Head-to-head comparisons
Side-by-side comparisons across Kurdistan real estate
Every comparison puts two or three real choices on one table: entry USD ticket, price per m², title track, monthly compound fees, tenant demand and net USD yield after costs.
- Head-to-head guides
- 6
- Cities, compounds, towers & cross-border
- Erbil apt. reference avg.
- $1,112 / m²
- Range $713 – $1,879 / m²
- Slemani apt. reference avg.
- $921 / m²
- Range $736 – $1,273 / m²
- Benchmarked developments
- 26
- Across Erbil, Sulaymaniyah & Duhok
All 6 comparisons
The decisions buyers actually weigh
Open any head-to-head analysis for full financial tables, title mechanics, modelled net yields and candid recommendations.
Cross-market matrix
Five archetypes side by side
Net USD yields are modelled through our Closing Cost & Yield Engine assuming local buyer, 5% vacancy reserve and the reference unit’s title pathway.
| Attribute | Lebanese VillageErbil · Entry Tower$50k+ Residency | Empire WorldErbil · Golden ZoneIndependent TapuDeveloper Contract | Pavilion by RamsErbil · Off-PlanOff-Plan Installments | English VillageErbil · Villa HQIndependent Tapu | Qaiwan HeightsSlemani · FoothillsDeveloper Contract |
|---|---|---|---|---|---|
| Price & Size | |||||
| Entry price band | $50k – $95k | $130k – $2.2M+ | $135k – $2.5M+ | $275k – $450k+ | $80k – $135k |
| Reference unit | 1BR apartment ($62,000) | 2BR tower apartment ($155,000) | 2BR waterfront apartment ($185,000) | 324 m² villa ($360,000) | 2BR apartment ($92,000) |
| Reference $ / m² | $827 / m² | $1,047 / m² | $1,321 / m² | $1,111 / m² | $736 / m² |
| Title & Running Costs | |||||
| Title track | Delivered complex (verify phase) | Tapu & developer contract tracks | Off-plan developer contract | Independent Tapu + Compound NOC | Developer contract / installments |
| Monthly service fee | $45 – $90 / mo | $100 – $250 / mo | $150 – $400+ / mo | $90 – $150 / mo | $55 – $90 / mo |
| $50k residency eligible | Yes (from $50,000) | Yes | Yes | Yes | Yes |
| Tenant Profile & Yield | |||||
| Primary tenant pool | Singles, expats, Ankawa workforce | Corporate, Marriott & business staff | Projected luxury & airport executives | NGOs, consulates & company HQs | University & Slemani professionals |
| Gross yield band | 7.5% – 9.0% | 6.5% – 8.5% | 6.0% – 8.0% (proj.) | 6.1% – 8.0% | 6.5% – 7.8% |
| Modelled net USD yield (ref.) | 6.7% | 5.8% | 5.3% (proj.) | 5.7% | 6.0% |
| Best for | Lowest residency & cash yield entry | Immediate Golden Zone liquidity | 3–5 yr lagoon capital growth | Corporate villa lease & Tapu safety | Sub-$100k Slemani family rental |
Swipe to compare
Benchmarks compiled November 2026 from developer price lists, partner brokerage listings and resale transactions. Net yields exclude the optional 10% statutory rental revenue tax; open the calculator to toggle it on. Methodology
Decision table
Which option fits your goal?
| Buyer goal | Recommended benchmark | Typical budget | Key trade-off | Comparison & brief |
|---|---|---|---|---|
| $50k foreign residency + highest cash yield | Lebanese Village or Lalav City | $50k – $115k | Smaller units and company-contract resales; verify phase Runaki metering | KRG vs Dubai & Turkey · Request brief |
| Immediate Golden Zone corporate rent | Empire World or MRF Quattro | $115k – $310k | Verify whether the individual unit holds Tapu or developer contract | Gulan vs Airport Road · Shortlist |
| 0%-interest off-plan waterfront growth | Pavilion by Rams | $135k – $2.5M+ | No settled rents yet; service fee ${usdText(150)}–${usdText(400)}+/mo for lagoon upkeep | Empire vs Pavilion · Check releases |
| Gated villa on independent Government Tapu | Dream City, English Village or Italian City | $240k – $1.65M+ | Dream City carries highest prestige & ticket; English Village leads NGO HQ demand | 3-Compound Villa Matrix · Villa brief |
| Slemani mountain-view value vs luxury | Qaiwan Heights vs Garden City | $80k – $960k | Lower USD/m² than Erbil Golden Zone, narrower corporate expat pool | Qaiwan vs Garden City · Slemani brief |
| Choosing between Erbil and Sulaymaniyah | Erbil vs Sulaymaniyah | $50k – $960k | Erbil leads liquidity and corporate leases; Slemani leads entry affordability and summer climate | Erbil vs Sulaymaniyah · Compare cities |
Benchmarks compiled November 2026 from developer price lists, partner brokerage listings and resale transactions. Methodology
Tools & legal rules
Run your own numbers before committing
Frequently asked questions
How should a buyer choose between an established Tapu compound and an off-plan masterplan in Erbil?
If you need immediate rental cashflow or state-backed title security today, start with delivered Tapu stock such as Dream City, English Village, Italian City or delivered Tapu phases at Empire World. If you want a multi-year 0%-interest payment schedule and lower upfront cash, compare off-plan projects such as Pavilion by Rams or Lalav City, while pricing in the wait for handover and Tapu subdivision.
Does a higher gross yield always mean a better net return in Kurdistan?
No. Monthly compound service fees vary from $45 a month in entry-level apartments to $400+ a month in ultra-luxury lagoon or golf communities. On a $62,000 unit paying $65 a month, service takes $780 a year; on a $185,000 waterfront apartment paying $175 a month, service takes $2,100 a year. Always compare net USD yield after service fees and a vacancy reserve.
When does Erbil outperform Sulaymaniyah for property investors?
Erbil outperforms on tenant depth and resale liquidity because diplomatic missions, consulates, international oil and gas contractors, NGOs and Baghdad/Basra buyers concentrate there. Sulaymaniyah competes on lower apartment entry prices per square metre ($736 – $1,273 / m² across our reference units versus $713 – $1,879 / m² in Erbil), a cooler mountain climate and strong local professional demand.
Why do Iraqi and Kurdish buyers compare Erbil against Dubai and Turkey?
The comparison usually comes down to residency threshold, closing tax and currency. Erbil offers a $50,000+ residential residency pathway in US dollars with ~3% Tapu registration on assessed value (or $500 – $3,500+ on developer contracts), whereas Dubai requires AED 750,000 (~$204,000) plus a 4% DLD fee and Turkey requires $200,000 for residency ($400,000 for citizenship) with 4% Tapu tax and Turkish lira currency exposure.
Can I model any two projects in these comparisons with my own numbers?
Yes. Every comparison links to the Acquisition Cost & Net USD Yield Calculator with the compared developments available as presets, so you can adjust purchase price, pathway, down payment, service fee and the optional 10% rental revenue tax toggle side by side.
Private consultation
Weighing two specific compounds or towers?
Tell us your budget, whether you need rental income now or installments, and your passport or ID status. We send a side-by-side unit sheet with verified title tracks and fees.
Request received
Your reference is KRG-0000-0000. Keep it for any follow-up.
What happens next
- An Erbil advisor reviews your brief and checks title status on the projects you named, within one working day (Sun–Thu, 09:00–18:00 AST (UTC+3)).
- You receive a first shortlist or verification note on WhatsApp or email, with USD prices, fees and the title track of each unit.
- We arrange viewings in person or by live video, and line up independent legal checks before any deposit.
