Mortgage interest refund
Whether you can still reclaim income tax on your mortgage interest. The rule that decides it is the date your LOAN was received — not the purchase contract, not registration. RA Tax Code, article 160.
How you acquired it
Which Yerevan zone a property is in comes from the cadastral valuation map, not from the district name — your purchase file or the developer will have it.
This page checks entitlement only. It cannot compute the amount: that depends on the interest actually paid per your bank's schedule and on the income tax actually withheld from your salary.
Your refund for a quarter is the smallest of three numbers: the income tax withheld from your salary that quarter, the interest you actually paid that quarter per the bank's repayment schedule (interest covered by a state subsidy does not count), and the ceiling above.
Claiming is electronic and quarterly: an entitlement claim once, then an application each quarter. The bank sends the interest figure to the tax authority itself. The money arrives within about six working days of the application.
We do not file these refunds for individuals — this page is here because the rules confuse almost everyone. If you run a business and need an accountant, that we do.
All calculatorsThe income-tax refund on mortgage interest
Everything turns on the date the loan was received — not the purchase contract, not registration, not the building's commissioning. Every subpoint of article 160(2)(4) of the Tax Code reads "for mortgage loans received after…".
The phase-out is not a Yerevan rule. It is a six-step nationwide schedule: from 1 July 2022 Yerevan's cadastral zone 1, from 1 January 2023 zone 2, from 1 July 2023 zone 3, from 1 January 2025 the remaining Yerevan zones, from 1 January 2027 Aragatsotn, Ararat, Armavir and Kotayk, and from 1 January 2029 every remaining marz. The last two exclude border settlements on the Government's list.
Why Yerevan borrowers still receive it. Article 5(2) of law ՀՕ-360-Ն disapplies the restrictions where the building's construction permit was granted before 1 January 2022. Such a flat keeps the entitlement even on a loan taken today. That is the main source of the confusion.
Which property qualifies. New build only — directly from the developer, from the state or a community under a housing programme, or building your own house. The secondary market does not qualify, and article 160(9) expressly excludes buying from an individual who held the construction right. The contract price must not exceed ֏55 million.
How much. The quarterly ceiling is ֏1.5 million, and ֏750,000 for loans received from 1 January 2025 (article 160(2)(2) and (2.1)). It is shared between the borrower and any co-borrowers, quarters are assessed separately, and nothing carries forward.
Only an employee can claim, and only against income tax computed on salary. The entitlement is once in a lifetime, for one loan contract.
I bought in Yerevan — can I still claim?
It depends on two things: when the loan was received, and when the building's construction permit was granted. A permit granted before 1 January 2022 disapplies the restrictions (ՀՕ-360-Ն art. 5(2)). Otherwise the date for your zone decides.
Does a secondary-market purchase qualify?
No. Only buying directly from the developer, from the state or a community, and building your own house. Article 160(9) separately excludes buying from an individual who was party to a construction-right contract.
What is the quarterly ceiling?
֏1.5 million for loans received up to 31 December 2024, and ֏750,000 for loans received from 2025. It is shared by the borrower and all co-borrowers.
How is it claimed?
Electronically only: an entitlement claim once, then an application each quarter. The bank sends the interest certificate to the tax authority through ACRA, not you. The money arrives about six working days after the application.
Is the refunded amount taxable?
No. There is no such provision in the Code in force. A Ministry of Finance proposal to that effect was reported in the press but has not been adopted.
Sources: RA Tax Code arts. 160, 445; law ՀՕ-360-Ն art. 5; law ՀՕ-291-Ն; Government decisions N 1321-Ն and N 1023-Ն. Rates as of 2026-08-03.