# Can a Non-Resident Buy Property in Armenia? (2026)

By Buy in Armenia editorial team
Updated: 2026-10-10
Canonical: https://buyinarmenia.com/guides/buying-property-in-armenia-as-non-resident/

## The short answer

Yes. Foreign citizens, including US citizens who do not live in Armenia, can normally own apartments and other premises in buildings. The limits are on land: non-citizens can hold title to land plots only for certain purposes, and agricultural land is closed to them. Buying property and getting residency are two separate things.

## What non-residents can own

| Property | Can a foreign citizen own it? |
| --- | --- |
| Apartment in a new or existing building | Normally yes |
| Commercial premises in a building | Normally yes |
| Plot for a private house or garden | Typically yes, for those purposes |
| Agricultural land | No (since a 2018 change to the Land Code) |

Foreign buyers who want land outside the permitted purposes typically lease it, or hold it through an Armenian-registered company. Both routes have tax and legal effects, so take advice before using them.

For most diaspora buyers this table is reassuring: an apartment in a Yerevan new build raises no ownership question at all. Browse [new builds in Yerevan](https://buyinarmenia.com/new-builds/in/yerevan/) to see what is available.

## The ID numbers you may be asked for

Armenian paperwork uses a Public Services Number (PSN, often called the social card number) and, for tax matters, a taxpayer number. Foreigners who are legally in Armenia can get a PSN certificate from the Migration and Citizenship Service. As of October 2026 the service lists it as free and issued on the spot, in person, through an authorized representative, or online for people with Armenian digital ID.

Which number your contract needs depends on the notary and the transaction, so ask the notary or the developer early. If someone signs for you, make sure your power of attorney lets them apply for these numbers on your behalf.

## Residency is separate

Buying an apartment does not on its own give you a residence permit. The government's residence guide lists grounds such as study, work, family ties, entrepreneurship and Armenian nationality (ethnicity); property ownership is not among them. For many diaspora buyers, Armenian descent is the more relevant route than the purchase itself.

The rules are changing. Amendments to the Law on Foreigners adopted on 20 January 2026 take effect on 1 November 2026: applications move online, an annual quota is introduced, investment becomes a ground for permanent residence, and the special residency status is abolished (existing holders keep it until it expires). Check the current rules with the Migration and Citizenship Service before relying on any route.

## Dual citizens and special status

Armenian citizens, including dual US-Armenian citizens, buy on the same terms as anyone in Armenia, land included. Holders of special residency status have been treated differently from other foreigners for land. Because that status is being abolished for new applicants, check how it applies to you with a lawyer before buying land. For an apartment it makes no difference.

## Documents to prepare

- A valid passport, with a notarized Armenian translation (the government portal lists this for foreign citizens at the notary).
- The PSN or taxpayer number the notary asks for.
- A power of attorney if someone signs for you: see [buying remotely](https://buyinarmenia.com/guides/buy-property-in-armenia-remotely-power-of-attorney/).
- Bank transfer receipts for every payment to the developer.

## Common questions

**Do I need to live in Armenia to buy?** No.

**Can I buy through a company?** Some buyers do, often for land. Tax and reporting effects differ in both countries, so speak to advisers first.

**Can a relative buy for me?** A relative can act for you with a power of attorney, but the owner registered is the person named in the contract. Registering the apartment in a relative's name means they own it.

**Is there a US reporting duty?** An apartment you hold directly in your own name is not reported on IRS Form 8938; Armenian bank accounts may need an FBAR. See [how to buy from the US](https://buyinarmenia.com/guides/buy-property-in-armenia-from-the-us/).

## Next steps

Pick a project, ask the developer for a draft contract and the permit, and read [taxes and fees](https://buyinarmenia.com/guides/taxes-and-fees-buying-property-armenia/) to budget the extras. You can also compare builders on our [developers page](https://buyinarmenia.com/developers/).

## Sources

- [Chambers Global Practice Guides, Investing In 2026: Armenia](https://gpg-pdf.chambers.com/investing-in-2026/22/)
- [ARKA via Farmlandgrab: foreign citizens and agricultural land (2018)](https://farmlandgrab.org/post/28071)
- [Migration and Citizenship Service: Public Services Number certificate](https://migration.mia.gov.am/en/acquiring-a-certificate-on-the-public-services-number-psn)
- [Hartak: Temporary and permanent residence](https://english.hartak.am/guides/temporary-permanent-residence)
- [EY Armenia: Amendments to the Law on Foreigners (2026)](https://www.ey.com/en_am/technical/tax-and-law-alerts/amendments-to-the-ra-law-on-foreigners)
- [Hartak: How to sell a house in Armenia](https://english.hartak.am/guides/how-to-sell-a-house-in-armenia)
- [IRS: Basic questions and answers on Form 8938](https://www.irs.gov/businesses/corporations/basic-questions-and-answers-on-form-8938)