Developments directory

Kurdistan master-planned developments, side by side

Name: Kurdistan Region Master-Planned Developments Benchmark (26 projects)
Creator: KRG Property
License: https://creativecommons.org/licenses/by/4.0/

Every project we profile across Erbil, Sulaymaniyah and Duhok: entry price band, reference price per m², gross USD yield, monthly service fee and title status. Filter, sort, switch to a table, or download the whole benchmark.

Developments: 26; Erbil 20 · Sulaymaniyah 4 · Duhok 2
Entry tickets: $50k – $2.7M+
Gross yields: 2.4% – 9.5%; Villas lowest, offices and entry flats highest
Service fees: $40 – $400+ / mo

Off-Plan Installments

Illustrative typology Erbil

Rams Global · Airport Road / 120m corridor

Pavilion by Rams

Entry (USD): $135k – $2.5M+
Gross yield: 6.0% – 8.0%
Service fee: $150 – $400+ / mo
Unit types: Lagoon villas · Waterfront apartments · Retail

ref. $1,321 / m² $50k Residency

Independent TapuDeveloper Contract

Illustrative typology Erbil

Empire World / Hewa Group · 100m Road & Airport Road (Golden Zone)

Empire World (Empire Square & Empire Royal)

Entry (USD): $130k – $2.2M+
Gross yield: 6.5% – 8.5%
Service fee: $100 – $250 / mo
Unit types: 1–4 BR · Royal Villas · Offices

ref. $1,047 / m² $50k Residency

Independent Tapu

Illustrative typology Erbil

Local master developer · Airport Road / 100m Road

Dream City

Entry (USD): $750k – $1.65M+
Gross yield est.: 2.4% – 3.3%
Service fee: $120 – $300 / mo
Unit types: Standalone villas · 250–900 m² plots

ref. $1,917 / m² $50k Residency

Illustrative typology Erbil

Erbil Hills Development · Masif / eastern luxury corridor

Erbil Hills

Entry (USD): $580k – $1.9M+
Gross yield est.: 3.2% – 4.6%
Service fee: $180 – $380 / mo
Unit types: Golf villas · Custom mansions

ref. $1,827 / m² $50k Residency

Illustrative typology Erbil

Gulan Park / WTC partners · Gulan Street (40m, Golden Zone)

Gulan Park & World Trade Center Erbil

Entry (USD): $185k – $2.7M
Gross yield: 7.0% – 9.0%
Service fee: $140 – $320 / mo
Unit types: Apartments · Duplexes · Grade-A offices

ref. $1,879 / m² $50k Residency

Off-Plan Installments

Illustrative typology Erbil

Alcove Co. / master partners · Bahrka Road (near Ankawa)

Erbil Avenue & Avenue Square

Entry (USD): $120k – $380k+
Gross yield: 7.5% – 9.5%
Service fee: $110 – $240 / mo
Unit types: Grade-A offices · Lifestyle retail

ref. $1,682 / m²

Independent Tapu

Illustrative typology Erbil

Hawler / legacy masterplan · Between 40m & 100m (behind Sami Abdulrahman Park)

English Village

Entry (USD): $275k – $450k+
Gross yield est.: 6.1% – 8.0%
Service fee: $90 – $150 / mo
Unit types: 324 m² villas · Apartment blocks

ref. $1,111 / m² $50k Residency

Independent Tapu

Illustrative typology Erbil

Local master compound developer · 100m Road / Gulan & Kasnazan axes

Italian City 1 & 2

Entry (USD): $240k – $490k
Gross yield: 6.0% – 7.2%
Service fee: $65 – $95 / mo
Unit types: Townhouses · Villas 200–340 m²

ref. $1,192 / m² $50k Residency

Illustrative typology Erbil

Master compound developer · Salahaddin / northern corridor

American Village

Entry (USD): $300k – $460k+
Gross yield est.: 4.8% – 5.2%
Service fee: $100 / mo
Unit types: Standalone villas 400–500 m²

ref. $844 / m² $50k Residency

Independent TapuDeveloper Contract

Illustrative typology Erbil

Mass Group / local developers · Northern / Baharka expansion

Spanish Village & Mass City

Entry (USD): $210k – $450k+
Gross yield est.: 4.4% – 5.4%
Service fee: $75 – $120 / mo
Unit types: Family villas · Townhouses

ref. $1,160 / m² $50k Residency

Developer Contract

Illustrative typology Erbil

Boulevard Development · Central / 100m–Airport link

Erbil Boulevard

Entry (USD): $85k – $240k+
Gross yield: 7.2% – 8.8%
Service fee: $90 – $160 / mo
Unit types: Studio – 3BR apartments

ref. $1,160 / m² $50k Residency

Developer Contract

Illustrative typology Erbil

Shahan Company · Prime urban high-rise zone

Cavalli Tower

Entry (USD): $78k – $220k+
Gross yield est.: 6.8% – 8.5%
Service fee: $85 – $150 / mo
Unit types: Studio – 3BR branded flats

ref. $1,353 / m² $50k Residency

City context Erbil

Salahaddin Holding · Airport Road (opposite Dream City)

