Buying Property in Kurdistan: Buyer & Legal Guide

The roadmap

Eight steps from selection to transfer

Define the brief
City, corridor, budget in USD, ready unit or installments, and whether you need rent, a family home or residency. Compare cities
Shortlist and price-check
Compare entry bands, price per m² and service fees across projects; ask for the title track of each unit, not just the project. Open the directory
Confirm who can own what
Iraqi Unified ID holders can own any property; foreign nationals buy apartments and licensed compound units under Law No. 4 of 2006. Foreign ownership rules
Verify title before any deposit
For Tapu: a Non-Encumbrance Certificate from the issuing office. For developer contracts: the Master Tapu, KBI licence, original contract chain and a Compound NOC. Tapu vs developer contract
Model the full cost
Tapu ~3% of assessed value or a developer name-change fee, 1% – 3% brokerage, legal checks, and running costs from $45 to $400+ a month. Run the calculator
Arrange signing and payment
In person, or from abroad through an Iraqi Embassy Special POA. Settle in USD through a developer treasury or bank wire with proof of funds. Embassy POA guide
Transfer and register
Tapu transfer at the Real Estate Registration Directorate, or contract assignment in the developer’s office once installments and dues are cleared. Closing costs schedule
After closing
Residency filing for foreign buyers, Asayish registration for every tenant, and Runaki / generator accounts moved into your name. Landlord guide

Guides by buyer type

Find the rules that apply to you

Jump to: Local Buyer · Overseas Diaspora · Foreign Residency Investor · Landlord / Seller

Local Buyer

Iraqi and Kurdistan citizens holding the Unified National Card own any property type outright (Mulk Sirf). The risk is not eligibility but paper: a developer contract that never becomes a Tapu, or a resale blocked by unpaid dues.

Tapu vs developer contractHow master-land subdivision works, developer name-change fees of $500 – $3,500+, lock-up clauses and verifying the Master Tapu.Closing costs & fees~3% Tapu registration on assessed value, developer transfer fees, 1% – 3% commissions, 1-month leasing fee and 10% rental tax.Off-plan & developer vetting0%-interest USD payment plans, no Western-style escrow, developer delivery records and late-handover clauses.Service fees & RunakiMonthly charges from $45 to $400+, how Runaki replaces neighbourhood Ampere generators, and the effect on net yield.

Overseas Diaspora

Buying from the UK, Germany, Sweden, the Netherlands, the US or Canada works through a Special Power of Attorney executed at an Iraqi embassy or consulate. The two traps are a general POA, which Tapu offices routinely reject, and an expired legacy ID.

Tapu vs developer contractHow master-land subdivision works, developer name-change fees of $500 – $3,500+, lock-up clauses and verifying the Master Tapu.Embassy POA (Wakalay Taybat)The Unified National Card requirement, Special versus General POA, and the MOFA and KRG Ministry of Justice attestation chain.Closing costs & fees~3% Tapu registration on assessed value, developer transfer fees, 1% – 3% commissions, 1-month leasing fee and 10% rental tax.Off-plan & developer vetting0%-interest USD payment plans, no Western-style escrow, developer delivery records and late-handover clauses.Service fees & RunakiMonthly charges from $45 to $400+, how Runaki replaces neighbourhood Ampere generators, and the effect on net yield.USD settlement & bankingTreasury cash settlement, Kurdistan commercial banks, SWIFT realities and proof-of-funds compliance.Landlord & managementFurnished versus unfurnished yields, 6-to-12-month leases, the 1-month management fee and Asayish tenant registration.Selling & NOC clearancePricing resales against developer inventory, Compound NOC and tax clearance, fee splits and moving USD proceeds.

Foreign Residency Investor

Non-Iraqi nationals can buy apartments and units inside Kurdistan Board of Investment licensed projects in their own name. A residential purchase of $50,000 or more supports a renewable residency permit for the buyer, spouse and minor children.

