Calculators & due diligence
Run exact USD closing-cost and rental-yield figures across 26 Kurdistan developments, or verify foreign ownership, Iraqi Embassy Power of Attorney and $50,000 residency eligibility before you place a deposit.
Interactive tools
Tool 1 · Financial & Yield Model
Compare ready Government Tapu (~3% assessed transfer), secondary developer contract assignment ($500–$3,500+ private fee) and direct off-plan installment schedules across all 26 developments or any custom property. Outputs upfront cash, $/m² against corridor benchmarks, net USD yield after service fees, and $50,000 residency status.
Tool 2 · Legal & Residency Diagnostic
Answer four questions—citizenship & ID status, in-person vs. Iraqi Embassy POA, property category and budget/title tier—to see your Green/Amber/Red ownership verdict, Law No. 4 of 2006 land restrictions, $50,000+ residency permit status, and a printable document & NOC clearance checklist.
Worked benchmarks
Standard model assumptions: 80% Tapu assessed value (100% buyer share), $1,500 contract assignment fee, 1.5% secondary brokerage (0% on direct off-plan), $750 legal/NOC (+$450 POA for diaspora), 5% vacancy reserve and 10% rental tax excluded.
| Scenario | Price | Closing costs | Upfront cash | Gross yield | Net yield | Model |
|---|---|---|---|---|---|---|
| Erbil Golden Zone 2BR (Empire World) | $155,000 | $7,045 | $162,045 | 7.4% | 5.8% | Load preset |
| Residency-Entry 1BR (Lebanese Village, Foreign) | $65,000 | $3,225 | $68,225 | 8.5% | 6.5% | Load preset |
| Prime Gated Villa (Dream City) | $900,000 | $36,100 | $936,100 | 3.7% | 3.2% | Load preset |
| Off-Plan Lagoon 2BR (Pavilion by Rams) | $185,000 | $1,200 | $47,450 | 6.8% | 5.3% | Load preset |
Benchmarks compiled November 2026 from developer price lists, partner brokerage listings and resale transactions. Methodology
26 development presets
Every preset loads realistic reference price, floor area, title pathway, expected monthly rent and monthly compound service charge. All figures remain editable once loaded.
| Development | Reference unit | Ref. price | Title track | Ref. rent | Service fee | Published yield | Action |
|---|---|---|---|---|---|---|---|
| Pavilion by RamsErbil · Airport Road / 120m corridor | 2BR waterfront apartment140 m² · $1,321 / m² | $185,000 | Off-Plan Installments | $1,050 / mo | $175 / mo | 6.0% – 8.0% | Calculate → |
| Empire WorldErbil · 100m Road & Airport Road (Golden Zone) | 2BR tower apartment148 m² · $1,047 / m² | $155,000 | Independent TapuDeveloper Contract | $950 / mo | $125 / mo | 6.5% – 8.5% | Calculate → |
| Dream CityErbil · Airport Road / 100m Road | Standalone villa (≈ 600 m² plot)480 m² · $1,917 / m² | $920,000 | Independent Tapu | $2,800 / mo | $200 / mo | 2.4% – 3.3% | Calculate → |
| Erbil HillsErbil · Masif / eastern luxury corridor | Golf villa520 m² · $1,827 / m² | $950,000 | $50k Eligible | $3,400 / mo | $260 / mo | 3.2% – 4.6% | Calculate → |
| Gulan Park & WTCErbil · Gulan Street (40m, Golden Zone) | 2BR residence165 m² · $1,879 / m² | $310,000 | $50k Eligible | $2,000 / mo | $220 / mo | 7.0% – 9.0% | Calculate → |
| Erbil AvenueErbil · Bahrka Road (near Ankawa) | Office unit110 m² · $1,682 / m² | $185,000 | Off-Plan Installments | $1,300 / mo | $160 / mo | 7.5% – 9.5% | Calculate → |
| English VillageErbil · Between 40m & 100m (behind Sami Abdulrahman Park) | 324 m² villa324 m² · $1,111 / m² | $360,000 | Independent Tapu | $2,000 / mo | $120 / mo | 6.1% – 8.0% | Calculate → |
| Italian CityErbil · 100m Road / Gulan & Kasnazan axes | Family townhouse260 m² · $1,192 / m² | $310,000 | Independent Tapu | $1,650 / mo | $80 / mo | 6.0% – 7.2% | Calculate → |
| American VillageErbil · Salahaddin / northern corridor | Standalone villa450 m² · $844 / m² | $380,000 | $50k Eligible | $1,600 / mo | $100 / mo | 4.8% – 5.2% | Calculate → |
| Spanish Village & Mass CityErbil · Northern / Baharka expansion | Family villa250 m² · $1,160 / m² | $290,000 | Independent TapuDeveloper Contract | $1,300 / mo | $95 / mo | 4.4% – 5.4% | Calculate → |
| Erbil BoulevardErbil · Central / 100m–Airport link | 2BR apartment125 m² · $1,160 / m² | $145,000 | Developer Contract | $950 / mo | $120 / mo | 7.2% – 8.8% | Calculate → |
| Cavalli TowerErbil · Prime urban high-rise zone | 1BR furnished flat85 m² · $1,353 / m² | $115,000 | Developer Contract | $800 / mo | $115 / mo | 6.8% – 8.5% | Calculate → |