Park View

Entry (USD): $135k – $320k+
Gross yield est.: 6.0% – 7.1%
Service fee: $110 – $185 / mo
Unit types: Luxury apartments

ref. $1,258 / m² $50k Residency

Illustrative typology Erbil

MRF Group · Gulan Street (Golden Square)

MRF Quattro & Star Towers

Entry (USD): $115k – $275k+
Gross yield: 7.0% – 8.5%
Service fee: $95 – $165 / mo
Unit types: 1–3 BR in 29-storey towers

ref. $1,214 / m² $50k Residency

Developer Contract

City context Erbil

Wavey Development · Modern ring-road corridor

Wavey Avenue

Entry (USD): $80k – $195k
Gross yield est.: 6.5% – 8.3%
Service fee: $75 – $130 / mo
Unit types: 1–3 BR tower apartments

ref. $1,042 / m² $50k Residency

City context Erbil

Rami Group · 40m Street / Sami Abdulrahman Park

Rami Towers

Entry (USD): $75k – $175k+
Gross yield: 6.8% – 8.2%
Service fee: $70 – $125 / mo
Unit types: Studios 70–80 m² · 3BR 170–225 m²

ref. $833 / m² $50k Residency

Illustrative typology Erbil

Sky Towers Partnership · Qadi Muhammad Street

Sky Towers

Entry (USD): $79k – $175k+
Gross yield est.: 6.5% – 6.8%
Service fee: $70 – $120 / mo
Unit types: 1–3 BR (100–178 m²) · Retail podium

ref. $1,036 / m² $50k Residency

City context Erbil

Naz Development Group · Airport / Gulan link

Naz City (Zakaria Apartments)

Entry (USD): $145k – $230k
Gross yield est.: 6.2% – 6.5%
Service fee: $80 – $130 / mo
Unit types: 14 towers · 3–4 BR ≈ 225 m²

ref. $778 / m² $50k Residency

Illustrative typology Erbil

Hariri / master developer · Baharka Road (near Ankawa)

Lebanese Village (Gundi Lubnani)

Entry (USD): $50k – $95k
Gross yield: 7.5% – 9.0%
Service fee: $45 – $90 / mo
Unit types: Studios · 1–3 BR · Townhouses

ref. $827 / m² $50k Residency

Off-Plan Installments

City context Erbil

Lalav Group · 150m Ring Road

Lalav City Erbil

Entry (USD): $55k – $115k
Gross yield est.: 6.8% – 7.6%
Service fee: $45 – $75 / mo
Unit types: Family apartments · 750,000 m² masterplan

ref. $713 / m² $50k Residency

Developer Contract

City context Sulaymaniyah

Qaiwan Group · Goizha mountain foothills

Qaiwan Heights

Entry (USD): $80k – $135k
Gross yield: 6.5% – 7.8%
Service fee: $55 – $90 / mo
Unit types: Zones A/B/C · 2–3 BR 116–150 m²

ref. $736 / m² $50k Residency

City context Sulaymaniyah

Garden City Development · Malik Mahmoud Ring Road / Kurdsat

Garden City Sulaymaniyah

Entry (USD): $130k – $960k
Gross yield est.: 2.8% – 6.5%
Service fee: $90 – $220 / mo
Unit types: Towers · Penthouses · Villas

ref. $1,273 / m² $50k Residency

Independent Tapu

Illustrative typology Sulaymaniyah

Master villa developer · Twi Malik / upscale district

German Village (Gundy Almany)

Entry (USD): $280k – $750k+
Gross yield est.: 4.0% – 4.7%
Service fee: $85 – $160 / mo
Unit types: Luxury villas · Townhouses

ref. $1,500 / m² $50k Residency

City context Sulaymaniyah

Pak Group / local developers · Sarchnar & Goizha slopes

Pak City & Goizha City

Entry (USD): $70k – $145k
Gross yield est.: 6.2% – 6.9%
Service fee: $50 – $85 / mo
Unit types: Family apartments · Pak Towers

ref. $754 / m² $50k Residency

City context Duhok

Avro City Development · Western Duhok corridor

Avro City

Entry (USD): $60k – $125k
Gross yield est.: 6.7% – 7.0%
Service fee: $45 – $80 / mo
Unit types: Apartments · Townhouses

