Tool 1 · Closing costs & yield
Model the full upfront cash required under Government Tapu, secondary developer contract assignment, or direct off-plan installments—and see real net USD yield after compound service charges, vacancy and optional 10% rental tax.
Investment Brief · KRG Property
Gross 7.4% · payback 17.4 years
| Purchase price | $155,000 |
|---|---|
| Tapu transfer (3% × 80% assessed) + $250 stamps | $3,970 |
| Developer contract assignment fee | $0 |
| Buyer brokerage (1.5%) | $2,325 |
| Independent legal, title & NOC checks | $750 |
| Total closing costs | $7,045 |
| All-in acquisition cost | $162,045 |
| Total cash required upfront | $162,045 |
$1,047 / m² — 6% below the Erbil apartment reference average ($1,112 / m²).
| Gross annual rent | $11,400 |
|---|---|
| Less annual compound service fees | −$1,500 |
| Less 5% vacancy & upkeep reserve | −$570 |
| Less 10% statutory rental tax | $0 |
| Net annual USD cashflow | $9,330 |
Worked examples
Click any example to populate the calculator and inspect the full ledger.
Example 1 · Golden Zone Tower
Delivered 148 m² tower apartment in the Golden Zone transferring on Government Tapu (Form 25) for a local or Iraqi Unified ID buyer.
Example 2 · $50k Residency Entry
78 m² apartment in Lebanese Village (Baharka Road / Ankawa corridor) acquired on a developer contract by a foreign national seeking KRG residency.
Example 3 · Prime Gated Villa
480 m² standalone villa inside Dream City on Airport Road with independent Government Tapu, leased to corporate or diplomatic tenants.
Example 4 · Off-Plan Diaspora
140 m² waterfront apartment on direct developer installments (25% down, 15% handover, 36 months) bought remotely via Embassy Special POA.
Benchmarks compiled November 2026 from developer price lists, partner brokerage listings and resale transactions. All figures in USD; service charges billed in IQD are converted at the 1,310 IQD/USD official benchmark. Methodology
Read the rules
In Erbil, Sulaymaniyah and Duhok, the Real Estate Registration Directorate (Tapu office) assesses a property’s statutory valuation schedule rather than automatically taking the private sales contract figure. In practice, that assessed value is often 70% to 90% of market contract value (set to 80% by default here, and adjustable up to 100%). The ~3% transfer tax is also customarily negotiated 50/50 between buyer and seller.
When a tower or newer phase trades on a Developer Company Contract (Grêbest), you pay the developer’s private administrative name-change fee rather than the ~3% state Tapu tax. Depending on the developer’s policy, this ranges from $500 to $3,500+ flat or 1%–2% of the contract price, and is blocked until all overdue installments and compound dues receive an NOC.
Iraq and the Kurdistan Region carry a statutory 10% annual rental revenue tax benchmark administered on assessed lease value. Switch it on if you are modelling a formal corporate, diplomatic or NGO lease registered with tax authorities; keep it off only if you want to inspect pre-tax net operating yield first.
No. The $50,000 USD price threshold is one requirement for residential units in approved KBI-licensed developments (commercial offices do not qualify). You also need a developer confirmation letter, a local blood/medical test on arrival, and Ministry of Interior / Residency Directorate security clearance.
Private consultation
Send your exact scenario or target project. Our Erbil team verifies the live Tapu or developer transfer fee and unpaid NOC dues before you put down a deposit.
Your reference is KRG-0000-0000. Keep it for any follow-up.
