Real estate catalog in Armenia

Armenia suits those who want to buy a ready flat or house and do not count on a residence permit for the purchase itself. A foreigner may own housing but not land in general circulation (Land Code, Art. 4; Constitution, Art. 60). The migration service does not list buying property as a ground for a residence permit.

The Yerevan market is growing: per the Central Bank, housing in the country rose 12.2 percent year on year by Q4 2025, and flats in Yerevan rose 6.6 percent. At the same time the Central Bank rate is 7 percent from 03.11.2026, so a mortgage purchase should be calculated with care.

Besides the price of the property, budget for the following.

• Notary: AMD 10,000-20,000 for certifying the contract, about AMD 30,000 for a power of attorney (a law firm's estimate, not confirmed by a primary tariff).
• Seller's property tax: from 30.08.2026 the Cadastre generally registers a transfer after property tax is paid (per a law firm); ask the notary.
• Registration of title with the Cadastre: per the Cadastre, first registration of housing is free, and housing is exempt from the service fee and the state duty (accelerated registration is paid). The hartak portal's figures (AMD 25,000 plus AMD 1,000) conflict with this and are not confirmed.
• Property tax: annual, on a scale from 0.05 percent of the base up to 1.5 percent for a base above AMD 200 million; in full from 2026, 75 percent of the amount was paid for 2025 (Tax Code, Art. 229 and 233); payable by 1 December.
• Rental tax: 10 percent, with a further 10 percent on the part of annual rent above AMD 60 million (Tax Code, Art. 150); under the Code the declaration is filed by 1 May of the next year (Art. 156), check the deadline with the State Revenue Committee before filing.
• VAT: 20 percent, only if the seller is a VAT payer.
• Mortgage for a non-resident: effective rates in the June 2025 table run from 13.83 to 15.20 percent, with a down payment of 0 to 30 percent (Repat Armenia, reference).

A foreigner can buy a flat or a house with the plot under it. A foreigner may not buy land in general circulation and may only be a user. The exceptions are the plot adjoining a house and plots for housing, public and production facilities and blocks of flats. The Code restricts foreign citizens and does not address companies directly; whether a foreign company may own land is not officially confirmed, and we do not consider a company scheme without a local lawyer.

A residence permit is not granted for buying property alone. From 01.11.2026 Armenia runs a new electronic residency system, and the threshold of the investor route is left to a Government decision; as of 08.11.2026 we did not find that decision, and whether real estate qualifies is not confirmed.

Tax on sale: for a private individual the income from selling property they own is exempt from tax. The exemption is lost for the developer of a block of flats and when the activity is treated as entrepreneurial.

1. Choose a flat or a house. A separate land plot cannot be registered to a foreigner.
2. Get a tax number and open a bank account: per reference data this takes 15-30 minutes and 1-3 days.
3. Sign the sale contract with a notary: it is made in writing and is subject to notary certification.
4. Pay through a bank, not in cash, and keep the proof.
5. File the documents for registration of title with the Cadastre, at an office or online at e-cadastre.am. The right arises after registration.
6. Receive the title extract and re-register utilities.

For a new build at the foundation-pit stage we found no escrow law: in April 2026 a plan to protect buyers was reported, with no sign of adoption, so fix the terms in the contract.