Armenia Mortgage Income Tax Refund Application (2026)

Before You Apply: Check the Basic Conditions

The application process is useful only if the mortgage and transaction qualify. Under the current rules, the main conditions are:

• You are a hired employee whose salary or equivalent-payment income tax is calculated and paid in Armenia.
• The mortgage was received from an Armenian-resident financial institution on or after January 1, 2018.
• The loan financed an apartment bought directly from a developer in a completed or under-construction multifamily building, an individual house bought directly from a developer that is a company or individual entrepreneur, construction of your own individual house in Armenia, or qualifying state or community housing-program property.
• For a purchase, the contract value of the property does not exceed AMD 55 million. This is the transaction price, not the mortgage principal.
• A co-borrower may apply only if the co-borrower is also a hired employee and an owner or co-owner of the home.
• Each borrower or co-borrower may use the program for only one mortgage loan obtained under an agreement signed on or after January 1, 2018.

An ordinary resale purchase from a private owner does not qualify. A purchase from a private individual who previously acquired a development right from the developer does not qualify either.

Location and loan date also matter. The Yerevan restriction applies to loans received after July 1, 2022 in valuation zone 1; after January 1, 2023 in zone 2; after July 1, 2023 in zone 3; and after January 1, 2025 in all remaining zones. An exception to the Yerevan restriction may apply when the property's construction permit was issued before January 1, 2022. For new mortgages received after January 1, 2027, the program ends in Aragatsotn, Ararat, Armavir, and Kotayk, except for officially listed border settlements. The corresponding cutoff for the other marzes is January 1, 2029, and the border-settlement exception applies to that cutoff as well.

Review Article 160 of the current Tax Code or ask the SRC to confirm a borderline case before relying on the refund.

Documents for the First-Time Eligibility Application

For the first submission, prepare the official eligibility-confirmation application plus the documents that match your transaction. Government Decision No. 1321-N requires the relevant documents and photocopies.

• Identity document: Armenian passport or ID card; or, where applicable, an Armenian residence-status document or refugee convention travel document.
• Public Services Number: your PSN (ՀԾՀ), or the number of the certificate stating that you do not have one; include your taxpayer identification number (ՀՎՀՀ) if you have one.
• Mortgage documents: the original mortgage loan agreement or a notarized copy, the repayment schedule, and the state-registration certificate for ownership, the right to buy real estate in a building under construction, or the relevant development right.
• Proof of a qualifying direct purchase or construction: a developer's certificate confirming that the apartment or house is being bought directly from the developer; or a valid construction permit if you are building an individual house. A state or community housing program uses the corresponding authority's certificate.
• Property agreement: the original sale or preliminary sale agreement, agreement for the right to buy property in a building under construction, development-right acquisition agreement, or the applicable state or community program agreement.

The exact combination depends on whether you are buying a completed apartment, a right in a building under construction, a developer-built individual house, or constructing your own house. The SRC's official mortgage-refund guide and Government Decision No. 1321-N contain the full wording.

How to Apply, Step by Step

Step 1 — 1Arrange the Lender's Data Consent

Confirm with the bank or credit organization that you have consented to the electronic transfer of your eligible paid-interest data. The lender sends this information to the SRC through ACRA Credit Reporting.

You do not upload a new bank interest statement with every quarterly claim. If the lender's ACRA data is missing, however, the portal cannot calculate or accept the refund correctly.

Step 2 — 2Prepare the One-Time Paper Package

Complete the SRC form titled the application to confirm the right to use the income tax refund. The form and its filing rules are published on the SRC's official forms page (Armenian). Attach the documents and copies listed above.

Do not confuse this first-time eligibility application with the later quarterly refund application. They are different forms with different submission methods.

Step 3 — 3Submit the Package to Any SRC Taxpayer Service Office

Submit the first-time package in person or by post to any SRC taxpayer service division. The SRC's current service-office list provides addresses and telephone numbers.

The quarterly electronic application cannot replace this initial document review.

Step 4 — 4Wait for Eligibility Confirmation

The SRC reviews the initial application within:

• 15 business days in the usual case; or
• 30 business days when the home is acquired under a development-right acquisition agreement.

If the SRC rejects the initial application, it must notify you of the grounds within the same applicable period.

Step 5 — 5Register in the Personal Accounts Information Portal

After approval, use the official Personal Accounts Information Portal. It is sensible to arrange access early so it does not delay your first quarterly claim.

If you have an electronic signature, select Register, complete the access application, download and electronically sign it, then upload the signed file. The activation link is sent to your email address.

If you do not use an electronic signature, the SRC guide allows you to request portal access through a taxpayer service office by providing an active email address, identity document, and PSN. It also describes sending the same details and a scanned access request to secretariat@petekamutner.am.

That email option is for portal registration. The mortgage refund claim itself must still be submitted inside the portal.

