Finding a flat in Yerevan is easy; finding the right one on fair terms takes a little local knowledge. Use this checklist to compare listings, negotiate the lease and avoid the problems newcomers run into most often.
How the Yerevan rental market works
Most long-term rentals in Yerevan are privately owned apartments let by individual landlords, often through a real-estate agent. Demand rose sharply after 2022, and while prices have since settled, well-renovated flats in the centre still move quickly. Listings are published on local property portals, in Facebook and Telegram groups, and by agencies. Prices are frequently quoted in US dollars, but payments are normally made in drams at an agreed exchange rate.
Step 1: decide what matters before you view
- Location: walking distance to work, a metro station or your children’s school is worth more than an extra room. Our living in Yerevan guide compares neighbourhoods.
- Heating: ask whether the flat has its own gas boiler, central heating or only electric heaters. Winter bills depend heavily on this.
- Building: newer buildings usually have lifts, better insulation and parking; older Soviet blocks offer larger rooms at lower rents but vary in maintenance.
- Floor and noise: higher floors are brighter and cleaner in winter air, but check the lift works reliably.
- Internet: confirm which providers serve the building — see our mobile and internet guide.
Step 2: understand the money
| Item | What is typical |
|---|---|
| Rent | Paid monthly in advance; some landlords ask for several months up front for a discount. |
| Deposit | Commonly one month’s rent, refundable at the end of the lease if there is no damage. |
| Agent fee | Often paid by the tenant, frequently equal to a share of or a full month’s rent. Agree it in writing before viewings. |
| Utilities | Electricity, gas, water, building maintenance and internet are usually paid by the tenant on top of rent. |
Clarify the currency and exchange rate in the contract. A clause fixing the rent in drams, or specifying which bank’s rate applies on the payment date, avoids disputes if the dollar moves.
Step 3: check the landlord and the property
- Ask to see the ownership certificate and the owner’s ID, and make sure the person signing is the owner or holds a notarised power of attorney.
- If there are several co-owners, confirm that all of them agree to the rental.
- Make sure the address on the ownership document matches the flat you are viewing.
Step 4: what the lease should contain
Insist on a written contract — ideally bilingual (Armenian and English). At a minimum it should state:
- The parties, their passport or ID details and the full property address.
- The term, the rent, the payment date, the currency and the exchange-rate rule.
- The deposit amount and the conditions for its return.
- Who pays each utility and building fee, and how meter readings are handled.
- Rules for early termination and the notice period for either side.
- Whether the landlord may raise the rent during the term.
- An inventory of furniture and appliances, with their condition.
A written lease is also important for residency and other procedures that ask for proof of address, so check that the contract meets those requirements before you sign — see our residency routes guide.
Step 5: move-in day
- Photograph every room, the meters and any existing damage, and send the photos to the landlord the same day.
- Record the electricity, gas and water meter readings in writing.
- Test the boiler, water pressure, all appliances and the internet connection.
- Get the utility account numbers so you can pay bills through Idram, Telcell or your bank app.
Taxes: what landlords owe
Individuals who rent out property in Armenia pay income tax on rental income — the State Revenue Committee has stated the rate as 10%, payable monthly or through an annual declaration. This is the landlord’s obligation, not the tenant’s, but it affects whether a landlord is willing to sign an official contract. A landlord who refuses any written agreement is a warning sign.
Red flags
- Pressure to pay a deposit before you have seen the flat or the ownership documents.
- Photos that do not match the apartment on viewing day.
- A “landlord” who is abroad and asks for payment to a foreign account.
- Refusal to include the deposit terms or inventory in the contract.
Rental comparison and handover worksheet
Compare cash required to move in separately from the ongoing cost. A refundable deposit still needs cash on day one. In this example, all figures must be entered in the same currency. Use the agreed rent, deposit and agent quote, not an assumed market average.
Move-in and monthly budget (AMD)
Illustrative defaults. Replace with your actual quotes in AMD.
Move-in cash = prepaid rent + deposit + agent fee. Monthly budget = rent + separate utilities. Other charges and utility prepayments are excluded. A deposit is cash tied up, not necessarily a final expense. Entries are not submitted.
Take this record to each viewing
Download the blank viewing and handover worksheet (TXT). It is free and requires no email address. Copy it into your notes or print it. It is an observation checklist, not a tenancy agreement.
| Record | How to use it |
|---|---|
| Listing address, floor and viewing date | Keep the listing link and your own photos together so two similar apartments are not confused. |
| Rent, currency and conversion rule | Write the actual payment amount and due date. Record how the rate is set if the quoted and paid currencies differ. |
| Deposit, agent fee and prepaid months | Keep each as a separate line. Record who receives each payment, when it is due and what written receipt you will receive. |
| Heating and utilities | Ask for recent winter and summer bills. Record whether heating, maintenance and internet are included or separate. |
| Handover evidence | Record meter identifiers and readings, key count, appliance condition, existing damage and the corresponding photo filenames. |
| Unresolved points | List repairs, promised furniture, deposit-return timing and any unclear clauses. Ask for written answers before signing. |
Illustration: with rent of AMD 200,000, a deposit of AMD 200,000 and a one-time agent fee of AMD 100,000, the first rent payment plus deposit and agent fee requires AMD 500,000. If separately paid monthly utilities are estimated at AMD 30,000, the ongoing monthly budget is AMD 230,000. These inputs are an arithmetic example, not a rental price survey. Actual bills, extra prepaid months and other charges can change the amount.
Worksheet added 25 October 2026. Keep personal identity documents out of a shared comparison sheet; ask the appropriate professional to check identity and ownership documents through a private channel.
When to use a service
If you are still abroad, do not speak Armenian or Russian, or need a contract that works for residency and banking, it is usually faster to use a relocation service. Our long-term rental service shortlists vetted apartments, attends viewings on your behalf and reviews the lease in English before you commit.
Official sources
- State Revenue Committee (rental income tax): petekamutner.am
- Cadastre Committee (property ownership records): cadastre.am
Last reviewed: September 2026. Rules and prices in Armenia change often — always confirm with the official source linked above before you act.