The project with Forum Invest on the land of Satbayev University is implemented within a public–private partnership framework, ensuring proper distribution of risks, responsibilities, and revenues.

Projected Revenue Sources

 

An approximate revenue structure for 20 years (state compensation included for 5 years).

Key financial indicators (according to initial data):

 

6 years	5 years	20 years
Payback period	State compensation period	Trust management period

 

Example of additional commercial income based on initial data: approx. 30,000 KZT/bed/month from the clinic, gym, and parking.

 

Project Implementation Stages

The implementation of the project includes several key phases, from pre-design preparation to commissioning and the start of operational activities. Each stage requires coordinated actions from all participants and strict compliance with regulatory requirements.

1. Pre-design preparation and legal approvals

• Confirmation of status and consolidation (if necessary) of land plots (Baitursynov St. 122/22 and adjacent territory).
• Obtaining a permit for demolition of the technopark building.
• Obtaining the Architectural and Planning Assignment (APA).
• Approval of the Concept Design.

2. Ensuring state support and investment agreements

• Submission of an application to the Financial Center JSC.
• Conclusion of PPP agreements/investment contracts (Satbayev University, Forum Invest, EPC Stroy Group, Financial Center JSC).

3. Design, expertise, and construction

• Development of the Working Design (project documentation).
• Passing the State Expertise of the project documentation (noted as completed or in progress).
• Notification to UGASK on the start of construction and installation works.
• Construction works (carried out by EPC Stroy Group, planned completion – February 2026).

4. Commissioning and operational activities

• Acceptance of the facility and issuance of the Commissioning Act.
• Registration of encumbrance (20 years of designated use).
• Start of operation of the dormitory, clinic, gym, and parking by the investor.
• Start of monthly compensation payments from the Financial Center JSC.

 

Commercial Potential

The placement of commercial facilities (clinic, gym) and paid parking on the university’s territory creates significant potential for additional revenue, increasing the overall profitability of the project.

Market Context (Almaty)

Demand for student housing: High, with a confirmed shortage of places. Occupancy guaranteed by the university.

Commercial rental rates:

• Clinics: Rates vary significantly, on average ~8000–20000+ KZT/sq.m/month.
• Gyms: Rates ~6000–15000+ KZT/sq.m/month.
• Paid parking: Monthly rental of a parking space ~15000–60000 KZT.

Note: Rates are approximate and depend on many factors.

Location Advantages

Placement on the Satbayev University campus ensures:

• A constant flow of the target audience (students, faculty, staff).
• Reduced marketing costs for commercial tenants.
• Increased attractiveness of the dormitory due to additional services.
• Synergy between facilities (e.g., gym and sports medicine clinic).

Additional income

Revenue from commercial activities and parking will contribute to the financial sustainability of the project, especially after the end of the state compensation period (in 5–6 years), and may be used to improve living conditions or reduce the dormitory’s operating expenses.

 

Conclusion and Strategic Recommendations

The project for the construction of a nine-story mixed-type dormitory on the territory of Satbayev University is feasible and promising. It meets both the university’s strategic goals for improving student infrastructure and state programs aimed at eliminating the shortage of dormitory spaces.

The financial model, combining state support through the Financial Center JSC with revenue from commercial activities, ensures the project’s viability and attractiveness for private investors.

Key success factors:

• Strict compliance with the new 2025 Urban Planning Regulations of Almaty (functional zoning, construction parameters).
• Proper legal structuring of land rights and the PPP mechanism.
• Timely completion of all pre-design procedures (demolition, merging of plots if necessary).
• Compliance with all applicable Construction Standards (SN RK) and Sanitary Rules for each building component.
• Effective coordination among all project participants: Satbayev University, investor (Forum Invest), developer (EPC Stroy Group), and Financial Center JSC.

This project may become a model of public–private partnership aimed at creating modern, financially sustainable, and socially significant university infrastructure.