Agency
Frequently asked questions
The legal side of property transactions in Armenia: ownership, notary, inheritance, tenancy.
Ownership and rights
Can a foreigner buy real estate in Armenia?
- Yes, foreign citizens can purchase apartments, houses, commercial spaces, and other real estate in Armenia.
- The only restriction applies to agricultural land, which foreigners cannot own (they can only lease it).
What is considered real estate?
Land plots, subsoil sections, isolated water bodies, forests, buildings, structures, and other property firmly attached to the land, the separation of which is impossible without disproportionate damage to their purpose or the purpose of the land plot.
What is the difference between shared and joint ownership?
- Shared ownership: Each owner has a clearly defined share (e.g., 1/2, 1/3). An owner can dispose of their share (sell, donate), subject to the right of first refusal of the other owners.
- Joint ownership: The property belongs to all owners simultaneously without specified shares (e.g., joint property of spouses). The consent of all owners is required for any transactions.
How is property acquired during marriage divided?
- Property acquired during marriage is considered the joint property of the spouses and is divided equally (50/50) in the event of separation, unless a prenuptial agreement specifies otherwise.
- Property acquired by one of the parties before marriage, or received during the marriage as a gift or inheritance, is not subject to division.
Transaction and notary
How is the sale of real estate conducted?
The parties agree on the terms, documents and restrictions are checked, the contract is notarized, and then the transfer of rights is registered with the Cadastre.
What is the role of the notary?
The notary verifies the identities and legal capacity of the parties, the legality of the documents, the presence of restrictions on the property (arrests, mortgages), and notarizes the transaction agreement.
What documents are required?
- Passports and social cards (public service numbers) of the parties.
- Certificate of ownership (registration certificate).
- Unified statement from the Cadastre (confirming the absence of encumbrances on the property).
- Certificate of no tax liabilities (from the municipality/local self-government body).
- Marriage certificate (if the property is jointly owned).
What is the difference between a will and a donation (gift)?
- Donation: Ownership is transferred to the donee immediately upon signing the contract and registering it with the Cadastre (during the donor's lifetime).
- Will: Ownership is transferred only after the testator's death, and the testator can change or revoke the will at any time.
Tenancy and other
How is an apartment lease agreement concluded?
A written agreement is signed between the landlord and the tenant. If the term exceeds 1 year, the agreement is subject to notarization and state registration with the Cadastre. The contract specifies the rent amount, payment terms, utility payment arrangements, and conditions for termination.
What is a mortgage?
A mortgage is a targeted loan (usually long-term) provided secured by real estate. The property remains the ownership of the borrower (buyer) but is pledged to the bank as collateral to secure the loan repayment.
What is an easement (servitude)?
An easement is the right of limited use of another person's land plot or other real estate (e.g., for passage, water supply, running power lines, or other needs).
What is the statute of limitations?
The statute of limitations is the period during which a person can apply to the court to protect their violated rights. The general statute of limitations established by the Civil Code of the Republic of Armenia is 3 years (different periods may be set for certain specific claims).
These answers are for general guidance and do not replace legal advice.
Agency
We reply within one working day. We arrange viewings, check the documents and see the transaction through to registration with the Cadastre.