Step 6 — 6Check That the Quarter's Data Is Available

Before creating the refund application, make sure:

• each employer whose tax you want included has filed the income-tax calculation and fully paid the declared salary income-tax obligation for every month of the quarter; any amount attributable to an employer with unpaid obligations remains unavailable until that employer pays; and
• your lender has transmitted the quarter's eligible paid-interest information through ACRA.

If either data source is missing, the portal will normally warn you. Contact the employer's accounting team or the lender rather than uploading substitute documents.

Step 7 — 7Create and Submit the Electronic Application

Log in to the portal and:

• open Եկամտային հարկի վերադարձի դիմումների գրանցամատյան (Income Tax Refund Application Register);
• create a new application;
• select the reporting quarter;
• enter your telephone number and a valid bank-account number that belongs to you;
• give consent for verification of the bank account;
• review the information filled in automatically and, if necessary, correct the requested refund amount; and
• select Հանձնել ՊԵԿ to submit it to the SRC.

Use an account that belongs to the applicant and will remain valid for at least eight days; the Central Bank verifies both validity and ownership. A co-borrower files a separate application under their own portal account and bank account. The statutory quarterly ceiling is shared by the borrower and all co-borrowers.

For later quarters, you submit only the new electronic application if the information in the original documents has not changed. No additional paper packet is required.

Filing Deadlines and Processing Times

There Is No Final Filing Deadline

The SRC expressly states that no final deadline has been set for submitting the first-time eligibility documents or the quarterly refund application. You do not lose the right merely because you did not submit the claim immediately after a quarter ended.

Each quarter is still claimed separately. In practice, apply after the employer's paid-tax data and the lender's ACRA interest data appear in the portal.

Changes Must Be Reported by the 10th

If information in the original documents changes, report the change to the SRC with supporting documents no later than the 10th day of the month following the month of the change. A change to the mortgage repayment schedule is excluded from this notification rule.

How Long the Refund Takes

The SRC's practical guide says that, when all required tax and interest data are present, a successful refund is usually received within hours and up to three business days. The formal procedure in Government Decision No. 1321-N has two successive stages: the SRC sends the payment instruction within three business days, and the transfer is made within three business days after that instruction is submitted. The statutory workflow can therefore take up to six business days.

Treat these as processing rules, not a guarantee of a same-day credit. Check the portal status if the payment is delayed.

Why an Application Can Be Rejected

There are two different sets of rejection grounds.

Initial Eligibility Application

The one-time request can be rejected when:

• the purchase contract value exceeds AMD 55 million;
• the borrower or co-borrower has already used the program for another post-2018 mortgage;
• the mortgage date and property location fall within an applicable Yerevan or regional restriction;
• required initial documents are missing; or
• the borrower, lender, loan purpose, or property transaction does not meet Article 160's underlying eligibility conditions.

Quarterly Electronic Refund Application

The portal application can be rejected, or the system may prevent submission, when:

• for a particular employer, the declared salary income-tax obligations have not been paid in full; the amount attributable to that employer remains unavailable until payment;
• the lender's required interest data or documents required after a reported change are missing;
• your personal data in registration or tax filings are legally classified as restricted-use and the employer has not separately supplied the required salary and tax information;
• you used the specialized tuition-fee income-tax refund for the same reporting period;
• changed circumstances create one of the initial disqualifying conditions;
• the bank-account number is incorrect, invalid, or does not belong to you; or
• you have an outstanding excess refund and have not consented to offset it against later refundable amounts.

If rejected, the SRC must notify you of the reason within three business days. If the bank rejects the transfer, correct the account details and submit a new electronic application.

Quick Troubleshooting Checklist

If the portal shows no refundable amount or will not accept the application, check these points in order:

• Did you choose the correct reporting quarter?
• Has every employer whose tax should be included fully paid its declared salary income-tax obligation?
• Has the lender sent the eligible interest data through ACRA?
• Is the bank account in your own name and still active?
• Did any loan, ownership, contract, or property information change without being reported?
• Did you already claim the specialized tuition-fee refund for the same period?
• Is there an excess refund awaiting your consent to offset or repay it?

The refund is limited to the lowest applicable amount: eligible salary income tax paid for the quarter, eligible mortgage interest paid for that quarter excluding any interest paid through a subsidy, and the statutory quarterly ceiling. The combined ceiling is AMD 1.5 million for mortgages received from January 1, 2018 through December 31, 2024, and AMD 750,000 for mortgages received on or after January 1, 2025.

You can estimate the result with our income tax refund calculator, but the portal and SRC determination control the actual payment.

Official Links

• Personal Accounts Information Portal
• SRC step-by-step mortgage refund guide
• SRC official application forms and filing rules
• Current Armenian Tax Code — Article 160
• Government Decision No. 1321-N — application and refund procedure
• SRC explanation of the 2025 cap and geographic changes
• SRC taxpayer service offices
• Official Yerevan valuation-zone maps
• Official border-settlement list

Important Note

This guide is informational and does not replace an individual decision by the SRC or professional tax advice. For an unusual contract, refinancing, inheritance, co-borrower arrangement, or changed ownership, obtain written confirmation from the SRC before relying on the refund.