سرمایه‌گذاری در املاک و مستغلات ارمنستان در مقابل گرجستان: راهنمای مقایسه ۲۰۲۶

آخرین به‌روزرسانی مه ۲۰۲۶

چرا این موضوع مهم است؟ Investors comparing Armenia and Georgia real estate in 2026 face updated tax regimes, new residence-by-investment thresholds in Georgia, ownership limits for farmland in both countries, and evolving transparency rules in Armenia. Understanding these moving parts is critical for underwriting cash flows, picking the right asset class, and structuring your entry into each market.

Market snapshot: price growth and transaction volumes

Georgia’s residential market continued its upward trend into 2026, with Tbilisi recording +3% year-on-year price growth in Q1 2026, transaction volume of $941 million, and 10,723 units sold — a 19% increase in volume over the prior year. The broader Georgian residential market recorded approximately US$4.3 billion in sales during 2024.

Armenia’s market has been more subdued. Official CBA data shows approximately 1.5% year-on-year price growth in 2025, with foreign buyers accounting for about 7.4% of transactions according to Cadastre figures. Local market commentary expects prices to remain broadly flat through 2026, though regional cities may see modest growth due to the continued mortgage interest refund availability outside Yerevan.

For deal sourcing and execution support in Armenia, see our guidance on معاملات املاک و مستغلات و اقامت از طریق سرمایه گذاری.

Taxation and capital gains compared

Armenia’s property tax now applies at 100% of cadastral value (effective January 1, 2026), completing the phase-in from 50% in 2024 and 75% in 2025. The progressive rate ranges from 0% to a maximum of 1.5% of cadastral value annually. There is no stamp duty, gift tax, or inheritance tax on real estate transfers.

Capital gains treatment in Armenia depends on the parties involved. Sales between individuals are exempt (0% tax). When the buyer is a legal entity or has permanent establishment status, a 10% withholding tax applies to residential property sales; commercial property or developer-type sales to a legal entity attract 20%.

Georgia does not levy capital gains tax on property held for more than two years by individuals. Rental income is taxed at 5% for registered residential landlords, or 20% if not registered. Georgia’s NAPR registration fees are structured in tiers: 150 GEL (4 business days), 270 GEL (1 day), or 350 GEL (same-day).

Separately, Armenia has tightened demand-side support in the capital: from 2025, the mortgage interest tax refund is available only to borrowers purchasing outside Yerevan. This removes a key purchasing incentive in the capital and may redirect end-user demand to regional cities. For more on Armenia’s fiscal environment, see our overview of مالیات در ارمنستان.

Residence by real estate investment

Georgia offers two clear real estate pathways to residence, both updated in 2026:

$150,000 path (1-year residence): As of March 2026, Georgia raised the minimum real estate investment for a one-year residence permit from $100,000 to $150,000. The property must be non-agricultural. This permit is renewable annually as long as ownership is maintained.

$300,000 path (5-year residence, no minimum stay): Investors who purchase and maintain $300,000+ in qualifying non-agricultural real estate for five years receive a longer-term residence permit with no minimum physical presence requirement — the holder can spend zero days per year in Georgia and still renew. After five years, this path leads to permanent residency eligibility.

Armenia — no fixed statutory threshold: Unlike Georgia, Armenia does not prescribe a specific investment amount for property-based residence. Property ownership alone does not qualify for a temporary residence permit. The applicant must demonstrate income-generating business activity (typically through an LLC or individual entrepreneurship generating rental or business income from the property). A new investor fast-track permanent residence route is expected by August/November 2026, but specific thresholds have not yet been published.

For guidance on structuring a property purchase to support residency, see our pages on اقامت از طریق سرمایه گذاری و اجازه اقامت.

