Mortgage for foreigners in Armenia in 2026
Armenian banks lend to non-residents and accept income earned abroad: a deposit of 10-30%, terms up to 30 years, a dram rate of about 13-15% a year. There is no tax on purchase.
Yes. Armenian banks give mortgages to foreigners without a residence permit and count income earned abroad. The deposit is 10-30% of the value, the term up to 30 years, and the dram rate in 2026 about 13-15% a year. A purchase does not give residence.
| Key facts | 2026 |
|---|---|
| Non-residents | eligible, no residence permit needed |
| Deposit | 10-30% of the value, more often 20-30% for a non-resident |
| Rate | about 13-15% a year in drams |
| Term | up to 30 years |
| Loan currency | drams, or dollars or euros under some programmes |
| Tax on purchase | none |
| Residence for buying | not granted |
Data checked: 07.10.2026
Armenia is a rare case in the region: here a bank is willing to lend to a foreigner who does not live in the country and to take into account their salary or business abroad. There are fewer programmes for non-residents than for local borrowers, about a quarter of all mortgage offers, but there is a choice.
The price is the rate. A dram loan costs about 13-15% a year, so a mortgage is for those who value a small deposit and a long term rather than cheap money. Below: which banks work with foreigners, what documents are needed, what the deal costs and when a developer's instalment plan beats a loan.
We will calculate online the full purchase cost for your budget: taxes, fees and transaction costs.
Which banks lend to foreigners in Armenia
| Bank | Who qualifies | Terms |
|---|---|---|
| Ameriabank | foreigners and the diaspora; income abroad is accepted | loans in drams, dollars or euros, terms of 5 to 30 years |
| IDBank, ACBA Bank, Byblos Bank Armenia | non-residents with proven income | a deposit from 20%, a dram rate of about 14% a year |
| Ardshinbank, Evocabank, Converse Bank | non-residents under the bank's specific programmes | a deposit usually from 30% for a non-resident, a rate of about 15% a year |
| Joint bank and developer programmes | buyers of new builds | a deposit from 10%, secured on the flat under construction |
The bank calculates the loan from the valuation of the flat. The higher the deposit, the lower the rate and the easier the approval: a non-resident with no income in Armenia more often gets 70-80% of the value, while the 10% deposit programmes are aimed at new builds from developers that partner with the bank.
Loan payments can be made in drams, dollars or euros depending on the programme. If your income is in dollars and the loan in drams, the payment in dollar terms moves with the exchange rate, in both directions.
The income tax refund on mortgage interest once used by buyers of new builds is available only to those who pay income tax in Armenia and no longer applies to new loans in Yerevan. A non-resident should not count on it.
Income requirements and documents
The bank accepts income earned in another country: a salary certificate, bank statements for 6-12 months, a tax return or your company's accounts. Documents are filed with a notarised translation into Armenian.
Before applying you obtain a public services number, issued on a passport the same day, and open an account at an Armenian bank. The bank checks the source of the deposit money and how the borrower is connected with the country: trips, relatives, business.
Documents for the application:
- a passport with a notarised translation
- a public services number or a certificate of its waiver
- an account at an Armenian bank
- an income certificate and bank statements with translation
- proof of residential address
- a letter of intent or preliminary contract for the flat
- a report from a licensed valuer
Get approval before paying the deposit. Write into the preliminary contract that the deposit is refunded if the bank refuses, otherwise the money stays with the seller.
How a mortgage purchase works: steps
- Obtain a public services number and open an account at an Armenian bank.
- Submit income documents and get approval in principle for the amount.
- Choose a flat, check the owner and encumbrances with the Cadastre Committee and order the valuation.
- Pay the deposit and sign the loan and pledge agreements with the bank.
- Sign the sale and purchase agreement before a notary.
- Register title and the pledge with the Cadastre Committee, after which the bank pays the seller.
The deal is certified by a notary, and title and the pledge are registered with the Cadastre Committee within a few working days; expedited registration costs more. A representative with a notarised power of attorney can sign.