| Park ViewErbil · Airport Road (opposite Dream City) | 2BR apartment155 m² · $1,258 / m² | $195,000 | $50k Eligible | $1,150 / mo | $145 / mo | 6.0% – 7.1% | Calculate → |
| MRF Quattro & Star TowersErbil · Gulan Street (Golden Square) | 2BR apartment140 m² · $1,214 / m² | $170,000 | $50k Eligible | $1,000 / mo | $130 / mo | 7.0% – 8.5% | Calculate → |
| Wavey AvenueErbil · Modern ring-road corridor | 2BR apartment120 m² · $1,042 / m² | $125,000 | Developer Contract | $800 / mo | $100 / mo | 6.5% – 8.3% | Calculate → |
| Rami TowersErbil · 40m Street / Sami Abdulrahman Park | 3BR family flat180 m² · $833 / m² | $150,000 | $50k Eligible | $900 / mo | $95 / mo | 6.8% – 8.2% | Calculate → |
| Sky TowersErbil · Qadi Muhammad Street | 2BR apartment140 m² · $1,036 / m² | $145,000 | $50k Eligible | $800 / mo | $95 / mo | 6.5% – 6.8% | Calculate → |
| Naz CityErbil · Airport / Gulan link | 3BR family flat225 m² · $778 / m² | $175,000 | $50k Eligible | $1,000 / mo | $105 / mo | 6.2% – 6.5% | Calculate → |
| Lebanese VillageErbil · Baharka Road (near Ankawa) | 1BR apartment75 m² · $827 / m² | $62,000 | $50k Eligible | $450 / mo | $65 / mo | 7.5% – 9.0% | Calculate → |
| Lalav CityErbil · 150m Ring Road | 2BR apartment115 m² · $713 / m² | $82,000 | Off-Plan Installments | $500 / mo | $60 / mo | 6.8% – 7.6% | Calculate → |
| Qaiwan HeightsSulaymaniyah · Goizha mountain foothills | 2BR apartment125 m² · $736 / m² | $92,000 | Developer Contract | $580 / mo | $70 / mo | 6.5% – 7.8% | Calculate → |
| Garden CitySulaymaniyah · Malik Mahmoud Ring Road / Kurdsat | 2BR tower apartment165 m² · $1,273 / m² | $210,000 | $50k Eligible | $1,200 / mo | $150 / mo | 2.8% – 6.5% | Calculate → |
| German VillageSulaymaniyah · Twi Malik / upscale district | Family villa300 m² · $1,500 / m² | $450,000 | Independent Tapu | $1,800 / mo | $120 / mo | 4.0% – 4.7% | Calculate → |
| Pak City & Goizha CitySulaymaniyah · Sarchnar & Goizha slopes | 2BR apartment130 m² · $754 / m² | $98,000 | $50k Eligible | $560 / mo | $65 / mo | 6.2% – 6.9% | Calculate → |
| Avro CityDuhok · Western Duhok corridor | 2BR apartment120 m² · $708 / m² | $85,000 | $50k Eligible | $500 / mo | $60 / mo | 6.7% – 7.0% | Calculate → |
| Lalav Lawan & MasikeDuhok · Masike & expansion districts | 2BR apartment110 m² · $655 / m² | $72,000 | Off-Plan Installments | $450 / mo | $55 / mo | 7.1% – 7.4% | Calculate → |
Benchmarks compiled November 2026 from developer price lists, partner brokerage listings and resale transactions. Reference units are indicative mid-band units inside each development’s published range. Methodology
Underlying rules
A Government Tapu (Form 25) transfer runs through the Real Estate Registration Directorate at roughly 3% of the government-assessed value (often 70%–90% of market price), customarily split between buyer and seller, plus about $250 in stamps. A developer company contract (Grêbest) bypasses the state Tapu counter and replaces that tax with a private developer name-change fee—typically $500 to $3,500+ flat or 1%–2%—while a direct off-plan purchase carries $0 transfer fee and normally 0% buyer brokerage.
Headline developer brochures cite gross annual rent divided by unit price. Our calculator deducts annual compound service fees ($45 to $400+/month), a configurable vacancy and upkeep reserve (default 5%), an optional 10% statutory rental revenue tax provision, and divides net annual cashflow by your all-in acquisition cost (price plus closing fees).
Yes. Every input in both tools synchronises live with the page URL query string. Copy the link to reopen the exact scenario on any device, print an A4 institutional PDF brief directly from your browser, or click through to send the parameters into a private consultation request.
No. It models the statutory rules—Investment Law No. 4 of 2006, the $50,000 residential residency threshold, Unified National Card (Kartî Nîştîmanî) requirements for Embassy Special POAs, and Compound NOC clearances—so you spot blockers before paying a deposit. Every live transaction still requires verification at the issuing Tapu office or developer administration.
Private consultation
Send your target project or budget. We check the live Tapu or developer contract fee, Compound NOC balance and available units before you commit.
Your reference is KRG-0000-0000. Keep it for any follow-up.
