Buying a flat in Armenia in 2026: prices, taxes, residency
A square metre in Yerevan averages about $1,400 and about $2,600 in the centre. Flats are sold to foreigners in their own name, land only through a company, and buying gives no residence.
In short
- A square metre in Yerevan averages about $1,400, about $2,600 in central Kentron.
- A foreigner buys a flat in their own name; land only through an Armenian company or on lease.
- You need a public services number, an Armenian bank account and a notarial contract.
- Property tax is 0.05-1.5% of the cadastral value; a sale by an individual is not taxed.
- There is no residence for buying; Russian citizens can stay visa-free for up to 180 days a year.
In detail
A foreigner buys a flat in Armenia freely and in their own name, and a Russian citizen does not even need a visa: entry is possible on an internal passport. Land is not sold directly; it is held through an Armenian company or on a long-term lease. Buying gives no residence. How we select and check properties is explained on the page property in Armenia.
How much a flat in Yerevan costs in 2026
According to Armenia's Cadastre Committee, in the first quarter of 2026 a square metre in an apartment building in Yerevan averaged 482,100 drams, about $1,400, 3.8% more than a quarter earlier. The most expensive district is central Kentron: about 908,400 drams, roughly $2,600 per square metre.
| Where | Average price per m², Q1 2026 |
|---|---|
| Yerevan on average | ~$1,400 |
| Kentron, central Yerevan | ~$2,600 |
Example calculation: a 60 m² flat at the Yerevan average costs about $80,000, and in Kentron about $160,000. Outside the capital the market is much smaller and less liquid. Districts are covered in the guide to Yerevan.
What a foreigner needs to buy
- Get a public services number - free, with a passport and notarised translation.
- Open an account with an Armenian bank: Russian cards do not work in Armenia, and paying through a local bank is easier.
- Check the property with a Cadastre Committee extract: owner, encumbrances, bans.
- Sign the contract before a notary and register ownership with the Cadastre Committee.
How to open an account and how banks vet foreigners is covered in Armenia: residence, banks and taxes.
Owner's taxes
| Tax | Rate |
|---|---|
| Property tax | 0.05-1.5% of the cadastral value a year, in full from 2026 |
| Rent | 10% of income, plus another 10% on the part above 60 million drams a year |
| Sale of a flat by an individual | not taxed |
More on the page taxes in Armenia.
A flat freely, land only through a company
In Armenia buyers slip up where a flat turns into a house with a plot: a foreigner cannot register land directly, so the deal has to be built through an Armenian company or a lease. Other risks are funds without a proven source that the bank holds up and a developer without the necessary permits. We arrange the public services number and account, check the property with a Cadastre Committee extract, prepare the notarial contract and register ownership.
The cost of support depends on the property and the ownership structure; a manager will calculate it in the chat.
Does a flat give residence in Armenia
No. Armenia does not grant residence for buying property, including under the new law on foreigners from 1 November 2026. The grounds are work, your own business, study, family or Armenian descent; more on the page Armenian residence. Russian citizens often do not need residence anyway: they live in Armenia visa-free for up to 180 days a year, and for retirees we covered the options in retiring in Armenia.
- Land - only through an Armenian company or a lease, so a house with a plot is bought differently from a flat.
- New builds - check the developer and permits before paying a deposit.
- Payments - money comes in through an Armenian bank with proof of its source.
FAQ
Can a foreigner buy a flat in Armenia?
How much does a flat in Yerevan cost in 2026?
Does buying a flat give residence in Armenia?
What is the property tax in Armenia?
What does a foreigner need to buy a flat in Armenia?
What is the tax on renting out a flat in Armenia?
Don’t want to figure this out alone?
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