From approval to registration usually takes 2-4 weeks: the market is small and banks work quickly.
Costs of buying and owning
| Item | Cost |
|---|---|
| Tax on purchase | none |
| Notary and registration of title with the Cadastre Committee | small fixed fees |
| Valuation of the flat for the bank | at the valuer's rate |
| Property insurance and borrower's life insurance | every year, at the insurer's rate |
| Bank's arrangement and servicing fees | at the bank's rate |
| Property tax | 0.05-1.5% of cadastral value a year |
| Our support | a manager will calculate it in the chat |
There is no tax on buying a home in Armenia: the buyer pays only the notary and registration of title, which are small fixed fees. A mortgage adds the valuation, property and life insurance and the bank's fees.
The main cost is interest. At a rate of about 14% a year a $60,000 loan over 20 years means a payment of about $750 a month, and in the early years almost all of it goes on interest. It pays to close the loan early, so check the early repayment terms in the contract before signing.
An owner pays property tax: 0.05-1.5% of cadastral value a year. Prices by Yerevan district and the purchase process are in the article on buying an apartment in Armenia, and selecting a property on the page about investment property in Armenia.
In Armenia what matters is a bank that accepts your income and a developer that finishes the building
The law does not prevent you from applying to a bank on your own. But mistakes cost more than the fees: a programme closed to non-residents, a deposit whose source the bank did not accept, a flat with an encumbrance and a new build without a building permit. We arrange the public services number and the account, match the bank to your passport and country of income, check the flat and the developer and see the deal through to registration of title.
The support fee depends on the purchase budget and the goal - a home, rental income or residence; a manager will calculate it in the chat.
Does buying property give residency in Armenia
No. Armenia does not grant residence for buying property, and the new law on foreigners in force from 1 November 2026 does not introduce such a ground either. A flat bought with a loan or for cash gives no right to live in the country.
The grounds are different: work, your own business, study, family or Armenian origin. Your own home helps to prove an address. How to obtain status and open an account is in the article Armenia: residence, banks and taxes.
Restrictions for specific nationalities
Foreigners buy flats and buildings in their own name, but land only through an Armenian company or on a long lease. So non-residents get mortgages on flats, while a house with a plot is structured differently.
Accounts and loans in Armenia are open to Russian citizens, but banks check the source of funds more strictly, and Russian cards do not work in the country: the deposit is sent by bank transfer in advance. Banks refuse borrowers from countries under international sanctions and from high-risk countries. We match the bank to your passport and country of income before the deposit is paid.
The alternative: developer instalment plans
A developer's instalment plan is the usual way to buy a new build in Yerevan without a bank: a deposit of 10-30% and the rest in equal payments until completion, more often interest-free. The developer does not check income.
The risk lies in the developer itself: check the building permit, the land rights and the delivery record of its past buildings. Title to the flat is registered after completion, so the contract and payment schedule are certified by a notary.
This topic in other countries
Mortgages for foreigners in other countries:
- Mortgages for foreigners in Georgia in 2026
- Mortgages for foreigners in Serbia in 2026
- Mortgages for foreigners in Kazakhstan in 2026
- Mortgages for foreigners in Turkey in 2026
- Mortgage for foreigners in Spain in 2026
- Mortgage for foreigners in the UAE in 2026
- Mortgage for foreigners in Thailand in 2026
About this country:
- Buying an apartment in Armenia: prices, taxes and residency
- Investment property in Armenia
- Armenia: residence, banks and taxes
- Armenia: moving and programmes
- Yerevan: a relocation guide
- Personal bank account in Armenia
FAQ
Can foreigners get a mortgage in Armenia?
What deposit does a non-resident need for a mortgage in Armenia?
What are mortgage rates in Armenia in 2026?
Do I need a residence permit for a mortgage in Armenia?
Does buying a flat give residency in Armenia?
What taxes are paid when buying a flat in Armenia?
Can a mortgage in Armenia be repaid early?
Which is better in Armenia: a mortgage or instalments?
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