Erbil · Sulaymaniyah · Duhok
Independent buyer-side advice for diaspora families, USD investors and foreign residency buyers: real price bands, title status, transfer fees and net yields for 26 master-planned developments, before you meet a developer’s sales team.
Featured developments
Entry bands, gross yields, service charges and title track for the projects buyers ask us about most. Each card opens a full dossier.
Rams Global · Airport Road / 120m corridor
Empire World / Hewa Group · 100m Road & Airport Road (Golden Zone)
Local master developer · Airport Road / 100m Road
Gulan Park / WTC partners · Gulan Street (40m, Golden Zone)
Boulevard Development · Central / 100m–Airport link
Qaiwan Group · Goizha mountain foothills
Garden City Development · Malik Mahmoud Ring Road / Kurdsat
Avro City Development · Western Duhok corridor
Benchmarks compiled November 2026 from developer price lists, partner brokerage listings and resale transactions. Gross yields marked “est.” are derived from published rent and price bands. Methodology
Acquisition & yield estimator
Pick a project and see closing costs under Government Tapu, a developer contract assignment or a direct off-plan plan, then the net USD yield after service fees.
Investment Brief · KRG Property
Gross 7.4% · payback 17.4 years
| Purchase price | $155,000 |
|---|---|
| Tapu transfer (~3% of assessed value) + stamps | $3,970 |
| Developer name-change fee | $0 |
| Buyer brokerage | $2,325 |
| Legal, title & NOC checks | $750 |
| Total closing costs | $7,045 |
| Cash required upfront | $162,045 |
| Gross annual rent | $11,400 |
|---|---|
| Less service fees | −$1,500 |
| Less 5% vacancy reserve | −$570 |
| Net annual cashflow | $9,330 |
$1,047 / m² against the Erbil apartment reference average of $1,112 / m².
Explore by city & corridor
20 profiled developments from $50,000 to $2,700,000+, the region’s deepest resale and corporate lease market.
4 profiled developments under Mount Goizha, from $70,000 apartments to $960,000 villas.
2 profiled communities from $52,000, held long-term by European Kurdish diaspora families.
Four buyer pathways
The biggest risk in Kurdistan real estate
Most disputes we see start with a buyer who thought a company sales agreement was a title deed. Here is the difference in five lines.
| Question | Government Tapu (Form 25) | Developer Contract (Grêbest) |
|---|---|---|
| Who registers it | Real Estate Registration Directorate (Tapu office), KRG Ministry of Justice. Form 25 title in your name. | The developer’s own sales administration. Your name replaces the seller’s on the company sales agreement (Grêbestî Kompanya). |
| What you own | Absolute, state-backed ownership of the subdivided villa or apartment (Mulk Sirf). | A contractual right against the developer until the unit’s own Tapu is subdivided from the project’s Master Tapu. |
| Transfer cost | ~3% of the government-assessed value (often 70% – 90% of the contract price), customarily split buyer/seller, plus stamps and clearances. | Private name-change fee of $500 – $3,500+ flat, or 1% – 2% of contract value. Not set by any state schedule. |
| What can block it | Encumbrances or unpaid municipal and tax clearances on the deed. | Overdue installments, unpaid service, generator or Runaki bills (no NOC), and lock-ups requiring 30% – 50%+ paid before any assignment. |
| Verify by | Non-Encumbrance Certificate from the issuing Tapu office before any deposit. | The developer’s Master Tapu and KBI licence, the original contract chain and a written Compound NOC. |
Side-by-side comparisons
Private consultation & sourcing
Buyers, landlords and corporate housing managers use us to source units, check title and NOC status, and get a straight answer on fees before money moves.
Your reference is KRG-0000-0000. Keep it for any follow-up.
