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 |
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
- Write down every payment, who receives it and when it is due.
- Ask the notary for a written estimate and the developer for a written list of what the price includes.
- Add your wire fees and, if you use one, the cost of a power of attorney and a representative.
- Put the yearly property tax and building fees in your running costs.
Then go back to the step-by-step guide or browse new builds in Yerevan.
Sources
- Hartak: Individual taxes (rates, property tax, rental income)
- Hartak: Register home ownership with the State Cadastre Committee
- Hartak: How to sell a house in Armenia (unified certificate)
- Armenian Lawyer: Registering a property purchase via e-Cadastre (fees)
- EY Armenia: Tax and law brief, August 2020 (property tax reform)
- PwC Worldwide Tax Summaries: Armenia, taxes on personal income
- IRS: Basic questions and answers on Form 8938
- IRS: FBAR
