Buying through a realtor or on your own: pros and cons
A realtor saves time and nerves, but costs money and doesn't replace checking the documents. When an agent is really useful, how to agree terms with one, and what you can do yourself.
Contents
Who does what in the deal
Besides the buyer and the seller, three more parties are usually involved in an apartment deal. The realtor finds options, arranges viewings and helps reach agreement. The notary certifies the contract: by law, a contract for the sale of real estate must be notarised. The Cadastre registers the transfer of ownership. A realtor replaces neither the notary nor your own check of the Cadastre extract.
Pros and cons
| With a realtor | On your own | |
|---|---|---|
| Search | The agent shortlists options and knows the local market | You filter listings and check the map yourself |
| Time | Fewer calls and trips | More of your own time spent on viewings |
| Negotiation | A go-between takes some of the tension out | Direct talks with the seller, nothing lost in translation |
| Money | The agent's commission | No commission |
| Risks | The agent may be working for the seller, not you | Mistakes from inexperience |
When a realtor is genuinely useful
- You are buying from another country or city and can't come to viewings often.
- You need a rare apartment — a specific building, floor or view — and it matters to find it before others.
- You are selling your home and buying a new one at the same time, and the deals need to be synchronised.
- You have no time or wish to negotiate yourself.
How to agree terms with an agent
For a long time real estate brokerage in Armenia was not governed by a dedicated law. The government has prepared a bill that would introduce a register of realtors, qualification requirements and mandatory written contracts with clients. Check whether the new rules are in force by the time of your deal, and in the meantime protect yourself with a written contract.
- A written contract with the agent: who they are and whom they work for — the buyer or the seller.
- What the service includes: search, viewings, document checks, accompanying you to the notary.
- The commission: how much, who pays it and when — ideally after the sale contract is signed.
- The term and exclusivity: can you keep searching on your own in parallel?
- What happens if the deal falls through.
How to buy on your own without mistakes
- Build a shortlist with tuk-tuk search: filters, the map, favourites, questions to the seller via messages.
- Prefer listings with the Verified badge — they have a Cadastre extract.
- Order a fresh extract yourself: information on rights and restrictions is available to anyone, including online at e-cadastre.am.
- Deposit and preliminary contract — only at a notary.
- Estimate your mortgage payment with the mortgage calculator and check the terms with the bank in advance.
Key points
- A realtor saves time but replaces neither the notary nor the Cadastre check.
- A contract with an agent must be in writing, with a clear commission and term.
- Pay the deposit to the seller under a notarised contract, not to an intermediary.
- Buying on your own is perfectly realistic if you check the documents and don't rush.