ref. $708 / m² $50k Residency

Off-Plan Installments

City context Duhok

Lalav Group / Duhok developers · Masike & expansion districts

Lalav Lawan & Masike Towers

Entry (USD): $52k – $110k
Gross yield est.: 7.1% – 7.4%
Service fee: $40 – $75 / mo
Unit types: Multi-storey apartments

ref. $655 / m² $50k Residency

Kurdistan master-planned developments — entry prices, yields, service fees and title status (USD)
	Corridor	Type				Service / mo	Title status
Pavilion by RamsErbil	Airport Road / 120m corridor	Villa Compound, Residential Tower, Mixed-Use / Commercial	$135k – $2.5M+	$1,321 / m²	6.0% – 8.0%	$150 – $400+ / mo	Off-Plan Installments
Empire World (Empire Square & Empire Royal)Erbil	100m Road & Airport Road (Golden Zone)	Residential Tower, Villa Compound, Mixed-Use / Commercial	$130k – $2.2M+	$1,047 / m²	6.5% – 8.5%	$100 – $250 / mo	Independent TapuDeveloper Contract
Dream CityErbil	Airport Road / 100m Road	Villa Compound	$750k – $1.65M+	$1,917 / m²	2.4% – 3.3%est.	$120 – $300 / mo	Independent Tapu
Erbil HillsErbil	Masif / eastern luxury corridor	Villa Compound	$580k – $1.9M+	$1,827 / m²	3.2% – 4.6%est.	$180 – $380 / mo	Verify per unit
Gulan Park & World Trade Center ErbilErbil	Gulan Street (40m, Golden Zone)	Residential Tower, Mixed-Use / Commercial	$185k – $2.7M	$1,879 / m²	7.0% – 9.0%	$140 – $320 / mo	Verify per unit
Erbil Avenue & Avenue SquareErbil	Bahrka Road (near Ankawa)	Mixed-Use / Commercial	$120k – $380k+	$1,682 / m²	7.5% – 9.5%	$110 – $240 / mo	Off-Plan Installments
English VillageErbil	Between 40m & 100m (behind Sami Abdulrahman Park)	Villa Compound	$275k – $450k+	$1,111 / m²	6.1% – 8.0%est.	$90 – $150 / mo	Independent Tapu
Italian City 1 & 2Erbil	100m Road / Gulan & Kasnazan axes	Villa Compound	$240k – $490k	$1,192 / m²	6.0% – 7.2%	$65 – $95 / mo	Independent Tapu
American VillageErbil	Salahaddin / northern corridor	Villa Compound	$300k – $460k+	$844 / m²	4.8% – 5.2%est.	$100 / mo	Verify per unit
Spanish Village & Mass CityErbil	Northern / Baharka expansion	Villa Compound	$210k – $450k+	$1,160 / m²	4.4% – 5.4%est.	$75 – $120 / mo	Independent TapuDeveloper Contract
Erbil BoulevardErbil	Central / 100m–Airport link	Residential Tower	$85k – $240k+	$1,160 / m²	7.2% – 8.8%	$90 – $160 / mo	Developer Contract
Cavalli TowerErbil	Prime urban high-rise zone	Residential Tower	$78k – $220k+	$1,353 / m²	6.8% – 8.5%est.	$85 – $150 / mo	Developer Contract
Park ViewErbil	Airport Road (opposite Dream City)	Residential Tower	$135k – $320k+	$1,258 / m²	6.0% – 7.1%est.	$110 – $185 / mo	Verify per unit
MRF Quattro & Star TowersErbil	Gulan Street (Golden Square)	Residential Tower	$115k – $275k+	$1,214 / m²	7.0% – 8.5%	$95 – $165 / mo	Verify per unit
Wavey AvenueErbil	Modern ring-road corridor	Residential Tower	$80k – $195k	$1,042 / m²	6.5% – 8.3%est.	$75 – $130 / mo	Developer Contract
Rami TowersErbil	40m Street / Sami Abdulrahman Park	Residential Tower	$75k – $175k+	$833 / m²	6.8% – 8.2%	$70 – $125 / mo	Verify per unit
Sky TowersErbil	Qadi Muhammad Street	Residential Tower	$79k – $175k+	$1,036 / m²	6.5% – 6.8%est.	$70 – $120 / mo	Verify per unit
Naz City (Zakaria Apartments)Erbil	Airport / Gulan link	Residential Tower	$145k – $230k	$778 / m²	6.2% – 6.5%est.	$80 – $130 / mo	Verify per unit
Lebanese Village (Gundi Lubnani)Erbil	Baharka Road (near Ankawa)	Residential Tower	$50k – $95k	$827 / m²	7.5% – 9.0%	$45 – $90 / mo	Verify per unit
Lalav City ErbilErbil	150m Ring Road	Residential Tower	$55k – $115k	$713 / m²	6.8% – 7.6%est.	$45 – $75 / mo	Off-Plan Installments
Qaiwan HeightsSulaymaniyah	Goizha mountain foothills	Residential Tower	$80k – $135k	$736 / m²	6.5% – 7.8%	$55 – $90 / mo	Developer Contract
Garden City SulaymaniyahSulaymaniyah	Malik Mahmoud Ring Road / Kurdsat	Residential Tower, Villa Compound	$130k – $960k	$1,273 / m²	2.8% – 6.5%est.	$90 – $220 / mo	Verify per unit
German Village (Gundy Almany)Sulaymaniyah	Twi Malik / upscale district	Villa Compound	$280k – $750k+	$1,500 / m²	4.0% – 4.7%est.	$85 – $160 / mo	Independent Tapu
Pak City & Goizha CitySulaymaniyah	Sarchnar & Goizha slopes	Residential Tower	$70k – $145k	$754 / m²	6.2% – 6.9%est.	$50 – $85 / mo	Verify per unit
Avro CityDuhok	Western Duhok corridor	Residential Tower	$60k – $125k	$708 / m²	6.7% – 7.0%est.	$45 – $80 / mo	Verify per unit
Lalav Lawan & Masike TowersDuhok	Masike & expansion districts	Residential Tower	$52k – $110k	$655 / m²	7.1% – 7.4%est.	$40 – $75 / mo	Off-Plan Installments

