Bnakaran.com is Armenia’s leading real estate marketplace with thousands of apartments, houses, and commercial properties. The platform connects buyers, renters, and sellers across Yerevan and Armenia’s regions, offering professional photography and listings from both owners and agencies. Armenia recorded 247,916 property transactions in 2024, marking a 12.88% annual increase.
What Makes Bnakaran.com Armenia’s Premier Real Estate Platform
Bnakaran.com operates as Armenia’s most established real estate marketplace. The platform hosts thousands of listings across apartments, houses, commercial spaces, and vacation homes.
Professional real estate photography distinguishes listings on the site. Property owners and real estate agencies both use the platform, creating a diverse inventory that spans budget apartments to luxury penthouses.
The platform covers all major property categories. Residential listings include apartments in new buildings, secondary market properties, and standalone houses. Commercial real estate spans office spaces, retail locations, and industrial properties. Land parcels and vacation homes round out the offerings.
You can browse listings by district, price range, room count, floor level, and building type. The search filters let you narrow down thousands of properties to match your specific requirements.
Bnakaran.com positions itself as the leading real estate marketplace in Armenia, competing directly with platforms like List.am, MyRealty.am, and Estate.am.
Armenia Real Estate Market Statistics You Should Know
Armenia’s property market delivered strong numbers in 2024. The country recorded 247,916 transactions, reflecting a 12.88% year-on-year increase. This growth signals sustained investor confidence and buyer activity.
Yerevan dominated transaction volumes. The capital accounted for 27.79% of total transactions, with heightened activity in Kotayk, Ararat, and Armavir regions following close behind.
Price trends showed consistent upward movement. The average market value of real estate in apartment buildings in Yerevan increased by 8.8% in 2024, reaching 426,800 drams per square meter.
Primary registration transactions increased by 30.44%, while mortgage transactions saw an 18.77% rise. These figures demonstrate strong activity in both new construction and financed purchases.
The residential segment leads market demand. Government mortgage subsidy programs like “Affordable Housing” support consistent buyer interest from urban residents, repatriates, and foreign buyers.
Your entry timing matters. The income tax refund program for mortgage buyers ended in Yerevan on January 1, 2025, but continues in other regions until 2027 and 2029. This shift may affect pricing dynamics between capital and regional properties.
How to Search Properties on Bnakaran.com
Start your search on Bnakaran.com by selecting your property type. The main categories are split between residential (apartments, houses) and commercial (offices, retail spaces, industrial properties).
Choose between for-sale and rental listings. Each category offers separate search filters to match your transaction type.
Location filters let you narrow by city, district, or specific street. Yerevan listings break down by administrative districts: Kentron (Center), Arabkir, Davitashen, Ajapnyak, and others.
Price range sliders help you set minimum and maximum budgets. You can filter by total price for purchases or monthly rent for leases.
Property specifications include:
- Room count (1-bedroom to 5+ bedrooms)
- Total square meters
- Floor level and total building floors
- New construction versus the secondary market
- Renovation status (euro renovation, designer renovation, cosmetic renovation, or needing repairs)
Building type filters distinguish between new developments, stone buildings from the Soviet era, and panel buildings. This matters because construction quality and resale value vary significantly across building types.
Additional filters cover parking availability, elevator access, balconies, and ceiling height. High ceilings typically indicate older, more desirable buildings in central districts.
Review listing photos carefully. Professional photography on Bnakaran.com helps you assess property condition before scheduling viewings.
Contact information appears directly on each listing. You can reach property owners or their representative agencies through phone numbers or inquiry forms.
Bnakaran.com vs Other Armenia Real Estate Platforms
Bnakaran.com competes with several established platforms in Armenia’s real estate market.
List.am offers broader classified listings beyond real estate, creating a high-traffic environment. You’ll find extensive property listings, but mixed quality since anyone can post. The platform works well for finding direct-owner deals without agency commissions.
MyRealty.am focuses exclusively on real estate with a clean interface and robust search filters. The platform emphasizes professional listings and agency relationships.
Estate.am serves as another specialized real estate marketplace with strong agency partnerships. Professional agents maintain most listings, which typically means vetted properties but potentially higher commission costs.
Banali.am differentiates itself with virtual reality room tours and direct mortgage applications through the website. The platform offers VR room tours and allows online mortgage applications with customizable monthly payment filters.
Your platform choice depends on your priorities. Direct owner listings appear frequently on List.am and Bnakaran.com, potentially saving you the buyer’s portion of agency fees. Professional agencies dominate MyRealty.am and Estate. am offering more support but higher costs.
Cross-platform searching makes sense. The same property often appears on multiple platforms, but pricing and contact details may vary. Compare listings across platforms before committing.
Yerevan Neighborhoods and Price Ranges on Bnakaran.com
Kentron (Center) commands premium prices across Yerevan. The community holds the highest prices at an average of 905,600 drams per square meter, with annual growth of 8.1%.
