# Taxes and Fees When Buying in Armenia (2026 Guide)

By Buy in Armenia editorial team
Updated: 2026-10-10
Canonical: https://buyinarmenia.com/guides/taxes-and-fees-buying-property-armenia/

## The short answer

Closing costs on an Armenian apartment are small next to the price. Beyond the price you pay for a title check, the notary, Cadastre registration, a certified passport translation and bank wire fees. There is no separate transfer tax for the buyer in the official sources we checked. Once you own the apartment you pay a yearly property tax based on its cadastral value. All figures below are as listed by the sources on the date shown; fees change, so ask the notary for a written estimate before you sign.

## Costs at purchase

| Cost | Who usually pays | Amount (as of October 2026) |
| --- | --- | --- |
| Title check: unified certificate from the Cadastre Committee | Buyer | AMD 10,000, up to 3 working days (faster options cost more) |
| Cadastre registration of ownership | Buyer, unless agreed otherwise | AMD 25,000 service fee plus a state duty of AMD 1,000–20,000 (see below) |
| Notary fee | Agreed between the parties | Ask the notary for a written quote |
| Notarized Armenian translation of your passport | Buyer | Set by the translator and notary |
| Bank and wire fees | Buyer | Set by your US bank and the receiving bank |
| Lawyer (optional) | Buyer | Agreed with the lawyer |
| Power of attorney (if you use one) | Buyer | See [buying remotely](https://buyinarmenia.com/guides/buy-property-in-armenia-remotely-power-of-attorney/) |

**Registration fee: sources differ.** The government services portal Hartak lists a state registration fee of AMD 25,000 plus a state duty of AMD 1,000, with a standard result in 4 working days and faster options at AMD 50,000, 75,000 or 150,000. A law-firm guide updated in 2026 gives the same AMD 25,000 service payment but a state duty of AMD 20,000. In short, the duty is AMD 1,000–20,000 depending on source and service; confirm the amount with the notary or the Cadastre Committee when you sign.

**Ask the developer in writing** which of these costs are already in the price you were quoted. Practice differs between developers and between payment plans, and some developers handle the paperwork for buyers.

## Yearly property tax

Since 2021, property tax on apartments is calculated on a cadastral value meant to be close to market value, replacing much lower old valuations. The new tax was phased in over five years; from 2026 owners pay 100% of the calculated amount. It is paid once a year, by December 1, and you can look up the amount for a property online with its ownership certificate number or cadastral code.

The yearly rate for an apartment is progressive:

| Cadastral value | Yearly tax |
| --- | --- |
| Up to AMD 10 million | 0.05% |
| AMD 10–25 million | AMD 5,000 + 0.1% of the part above 10 million |
| AMD 25–47 million | AMD 20,000 + 0.2% of the part above 25 million |
| AMD 47–75 million | AMD 64,000 + 0.4% of the part above 47 million |
| AMD 75–100 million | AMD 176,000 + 0.6% of the part above 75 million |
| AMD 100–200 million | AMD 326,000 + 1% of the part above 100 million |
| Over AMD 200 million | AMD 1,326,000 + 1.5% of the part above 200 million |

Example: an apartment with a cadastral value of AMD 40 million pays AMD 20,000 + 0.2% of 15 million, or AMD 50,000 a year. These brackets are from EY's summary of the 2020 law; the government portal shows the same brackets as of October 2026, except 0.2% instead of 0.1% for the second band, which does not add up with the next band and looks like a typo. Check the figure for your apartment on the government lookup.

We found no separate rate for foreign owners. Owners of new buildings also pay building management and utilities; ask the developer what to expect.

## Rental income

If you rent the apartment out, the government portal lists rental income of individuals as taxed at 10% in Armenia (20% on the part of annual rent above AMD 60 million), declared and paid yearly. As a US citizen or resident you also report that rent on your US return, because US tax applies to worldwide income. How the two interact for you is a question for a tax adviser who knows both systems.

## Selling later

Sources differ here, so check before you buy if resale is part of your plan:

- The Hartak tax guide lists "income from property alienation" among income taxed at 10%, with sales by real estate developers taxed at 20%.
- PwC's tax summary says the sale of non-business property by an individual to another individual is exempt.

The answer may depend on who buys from you and whether you count as a developer or entrepreneur. Any gain is also reportable in the US.

## US reporting

- An apartment you own directly in your own name is not reported on IRS Form 8938.
- Armenian bank accounts are: if all your foreign accounts together exceed $10,000 at any time in the year, you file an FBAR with FinCEN.
- Holding property through a company changes this; ask a US tax professional.

## How to budget

1. Write down every payment, who receives it and when it is due.
2. Ask the notary for a written estimate and the developer for a written list of what the price includes.
3. Add your wire fees and, if you use one, the cost of a power of attorney and a representative.
4. Put the yearly property tax and building fees in your running costs.

Then go back to the [step-by-step guide](https://buyinarmenia.com/guides/buy-property-in-armenia-from-the-us/) or browse [new builds in Yerevan](https://buyinarmenia.com/new-builds/in/yerevan/).

## Sources

- [Hartak: Individual taxes (rates, property tax, rental income)](https://english.hartak.am/guides/individual-taxes)
- [Hartak: Register home ownership with the State Cadastre Committee](https://english.hartak.am/services/880ee31d-2b1d-4221-9bf3-0df353648034/offline)
- [Hartak: How to sell a house in Armenia (unified certificate)](https://english.hartak.am/guides/how-to-sell-a-house-in-armenia)
- [Armenian Lawyer: Registering a property purchase via e-Cadastre (fees)](https://armenian-lawyer.com/immigration/how-to-register-a-property-purchase-in-armenia-e-cadastre-steps-deadlines-and-when-first-registration-is-free/)
- [EY Armenia: Tax and law brief, August 2020 (property tax reform)](https://www.ey.com/content/dam/ey-unified-site/ey-com/en-am/documents/ey-armenian-tax-and-law-brief-august-2020.pdf)
- [PwC Worldwide Tax Summaries: Armenia, taxes on personal income](https://taxsummaries.pwc.com/armenia/individual/taxes-on-personal-income)
- [IRS: Basic questions and answers on Form 8938](https://www.irs.gov/businesses/corporations/basic-questions-and-answers-on-form-8938)
- [IRS: FBAR](https://www.irs.gov/businesses/small-businesses-self-employed/report-of-foreign-bank-and-financial-accounts-fbar)