Benchmarks compiled November 2026 from developer price lists, partner brokerage listings and resale transactions. Yields marked “est.” are derived from rent and price bands. Methodology

How to read the directory

What each column actually tells you

Title status

Independent Tapu units trade with a Government Form 25 deed registered at the Tapu Directorate: Dream City, English Village, Italian City, German Village, plus the Tapu phases of Empire World and Spanish Village.
Developer Contract resales are assignments of the developer’s sales agreement for a private fee of $500 – $3,500+ and need a Compound NOC.
Off-Plan Installments stock is sold on developer installment plans before handover: Pavilion by Rams, Erbil Avenue, Lalav City and Lalav Lawan.
No badge means the published record does not settle the title track. We verify it per unit instead of guessing.

The full mechanics are in our Tapu vs developer contract guide.

Prices, yields and fees

Entry band is the price range of current developer and resale stock. A trailing + means the top of the range is open-ended.
Reference $ / m² divides our reference unit’s price by its gross area, so projects can be compared on one basis. It is indicative, not a quote.
Gross yield is before service fees, vacancy and the 10% rental tax. Run any project through the closing cost & net yield calculator for the net figure.
Service fee is the monthly compound or building charge for security, landscaping, lifts and common power.

The 26-project benchmark by city (USD; $ / m² from KRG Property reference units)
City	Projects	Lowest entry	Apartment $ / m²	Villa $ / m²	Gross yield	Service / mo
Erbil	20	$50,000	$713 – $1,879	$844 – $1,917	2.4% – 9.5%	$45 – $400 / mo
Sulaymaniyah	4	$70,000	$736 – $1,273	$1,500	2.8% – 7.8%	$50 – $220 / mo
Duhok	2	$52,000	$655 – $708	—	6.7% – 7.4%	$40 – $80 / mo

Benchmarks compiled November 2026 from developer price lists, partner brokerage listings and resale transactions. Methodology

Frequently asked questions

How many developments does the directory cover?

All 26 master-planned developments we profile: 20 in Erbil, 4 in Sulaymaniyah and 2 in Duhok, from $50,000 entry apartments in Lebanese Village to lagoon villas above $2.5 million at Pavilion by Rams.

What does the title status filter mean?

Independent Tapu means units trade with a Government Form 25 title deed. Developer Contract means resales are assignments of the developer’s sales agreement for a private name-change fee. Off-Plan Installments means stock is sold on developer payment plans before handover. Verify per unit means the published record does not settle the title track, so we check it unit by unit.

How are the gross yields calculated?

Where a project has a published gross yield band we show it. Where only rent and price bands exist, we divide the annual rent band by the price band and mark the result “est.”. Gross yield is before service fees, vacancy and the 10% rental tax.

Which developments qualify for the $50,000 KRG residency route?

Every residential project in the directory has stock at or above $50,000, so 25 of the 26 qualify on price. Erbil Avenue is commercial office stock and does not. Residency still depends on the developer’s confirmation letter, security clearance and a medical test.

Can I download the data?

Yes. The CSV benchmark lists all 26 projects with entry bands, rent bands, yields, service fees, title classification, reference unit and price per m². It is free to use with attribution to KRG Property.

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Referenced in these KRG Property pages

City & corridor guides

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Comparisons

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.