Armenia in 2026: what changed for foreign buyers

Several things moved in Armenia in 2026 that touch foreign buyers: immigration law, rights over agricultural land, property tax and short-term rentals. Most of what follows comes from a local law firm's published notes and some news reports, and the key decrees were not read. Use it to brief your team and then confirm with your lawyer before quoting a rule to a client.

The new Law on Foreigners

The pages we read give 1 November 2026 as the start date of a new Law on Foreigners. An earlier page still carries an August 2026 date in its title, so do not rely on a date without checking. According to those pages:

• the ten-year special passport for ethnic Armenians is replaced by two ordinary documents: a one-year temporary residence permit and a five-year permanent residence permit
• the fees are reported as AMD 155,950 for the temporary permit and AMD 255,950 for the permanent one
• applications move to an online platform, permit.am, and applicants must attend in person for fingerprints and an electronic signature; embassies cannot take biometrics and a power of attorney cannot replace attendance
• ethnic Armenians keep direct access to permanent residence

For investors, a five-year fast-track permanent residence has been announced, but the amounts and the eligible assets are described as left to a government decree that was not published when those notes were written. In particular, nothing we read says that buying a flat qualifies. Until the decree appears, do not tell any buyer that a purchase leads to residence.

What is still unpublished

The notes we read say that several pieces had not been published: the qualifying amounts and the eligible assets for the investor route, the annual quota structure, the implementing regulations and the exact application workflow on the new platform. Until they appear, any figure you hear about investor residence is a guess. Ask your lawyer to tell you when the decree is adopted, and update your client script the same day.

Agricultural land

Foreign citizens are reported not to be able to own agricultural land. The notes add a change for people who held the old special passport: the land rights tied to it end with the passport, and holders of ordinary permanent residence lose direct agricultural land rights, with a one-year window reported to sell. If a client is an ethnic Armenian or a permanent resident who owns or wants farmland, send them to a lawyer before anything is signed.

Property tax in 2026

Annual property tax is reported to use value bands. For apartments the rate rises from 0.05 percent on lower values to 1.0 percent above AMD 200 million, with similar bands for houses and a flat 0.3 percent on commercial property. The same source says the phase-in reached 75 percent of the full rates in 2025 and 100 percent in 2026, and that payment is due by 1 December. Tell buyers that the tax grows with the cadastral value, and ask a tax adviser to confirm the figures for a given property.

Rental income and short lets

Sources do not agree on the tax on rent. One page gives a flat 10 percent, with a further 10 percent above AMD 60 million a year, due the following 1 July. Another says an individual may fall under the standard personal income tax rate of 20 percent unless registered as a sole entrepreneur. Do not quote a rate to an investor; ask a tax adviser how the owner should register.

For short-term lets, one law-firm page reports Government Decision N 136-N in force from 1 July 2026 and a notification platform launching on 15 October 2026 in phases by provider category. The same page says the duty reaches individual entrepreneurs and companies operating a hotel establishment, not most private hosts, and that Yerevan has no permit, register or night cap of its own. Check the current position before an investor buys a flat with a holiday-let plan.

Capital gains

The notes disagree: one says there is no capital gains tax when an individual sells to another individual, another gives 10 percent for individuals and non-residents. This matters to every investor. Say that treatment depends on the facts and send the buyer to a tax adviser.

Anti-money-laundering

Amendments to the anti-money-laundering law were reported in force from 8 August 2025, widening the professions that must register and giving notaries and the Cadastre a role in reporting donations of real estate. All property transfers are notarised. Agencies should make sure they know which category they fall into and how to report, see our briefing on serving expat buyers.

What to do now

• put the date next to every rule you give a client
• stop using "buy to get residence" language
• keep a short list of questions for your lawyer: investor route, agricultural land, tax on rent, tax on sale
• watch for the decree on investor thresholds
• review your short-let advice against the new notification rules

Working with D.H. Realting

D.H. Realting is a trilingual (Russian, English, Polish) overseas-property platform. We introduce buyers, including expats and cross-border buyers, and support the process. Agencies that handle the deal locally and want to be introduced to such buyers can contact us through our partners page.

This briefing is informational only and is not legal, tax or investment advice. Facts were checked on 12 October 2026 from the sources named in the text; rules change, so confirm with a local lawyer before relying on any point.