Arabkir follows as the second most expensive district. Prices reached 637,300 drams per square meter with an annual growth of 8.4%. The area attracts families seeking quality schools and green spaces.
Davitashen offers middle-market options. Properties averaged 476,700 drams per square meter with the strongest annual growth of 11.3%. This acceleration suggests rising buyer interest in more affordable central-adjacent areas.
Nubarashen represents the budget entry point. The community maintained the lowest housing prices at 229,900 drams per square meter, with annual growth of 7.3%.
The price gap between premium and budget districts creates clear trade-offs. Kentron delivers a central location, walkability to restaurants and offices, and stronger resale liquidity. Peripheral districts offer more square meters per dollar and newer construction.
New construction concentrates in developing areas. You’ll find the most new building projects in Ajapnyak, Malatia-Sebastia, and Kanaker-Zeytun. These districts combine lower land costs with modern amenities.
Tourist regions show price momentum. Areas like Dilijan, Jermuk, Sevan, and Goris experienced price growth over 20% in 2024 due to a World Bank program investing $100 million in tourist infrastructure.
Commission Fees and Transaction Costs
Real estate agents in Armenia typically charge both parties. The standard commission fee is 2% from the seller and 2% from the buyer, totaling 4% of the transaction value.
You pay your 2% buyer commission separately from the purchase price. Factor this into your budget when calculating affordability.
Direct-owner listings on Bnakaran.com can eliminate the buyer’s commission. Search for listings marked “from owner” or “no agency fee” to identify these opportunities.
Property tax calculations changed in 2026. Armenia switched to market value assessment, abandoning cadastral valuation. Tax rates range from 0.05% to 1.5% depending on property type and purpose.
Transaction registration fees apply through the State Committee of Real Estate Cadastre. These government charges cover ownership transfer and typically amount to a small percentage of the sale price.
Notary services add another cost layer. Armenia requires notarized purchase agreements for real estate transactions, with fees scaling to property value.
Budget approximately 3-5% of the purchase price for total transaction costs when using an agent, or 1-3% for direct purchases plus taxes and legal fees.
Foreign Buyers’ Guide to Using Bnakaran.com
Armenia welcomes foreign real estate investment with minimal restrictions. Foreigners enjoy unrestricted ownership rights, with full privileges including acquisition, retention, leasing, sale, and inheritance on equal footing with residents.
No residence permit requirement exists for property purchase. You face no obligation to secure a residence permit or demonstrate any specific ties to Armenia.
Agricultural land represents the sole exception. Foreign individuals must establish a legal entity and acquire agricultural land under the entity’s name, or obtain special residency status to directly own agricultural land.
Property investment can support residence permit applications. Real estate ownership strengthens your case for temporary or permanent residence, though purchase alone doesn’t guarantee approval.
Currency considerations matter. You can transact in Armenian Drams (AMD), U.S. Dollars, or Euros. Mortgage loans in USD typically offer lower interest rates than AMD loans.
Title verification deserves attention. Hire a local attorney to confirm a clean title, verify building permits match actual construction, and ensure no liens or encumbrances exist.
Tax planning requires professional advice. Capital gains tax treatment for non-residents depends on ownership duration and property type. Consult a local tax specialist before purchase.
Rental income taxation applies to foreign owners. Armenia taxes rental income, with rates varying based on your residency status and total income levels.
Final Thoughts
Bnakaran.com serves as Armenia’s most comprehensive real estate marketplace, connecting you to thousands of properties across all price ranges and districts. The platform works equally well for local buyers and foreign investors seeking Yerevan apartments or regional properties.
Armenia’s real estate market demonstrated strength through 2024 with nearly 248,000 transactions and consistent price growth. Your timing for entry depends on whether you prioritize Yerevan’s established districts or emerging regional markets.
Compare listings across multiple platforms, verify legal documentation carefully, and factor in all transaction costs beyond the listing price. Direct-owner listings can save you the buyer’s commission, but professional representation offers value for complex transactions or foreign buyers navigating local requirements.
FAQs
Is Bnakaran.com free to use for buyers?
Yes, browsing and searching listings on Bnakaran.com costs nothing. You only pay if you hire an agent to represent you, which typically costs 2% of the purchase price.
Can foreigners buy property through Bnakaran.com?
Foreign nationals can purchase most property types in Armenia without restrictions. Agricultural land requires either establishing a local company or obtaining special residency status.
How do Bnakaran.com prices compare to actual market values?
Listing prices on Bnakaran.com often start above market value, allowing negotiation room. Research recent sales in your target district and expect to negotiate 5-10% below asking prices.
What’s the average rental yield in Yerevan?
Yerevan’s average gross rental yield is about 7.8% citywide, with net yields around 6% after expenses like management, maintenance, and vacancy allowances.
Do I need a real estate agent when using Bnakaran.com?
Direct-owner listings let you negotiate without agents. For complex transactions, new construction, or if you’re unfamiliar with Armenian property law, an agent provides valuable guidance despite the 2% fee.
