Can Foreigners Buy Property in Armenia? The Deal Step by Step
By WSE.AM editorial team, edited by Mark Muzyka · Updated 23 October 2026
Can foreigners buy property in Armenia? Flats yes, land is disputed. Notary, Cadastre deadlines of 30 working days, registration times and official fees.
Yes, a foreigner can buy an apartment in Armenia: the Constitution restricts foreigners only in owning land, and there is no ban on flats. The purchase contract is certified by a notary, the application to the Cadastre must be filed within 30 working days, and the Cadastre registers the transfer on the 4th working day. The Cadastre fee for registering one right is 25,000 AMD and the notary state duty for a sale contract is 5,000 AMD.
Up to date as of 23 October 2026. This is not legal advice: laws change, check the source or a lawyer before acting.
Can foreigners own property in Armenia: flats and land
Apartments. Article 60, part 6 of the Constitution says that foreign citizens and stateless persons do not have the right to own land, except in cases set by law. It says nothing about apartments or premises, so there is no ban. When a flat is sold, the right to the share of land under the building passes to the buyer together with it, if that share is allocated and registered (Civil Code, article 564).
Land. This is a disputed point, so here is exactly what the law says:
- Land Code, article 4, part 3: foreigners and stateless persons cannot own land, only use it (for example, lease it). The exception is persons with special residence status.
- Part 3.1 of the same article (added by law ՀՕ-73-Ն of 16 January 2018) lifts this restriction for plots for household and garden use, for building and maintaining an individual house, public and industrial facilities, and apartment buildings.
- From 1 November 2026, the exception for "special residence status" is replaced by foreigners with a permanent residence permit granted for exceptional services to Armenia (law ՀՕ-13-Ն of 20 January 2026). People who received special status earlier keep their rights until it expires. This matters for diaspora Armenians who hold special status; see the new residence rules from November 2026.
The common claim that "a foreigner can hold land only through an Armenian company" is not written in the Constitution. How part 3.1 is applied in practice, and who exactly can register land under a house, is not spelled out clearly in the texts we checked. If you are buying a private house with a plot, ask a notary or lawyer to confirm the land can be registered in your name before you pay a deposit.
How the purchase works, step by step
1. Check the property. At the Cadastre you can order a single certificate on the property (10,000 AMD) and information on all restrictions (5,000 AMD). This shows the owner, encumbrances and bans. 2. Contract at the notary. A real estate sale contract is made in writing as one document and certified by a notary (Civil Code, article 562). The only alternative is the government's standard form with signatures confirmed through the Cadastre (article 299, part 4). 3. List of residents. For the sale of a flat or house, the list of people whose right to use the home is registered is an essential term of the contract (article 570). If such people exist, you should know before signing. 4. Filing with the Cadastre. The registration application must be filed no later than 30 working days from the day of notarisation. If this deadline is missed, the deal is void unless there is a valid reason (Law on State Registration of Property Rights, article 24). 5. Registration. The transfer of ownership is subject to state registration (Civil Code, article 563). The Cadastre registers it on the 4th working day after filing.
Applications can be filed electronically with identification by digital signature; for state bodies and legal entities electronic filing is mandatory.
Registration times at the Cadastre
| Option | Timing | Cadastre fee for one right |
|---|---|---|
| Standard | 4th working day after filing | 25,000 AMD |
| Faster | 3rd working day | standard fee x2 |
| Faster | 2nd working day | standard fee x3 |
| Urgent | within 2 working hours on the day of filing | standard fee x6 |
How much does it cost to buy a house or flat in Armenia: official fees
The property price itself is set by the market. These are the official transaction fees:
| Payment | Amount | Legal basis |
|---|---|---|
| Notary state duty for a contract transferring real estate (other than a gift) | 5,000 AMD | Law on State Duty, article 11 |
| Registration of the transfer at the Cadastre | 25,000 AMD (agricultural plot: 2,000 AMD) | Law on State Registration of Property Rights, article 73 |
| Single certificate on the property | 10,000 AMD | same law |
| Information on all restrictions | 5,000 AMD | same law |
| Preliminary registration mark on a notary's notice | 2,000 AMD | same law |
| Notary's fee for legal and technical services | not officially published, ask the notary |
How the buyer pays the seller (cash or bank transfer) is also worth discussing with the notary: we did not verify the official text of the rule on cashless payment for real estate.
Buying without coming to Armenia
If you cannot attend the signing, a representative can act for you under a power of attorney. For deals that require notarial form, such as buying a flat, the power of attorney must also be certified by a notary. The state duty for a power of attorney for real estate is 3,000 AMD.
If you are still choosing a district and a flat in Yerevan, leave a request for apartment selection and our team will send you options.
Sources
- Constitution of the Republic of Armenia (arlis.am)
- Land Code of the Republic of Armenia (arlis.am)
- Law ՀՕ-13-Ն of 20 January 2026 amending the Land Code (arlis.am)
- Civil Code of the Republic of Armenia (arlis.am)
- Law on State Registration of Property Rights (arlis.am)
- Law on State Duty (arlis.am)
Frequently asked questions
Can foreigners buy property in Armenia? Yes. The Constitution limits foreigners only in owning land, and there is no ban on apartments. The registered share of land under the building passes to you together with the flat.
Can a foreigner buy a house with land in Armenia? This is disputed. Article 4, part 3.1 of the Land Code lifts the restriction for plots for an individual house and some other uses, but confirm with a notary or lawyer before the deal that the plot can be registered in your name.
How long does property registration take? The Cadastre registers the transfer on the 4th working day after filing. For a higher fee it can be done on the 3rd or 2nd working day, or within 2 working hours on the day of filing.
What happens if the documents are not filed with the Cadastre in time? The application must be filed within 30 working days of notarisation. Otherwise the deal is void unless there is a valid reason.
How much are the fees when buying a flat in Armenia? The notary state duty for the sale contract is 5,000 AMD and Cadastre registration is 25,000 AMD. The notary's own service fee on top of the state duty is not officially published; the notary quotes it.
Can I buy a flat in Armenia without travelling there? Yes, through a representative with a power of attorney certified by a notary. The state duty for a real estate power of attorney is 3,000 AMD.
Read also
- Notary in Armenia: When You Need One and What It Costs
- Open a Bank Account in Armenia as a Non-Resident: Documents, Fees
- Buying an Apartment in Yerevan: Documents, Notary and Costs
- How Rooms Are Counted in Armenia: A Buyer's Guide
- Types of buildings in Yerevan: Stalin-era, Khrushchyovka, panel and monolith
- Real estate agency fees in Yerevan: who pays and how much