Foreign ownership & Law No. 4Investment Law No. 4 of 2006: why foreigners can own apartments and licensed compound units, and why standalone land is restricted.$50k residency routeQualifying developments, the $50,000 contract or deed minimum, 1-to-5-year renewable permits, spouse and child inclusion.Tapu vs developer contractHow master-land subdivision works, developer name-change fees of $500 – $3,500+, lock-up clauses and verifying the Master Tapu.Closing costs & fees~3% Tapu registration on assessed value, developer transfer fees, 1% – 3% commissions, 1-month leasing fee and 10% rental tax.Off-plan & developer vetting0%-interest USD payment plans, no Western-style escrow, developer delivery records and late-handover clauses.USD settlement & bankingTreasury cash settlement, Kurdistan commercial banks, SWIFT realities and proof-of-funds compliance.

Landlord / Seller

Owners letting or selling need three things in order: the lease registered with Asayish, compound dues cleared for a No Objection Certificate, and a realistic price against the developer’s own installment inventory.

Tapu vs developer contractHow master-land subdivision works, developer name-change fees of $500 – $3,500+, lock-up clauses and verifying the Master Tapu.Closing costs & fees~3% Tapu registration on assessed value, developer transfer fees, 1% – 3% commissions, 1-month leasing fee and 10% rental tax.Service fees & RunakiMonthly charges from $45 to $400+, how Runaki replaces neighbourhood Ampere generators, and the effect on net yield.Landlord & managementFurnished versus unfurnished yields, 6-to-12-month leases, the 1-month management fee and Asayish tenant registration.Selling & NOC clearancePricing resales against developer inventory, Compound NOC and tax clearance, fee splits and moving USD proceeds.

Title pathways

Government Tapu or developer contract

Independent Tapu Developer Contract The single most important distinction in Kurdistan property.

Government Tapu versus developer company contract — what changes for the buyer
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.

Read the full Tapu vs developer contract guide Check your ownership and residency eligibility

Numbers to know

Fees, taxes and thresholds in one table

Key statutory and market figures every buyer should know (USD)
Item	Benchmark	Who pays / when	Guide
Tapu transfer (registration)	~3% of assessed value	Customarily split buyer/seller; assessed value often 70% – 90% of price	Closing costs
State stamps & clearances	≈ $250	Buyer, at the Tapu office	Closing costs
Developer name-change fee	$500 – $3,500+ or 1% – 2%	Buyer or seller by agreement; not set by any state schedule	Tapu vs contract
Off-plan lock-up before resale	30% – 50%+ paid	Seller must reach it before assignment	Off-plan vetting
Off-plan down payment	15% – 30%	Buyer at signing; 0%-interest USD plans	Off-plan vetting
Secondary brokerage	1% – 3%	Commonly 1% – 2% each side; 0% to buyer on direct off-plan	Closing costs
Leasing commission	1 month’s rent	Usually the tenant or employer	Landlord guide
Property management	1 month’s rent per year	Landlord (≈ 8.3% of gross rent)	Landlord guide
Rental revenue tax	10%	Landlord, on assessed annual lease value	Closing costs
Compound service fee	$45 – $400+ / month	Owner; must be cleared for any NOC	Service fees & Runaki
Foreign residency threshold	$50,000+	Residential unit in an approved development	Residency route
Independent legal & NOC checks	≈ $750 (+ ≈ $450 POA attestation)	Buyer, before deposit	Embassy POA

