The short answer
Yes, US citizens can buy an apartment in Armenia, and most of the work can be done from the US. You pick a project, check the paperwork, sign the contract in Armenia (in person or through someone holding your power of attorney), pay by bank transfer, and the State Cadastre Committee registers you as the owner. Ownership of the apartment is open to foreigners; ownership of land is more restricted.
Who can buy
- An apartment in a new building: open to foreign citizens, including US citizens without an Armenian passport.
- A house with its own plot: foreign citizens can typically hold title to a plot only for certain purposes (such as a private house or gardening), and agricultural land is off limits. Have a lawyer check the plot before you commit.
- Residency: not needed to buy, and buying does not give you a residence permit by itself. Our non-resident guide covers this.
The process, step by step
- Shortlist projects. Compare districts, price per m² (1 m² is about 10.8 ft²) and delivery dates. Start with new builds in Yerevan or browse by developer.
- Ask the developer for documents. Before paying anything, ask for the construction permit, proof of who owns the land, and a draft contract.
- Check the title. A “unified certificate” from the Cadastre Committee shows the registered owner and any pledge or restriction. As of October 2026 the government portal lists it at AMD 10,000 for the standard service (up to 3 working days).
- Reserve. Developers often hold an apartment for a short time against a deposit. Get the terms in writing and pay only to the company account.
- Sign the contract. Sales are signed at a notary, or for simple sales between parties who all attend in person, at a Cadastre Committee office. When anyone signs by power of attorney or payment is staged, the government portal points you to a notary. For a building still under construction the contract form is different; ask the developer and the notary which one applies.
- Pay. In one transfer or by the schedule in the contract, to the developer’s company account.
- Register. The purchase is registered with the Cadastre Committee. The government portal lists a standard result in 4 working days. Ownership passes on registration, not on signature.
If you are in the US Signing (step 5) and filing (step 7) are the steps that normally need a person in Armenia. A relative or lawyer can do both for you with a power of attorney. See buying remotely with a power of attorney.
What it costs to close
On top of the price, budget for the notary, Cadastre registration, a certified translation of your passport, bank wire fees and, if you use one, a lawyer. Registration fees are listed differently by different sources (see our taxes and fees guide), so ask the notary for a written estimate before you sign. Owners also pay a yearly property tax.
Paying from the US
- Pay by bank transfer, never in cash. Armenian law requires large payments for property to be non-cash, and the notary and the Cadastre will want proof of payment.
- Agree the currency in writing. Prices on this site are shown in US dollars, converted from the developer’s prices. Armenian currency law generally sets the dram (AMD) as the currency for prices inside Armenia, with exceptions, so ask the notary how the contract will state the price and which exchange rate applies on payment day.
- Ask your US bank about international wire fees, limits and how long a wire to an Armenian bank takes.
Risks of buying off-plan
Most new builds are sold before completion. The main risks are late delivery, changes to layout or finishes and, in some cases, a stalled project. Armenia’s consumer-protection regulator reported delayed handovers in its 2025 review of the sector, and proposals to protect buyers’ payments were still under discussion in April 2026. Read stages and delivery risk before you pay a deposit.
US tax reporting
An apartment you own directly in your own name is not reported on IRS Form 8938. An Armenian bank account is different: if your foreign accounts together exceed $10,000 at any time in the year, you file an FBAR. A US tax professional can tell you what applies to you.
Common questions
Do I need an Armenian bank account? Not necessarily: you can wire from the US to the developer’s account. Some buyers open one to pay a schedule in drams.
Do I need to fly to Armenia? No, if someone signs for you with a power of attorney. One short trip lets you sign yourself and see the building.
Can I check the developer? Look at buildings they have already handed over, and compare their projects on our developers page.
Sources
- Chambers Global Practice Guides, Investing In 2026: Armenia
- Hartak (Armenian government services portal): How to sell a house in Armenia
- Hartak: Register home ownership with the State Cadastre Committee
- Law on Currency Regulation and Currency Control (ARLIS)
- PanArmenian: regulator’s review of the housing market (April 2026)
- IRS: Basic questions and answers on Form 8938
- IRS: Report of Foreign Bank and Financial Accounts (FBAR)
