Tax calculator Armenia: property pays 10% of the sale price when a business buys, shares and crypto pay nothing

Article 150(9) charges 10% on the total income received from the alienation of property. The base is the price, not the profit: the tax base is gross income less the deductions in article 147 (article 143(1)(1)), and what you paid for the property is not on that list. A sale below your purchase price pays the same 10% of what you receive as a sale at a profit.

Who buys decides whether the tax applies at all. Article 147(1)(16) deducts income from the alienation of property received from a natural person who is not an individual entrepreneur or a notary, so a sale to a private individual pays nothing. A company, an individual entrepreneur or a notary as buyer brings the 10% back. Land is deducted whoever buys it, whatever its designated purpose (article 147(1)(38)).

In the example a flat bought 6 years earlier for AMD 40,000,000 sells for AMD 60,000,000 in 2026, a profit of AMD 20,000,000. Sold to a company, the tax is AMD 6,000,000, 30% of the profit. The identical sale to a private individual pays AMD 0.

Rates used: 10% from article 150(9) and the buyer deduction in article 147(1)(16) of the Tax Code.

Article 150(11) sets 20% on income from the sale of a building, its apartments or other premises by a constructor. Article 145(1)(1) covers a natural person who is the constructor of a multi-apartment building, a subdivided building or a private residential house and sells to another natural person: the income is the actual price, or 80% of the immovable property tax base (the cadastral value) when there is no price or the price is lower.

The private-buyer deduction does not reach these sales. Article 147(1)(16) states that a developer's sale of a building, apartments or other premises to a private individual is not deducted income.

In the example a developer sells an apartment for AMD 70,000,000 against a cadastral value of AMD 100,000,000. The floor is AMD 80,000,000, so the tax is AMD 16,000,000. On the price alone it would be AMD 14,000,000, and the AMD 55,000,000 the developer spent building the apartment changes neither figure.

Rates used: 20% from article 150(11) and the 80% floor from article 145(1)(1) of the Tax Code.

Article 149(1)(2) and (3) deducts income from participation in an organisation's authorised or share capital (stock, share, unit), from other securities that prove an investment, and from investment-fund securities, including their sale or exchange. For these sales the article does not separate listed from unlisted holdings and sets no holding period, so a share sold a week after you buy it is deducted the same as one held for ten years.

In the example shares bought 3 years earlier for AMD 20,000,000 sell for AMD 50,000,000 in 2026. The AMD 30,000,000 gain pays AMD 0.

One exception depends on what the stake is in. Article 149(2)(3) removes the deduction when the participation was formed through a building, apartment, private house or other construction (unfinished ones included) and you sell it in the tax year you acquired it or in the 3 tax years after. That income pays 10% (article 150(15)). The test counts tax years, not days: a stake acquired in 2023 and sold in 2026 pays AMD 1,500,000 on a gain of AMD 15,000,000, while the same stake acquired in 2022 passed its last taxable year, 2025, and pays AMD 0.

Rules used: the deduction in article 149(1)(2) and (3) and the exception in article 149(2)(3) of the Tax Code.

Law HO-499-N of 4 December 2024 put the current crypto rules in force from 1 January 2025 to 31 December 2031 (the note to article 150). Article 147(1)(16.1) deducts income from the alienation of a crypto-asset, so the sale of an ordinary crypto-asset pays nothing.

Two kinds stay taxable. Crypto-assets that are unique in essence and not replaceable (NFTs), and crypto-assets created automatically as a reward for maintaining a distributed ledger or validating transactions, are carved out of the deduction by article 147(1)(16) and pay 1% under article 150(9.1).

For 2021 to 2024 the calculator reads a crypto sale as a sale of property under article 150(9): 10% of the proceeds, not of the gain. In the example a coin bought for AMD 5,000,000 and sold for AMD 18,000,000, a gain of AMD 13,000,000, pays AMD 0 in 2026 and AMD 1,800,000 in 2024.

Rules used: the deduction in article 147(1)(16.1), the 1% rate in article 150(9.1) and the property rate in article 150(9) of the Tax Code.

Six rules cost Armenian sellers more than the rates do.

• A loss does not lower a property tax. Property sold to a business is taxed on the price (article 150(9)), so a sale below your purchase price still pays 10% of what you receive.
• A developer's sale to a private individual is taxed, not deducted (article 147(1)(16)), and a price under 80% of the cadastral value is lifted to that floor (article 145(1)(1)).
• A stake formed through a construction is taxed when sold in the acquisition year or the 3 tax years after (article 149(2)(3)). The window counts tax years, so a stake bought in December and one bought in January of the same year have the same last taxable year.
• A share's gain is deducted, a dividend is not. Dividends pay 5% (article 150(8)) unless the stock is listed on the exchange operating in Armenia, where dividends received from 1 March 2020 to 31 December 2027 are deducted (article 149(1)(4)) and other dividends are not (article 149(2)(4)).
• A car sold to a company pays 10% of the price unless the company is a VAT payer holding a trade-in licence (article 147(1)(41)).
• The sale date decides the crypto rule. A coin sold the day before 1 January 2025 and the same coin sold on that day fall under different rules (note to article 150).

The property rates did not move in these years. Every record from 2021 to 2027 carries 10% on property sold to a business, 20% on a developer's sale and a deduction for securities, land and private-buyer sales. The 2027 record carries the year before it forward and is a planning year.

The general rate fell: 22% in 2021, 21% in 2022 and 20% from 1 January 2023 (article 150(1)). It does not touch sales, but it moves the tax on salary and other income in the same declaration.

Crypto changed on 1 January 2025. Ordinary crypto sales became deducted income under article 147(1)(16.1), and NFTs and validation rewards took the 1% rate of article 150(9.1). The rules run to 31 December 2031 (the note to article 150).

Declaring changed. For the 2023 and 2024 reporting years only listed groups declared, among them public officials and people who borrowed AMD 20,000,000 or more in the year (article 156(4.1)). From the 2025 reporting year every resident citizen declares, and Law HO-324-N of 24 October 2025 added article 156.1, under which the tax authority completes the declaration first.

One window closes. Dividends on stock listed on the exchange operating in Armenia are deducted only if received by 31 December 2027 (article 149(1)(4)).

The annual income tax declaration is filed from 2 March to 1 July of the year after the sale (article 156(4)(2)), and the tax is paid by 1 July (article 158(2)(2)). Sales made in 2026 are due by 1 July 2027.

From the 2025 reporting year every resident who is a citizen of Armenia declares (article 156(4.1)), and deducted income received from family members is not declared. The tax authority completes the declaration first from the data it holds, you can amend it inside the same window, and a completed declaration you leave alone counts as submitted (article 156.1).