All 10 guides

Legal, tax, infrastructure and diaspora guides

Foreign Residency InvestorForeign Property Ownership in Erbil & KurdistanInvestment Law No. 4 of 2006: why foreigners can own apartments and licensed compound units, and why standalone land is restricted.Foreign Residency InvestorKRG Residency via $50,000+ Property PurchaseQualifying developments, the $50,000 contract or deed minimum, 1-to-5-year renewable permits, spouse and child inclusion.Local Buyer · Overseas DiasporaGovernment Tapu (Form 25) vs. Developer Contract (Grêbest)How master-land subdivision works, developer name-change fees of $500 – $3,500+, lock-up clauses and verifying the Master Tapu.Overseas DiasporaBuying from Abroad via Iraqi Embassy Power of AttorneyThe Unified National Card requirement, Special versus General POA, and the MOFA and KRG Ministry of Justice attestation chain.Local Buyer · Overseas DiasporaClosing Costs, Taxes & Brokerage Fees in Kurdistan~3% Tapu registration on assessed value, developer transfer fees, 1% – 3% commissions, 1-month leasing fee and 10% rental tax.Local Buyer · Overseas DiasporaBuying Off-Plan in Erbil & Sulaymaniyah0%-interest USD payment plans, no Western-style escrow, developer delivery records and late-handover clauses.Local Buyer · Overseas DiasporaCompound Service Fees & the Runaki 24-Hour GridMonthly charges from $45 to $400+, how Runaki replaces neighbourhood Ampere generators, and the effect on net yield.Overseas Diaspora · Foreign Residency InvestorPaying for Property: USD Cash, Wires & Currency RulesTreasury cash settlement, Kurdistan commercial banks, SWIFT realities and proof-of-funds compliance.Landlord / Seller · Overseas DiasporaRenting Out & Managing Your Property RemotelyFurnished versus unfurnished yields, 6-to-12-month leases, the 1-month management fee and Asayish tenant registration.Landlord / Seller · Overseas DiasporaSelling Your Property & Compound NOC ClearancePricing resales against developer inventory, Compound NOC and tax clearance, fee splits and moving USD proceeds.

Frequently asked questions

Can foreigners buy property in Erbil?

Yes, within limits. Foreign nationals can buy residential apartments, tower units and units inside Kurdistan Board of Investment licensed developments under Investment Law No. 4 of 2006. Standalone land plots and traditional non-compound houses remain restricted unless held through a qualifying locally registered company.

What is the difference between a Tapu and a developer contract?

A Tapu (Form 25) is a government title deed registered at the Real Estate Registration Directorate in your name. A developer contract (Grêbest) is a company sales agreement; you hold a contractual right until the unit is subdivided from the project’s Master Tapu. Resales of contracts happen in the developer’s office for a private fee of $500 to $3,500+.

How much are closing costs when buying in Kurdistan?

For a ready Tapu unit, budget about 3% of the government-assessed value (often 70% – 90% of the price, customarily split with the seller), $250 in stamps, 1% – 3% brokerage and about $750 for independent legal checks. A developer contract resale replaces the Tapu fee with a name-change fee. Direct off-plan purchases usually carry no buyer brokerage.

Can I buy in Kurdistan without travelling?

Yes, through a Special Power of Attorney (Wakalay Taybat) signed at an Iraqi embassy or consulate, naming the exact property and authorising signature at the Tapu office or developer. It must then be attested by the Ministry of Foreign Affairs and ratified by the KRG Ministry of Justice before use.

Does buying property give me residency in the Kurdistan Region?

A foreign national buying residential property of $50,000 or more in an approved development can apply for a renewable KRG residency permit, typically in 1-to-5-year cycles, covering a spouse and minor children. It requires security clearance, a medical test, the certified contract or deed and a developer confirmation letter.

Private consultation

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We review title, NOC and contract terms on a named unit and connect you with licensed Erbil and Sulaymaniyah property lawyers.

Verify a Project or Title

KRG Property is an independent private real estate advisory and brokerage referral firm. We are not affiliated with any ministry, municipality, or Real Estate Registration (Tapu) Directorate of the Kurdistan Regional Government.

Buying property in Kurdistan, from shortlist to title deed

Eight steps from selection to transfer

Define the brief

Shortlist and price-check

Confirm who can own what

Verify title before any deposit

Model the full cost

Arrange signing and payment

Transfer and register

After closing