Investing in Armenian real estate.
Numbers, taxes, strategy. Compared with other markets. Real yield ranges — no promises.
The Armenian market — a short briefing
Up-to-date market figures are being prepared by the Akcern team. Until they are cross-checked against the RA Cadastre and the Central Bank of Armenia, these figures remain pending validation.
Compared with other markets (as of 2026)
Cyprus
A strong investment-residency programme (from €300k), stable 4–6% yields — but the market is saturated and exposed to EU political swings.
Türkiye
High operating yield (7–10%) — but lira exchange-rate risk, political volatility, and rising thresholds for residency-through-property.
UAE
Strong infrastructure and a 0% income tax rate — but a high entry point ($500k+ in Dubai), with yields comparable to Armenia (5–8%) at substantially greater capital outlay.
Armenia
Low entry point (a real deal from $50k, large-deal segment from $200k), strong segment growth, a residency programme for non-residents, cultural and linguistic comfort for the diaspora. Trade-offs: less liquidity than Cyprus or Dubai, and a limited stock of $500k+ inventory.
Taxes and legal environment — a short briefing
Non-residents can buy property in Armenia without restrictions (with some exceptions for agricultural land). Rental income tax is 10% for individuals under the standard regime, or 1% on turnover under the simplified regime up to the applicable threshold. Tax treatment on resale depends on whether the counterparty is an individual or legal entity, and on the ownership history — confirm with our legal team for your specific situation. More on /services/legal and in the foreign-buyer guide on /international.
How we work with investors
- 01
Investment brief.
30–60 minutes of conversation, followed by a short document: your goals, horizon, risk profile, constraints.
- 02
Selection.
We prepare 3–5 properties to your parameters, each with a financial model (5-year IRR, operating metrics, sensitivities).
- 03
Deep dive on finalists.
Legal due diligence, independent valuation, a tax opinion.
- 04
Transaction support.
Lawyers, valuers, the bank — all inside Akcern, with no jumping between contractors.
- 05
After the deal.
If the property is for rent, we move into management. The portfolio is revalued annually.
Cost of our support
3% of the transaction value, with a minimum of AMD 800 000 — for a single investment. 1.5% and a bespoke arrangement for portfolio mandates (3+ properties or $1m+). Post-purchase asset management is 5–8% of the rental, per the management tariffs (see /services/management).
This page runs a dedicated assistant scenario. Enter parameters — budget, target yield, horizon — and the assistant returns two or three properties from the catalogue with a baseline yield model. This is not investment advice. It is material for a conversation with an investment adviser. The recommendation comes from a person, after full analysis.