Foreign ownership and land-use rules

ارمنستان: Foreigners enjoy the same property ownership rights as locals for residential, commercial, and industrial real estate. Under the Land Code, foreigners can own residential servicing plots, commercial/industrial land, and garden/household plots. However, agricultural land cannot be owned directly by foreign nationals — the standard workaround is to establish an Armenian LLC, which remains viable. After November 2026, only permanent residents with “exceptional services” status will be able to own agricultural land directly as individuals.

گرجستان: Georgia’s parliament approved a moratorium in November 2025 halting the sale of agricultural land to foreign individuals and companies until a constitutional ban comes into force. This is a pre-existing restriction, not a new 2026 development. Foreign investors retain full access to urban residential, commercial, and mixed-use properties without restriction. Georgia’s one-day property registration and straightforward legal framework make non-agricultural acquisitions efficient for international buyers.

Note: Rules on land use and foreign ownership can be granular. Before committing to land-backed projects, align structure and zoning with current law. Our team supports راه اندازی کسب و کار and title checks for Armenia-based deals.

Rental yields and income tax

Yerevan offers gross rental yields of 5–8% for long-term rentals, with short-term rental strategies potentially reaching higher returns depending on location and management. Tbilisi yields averaged approximately 8.1% in Q1 2026 according to TBC Capital data.

Armenia rental tax: A two-bracket system applies — 10% on the first AMD 60,000,000 (~USD 151,900) of annual rental income, with an additional 10% on amounts exceeding that threshold. This is not a flat 20% above the threshold.

Georgia rental tax: Registered residential landlords pay 5% on rental income. Unregistered landlords face 20%. The registration process is straightforward and strongly recommended for investment properties.

When modeling net yields, factor in Armenia’s higher annual property tax (now at full 100% cadastral value) versus Georgia’s generally lower holding costs, and adjust Yerevan projections for the removal of the mortgage interest refund that previously supported tenant-buyer conversion.

Transaction costs and timelines

ارمنستان: Registration costs AMD 45,000 (~USD 114) at the standard 4-working-day speed, or AMD 170,000 (~USD 430) for same-day (2-hour) processing. Notary fees run approximately AMD 20,000 (~USD 51). Agent commission is typically around 2% per side. The Cadastre encumbrance check costs AMD 10,000 (~USD 25) regular or AMD 60,000 (~USD 152) for same-day. Total practical timeline from offer to registered ownership is 1–2 weeks for straightforward transactions, with the Cadastre delivering registration by the 4th working day as standard.

گرجستان: NAPR registration fees are 150 GEL (~USD 55) for 4-day processing, 270 GEL (~USD 99) for 1-day, or 350 GEL (~USD 128) for same-day. Georgia’s one-day registry option and ability to complete purchases via power of attorney make remote transactions practical. Both countries offer realistic 3–6 week timelines for the complete acquisition process including due diligence.

Regulatory reforms and transparency

Armenia is moving to improve market integrity. Proposed legislation would require online real estate listings to be verified against registry data and introduce licensing for brokers, with implementation envisaged by 2027. These measures should reduce fake or duplicative listings and clarify agent accountability, improving buy-side diligence for foreign investors.

Georgia benefits from an already-established transparent legal framework, one-day property registration, and a well-developed digital infrastructure for title searches. The combination of legal clarity and processing speed has made Georgia a popular choice for investors who prioritize administrative simplicity.

Investors comparing both markets should note that Armenia’s reforms, once fully implemented, could level the transparency playing field — potentially creating a window where improved data quality coincides with lower entry prices relative to Georgia.

سوالات متداول

نتیجه: For 2026, the Armenia vs Georgia real estate investment decision depends on your priorities. Georgia offers clearer residence-by-investment pathways, higher market liquidity, accessible non-resident mortgages, and stronger recent price growth. Armenia offers lower entry prices, 0% capital gains for individual sellers, an upcoming investor fast-track PR route, and improving transparency. Both markets restrict foreign agricultural land access, and both offer practical 3–6 week acquisition timelines. To structure your entry, model taxes, and execute in either market — contact our real estate team.