Erbil Boulevard Erbil

Erbil Boulevard sits in the middle of Erbil’s rental engine: close enough to the Golden Zone and Airport Road to attract corporate staff and NGO contractors, yet priced well below flagship Gulan landmarks. Entry studios start around $85,000 and larger three-bedroom layouts run past $240,000, while published gross yields of 7.2% – 8.8% reflect brisk leasing turnover. Most units still change hands through Boulevard Development’s office contract rather than independent Government Tapu, so closing math hinges on the transfer fee and Compound NOC.

At a glance

Corridor

Central · 100m–Airport link

Layouts

Studio, 1BR, 2BR & 3BR

Entry band

$85,000 – $240,000+

Published gross yield

7.2% – 8.8%

Service charge

$90 – $160 / mo

Title track

Developer contract & maturing phases

Fact sheet

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

Unit mix, USD price bands and monthly rents

Demand at Erbil Boulevard splits cleanly between furnished smaller units rented to consultants on 6-to-12-month contracts and larger two- and three-bedroom apartments leased to families working along the 100m and Gulan axes. Every unit tier sits comfortably above the $50,000 foreign residency floor.

Furnished studios and one-bedroom flats normally achieve the top end of the 7.2% – 8.8% gross yield range because corporate tenants pay a convenience premium for turn-key apartments near the airport link. Unfurnished three-bedroom flats trade at a lower gross yield percentage but hold tenants for longer multi-year leases; see our landlord and property management guide for furnishing payback norms.

Price per m², closing costs and net USD yield

Our reference unit is a two-bedroom apartment at $145,000 for 125m², or $1,160 / m². That sits 4% above the average across our Erbil apartment reference units ($1,112 / m², range $713 / m² to $1,879 / m²). It undercuts Golden Square towers such as MRF Quattro & Star Towers ($1,214 / m²) and Park View ($1,258 / m²) while competing directly with Cavalli Tower ($1,353 / m²).

At $950 a month, gross yield is 7.9%. Deducting $120 a month in service fees ($1,440 a year) and a 5% vacancy reserve leaves 6.3% net on all-in cost—or around 5.6% if you model the statutory 10% annual rental revenue tax. Under a developer contract assignment, closing costs total $4,425 versus $6,655 on a full Tapu transfer, assuming the developer’s name-change fee sits near our $1,500 benchmark.

Service charges, Runaki grid status and tower upkeep

Monthly building charges run between $90 and $160 ($1,080 to $1,920 a year), placing Erbil Boulevard in the upper-mid tier alongside Cavalli Tower. Fees cover 24-hour lobby security, CCTV, high-speed lift maintenance, common-area cleaning and shared generator infrastructure.

Power billing is the single operational item to confirm block by block before signing. Delivered towers run 24-hour supply, combining national grid access with building backup generators, while Erbil’s Runaki 24-hour continuous grid rollout is progressively replacing diesel Ampere charges. Confirm whether the building’s Runaki meter is already active for your specific floor and whether generator standing charges sit inside or outside the monthly service bill.

Developer contract mechanics and transfer checks

Erbil Boulevard trades primarily on developer sales agreements (Grêbestî Kompanya) across maturing phases. Ownership transfers inside Boulevard Development’s administration office rather than at the state Tapu Directorate, so buyer due diligence follows a strict sequence:

1. Verify Master Tapu & KBI licence

   Confirm the master parcel’s Kurdistan Board of Investment licence and Master Tapu registration, ensuring the specific tower and unit number match the developer’s master file.

2. Obtain a written Compound NOC

   Require a No Objection Certificate confirming zero overdue installments, zero unpaid service fees and settled electricity/generator balances before handing over purchase funds.

3. Lock in the name-change fee & lock-up rule

   Developer transfer fees across Erbil are private charges ($500 – $3,500+ or 1% – 2% of contract value) rather than a fixed state tariff. Confirm the exact fee split with the seller in writing, and verify that any installment lock-up threshold (typically 30% – 50%+) has been cleared.

4. Prepare Embassy POA if buying from abroad

   Diaspora buyers signing remotely need a unit-specific Special Power of Attorney (Wakalay Taybat) executed at an Iraqi Embassy with a valid Unified National Card; read our Embassy POA walkthrough.

Corridor context and competing towers

Positioned along the link between the 100m Road and Airport Road, Erbil Boulevard captures tenants who work in the Gulan & Golden Zone or commute via the airport belt without paying Gulan’s top-floor price per m². Buyers weighing central yield towers against outer ring-road stock should compare Erbil Boulevard against Wavey Avenue on the modern ring-road corridor and read our Gulan Street vs. Airport Road towers comparison.

Candid buyer analysis

Closing costs and net yield for Erbil Boulevard

The calculator opens with our reference 2BR apartment on a secondary developer-contract assignment. Toggle the pathway to Ready Government Tapu to compare ~3% state registration against the developer’s office fee, or switch buyer profile to Foreign National or Diaspora.

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