Georgia buying guideBuying property in Georgia as a foreigner is one of the quickest purchases in the region: you can register an apartment within days and there is no purchase tax. But two rules have changed or stayed firm that buyers often get wrong: farmland is closed to foreigners, and the property value needed for a residence permit rose from $100,000 to $150,000 on 1 March 2026. Our Georgia page shows current stock.
What a foreigner can and cannot own
Foreign individuals and companies can buy residential and commercial real estate in Georgia, including apartments in Tbilisi and Batumi, houses, and commercial space. The country's constitution reserves agricultural land for the state, local authorities and Georgian citizens, so foreigners cannot buy farmland. Governments have debated and adjusted the details over the years, and a temporary lifting of the ban was reported at one point, so any land deal outside a city should be checked carefully with a lawyer.
A practical consequence is that a plot described as 'land' may be classified as agricultural in the register even if it sits next to houses. Reclassification is sometimes possible, but you should not pay in advance on the assumption that it will be approved.
The tenure is straightforward ownership, registered in the national public registry run by the Public Service Development Agency, which is why transactions are fast and the register is searchable.
The purchase in practice
- Choose the property. Off-plan towers dominate Tbilisi and Batumi, while resale flats suit buyers who want to see the building first.
- Check the registry extract. Request an extract showing the owner, area, cadastral code, mortgages and arrests. Your lawyer can obtain it online in minutes.
- Verify the developer for off-plan deals: permits, completion record, escrow arrangements and the status of previous projects.
- Sign a preliminary agreement with a deposit, ideally paid through a lawyer's account or a bank.
- Sign the sale contract in front of a notary or at a Public Service Hall, and pay the price by bank transfer.
- Register ownership. The registry fee is small, with faster registration available for a higher fee.
- Obtain the ownership extract as proof of title.
A good lawyer will also check that the apartment area matches the technical passport, because 'black frame' and 'white frame' handover conditions differ and affect your finishing costs.
Residence by property: the March 2026 change
Georgia offers a temporary residence permit to foreigners who own property above a set value. That threshold was $100,000 until 28 February 2026 and $150,000 from 1 March 2026, according to legal commentary. The valuation generally has to be established by an accredited assessor, and the permit is renewable and can cover a spouse and children. A separate investor route exists at a much higher level, reported at around $300,000.
Three cautions:
- Many websites still quote $100,000. Verify any figure on the Public Service Hall or Ministry of Internal Affairs website.
- A permit is not citizenship. The regular naturalisation route needs about ten years of lawful residence plus other conditions.
- Rules on foreign residents and work have been tightening, so check current conditions before treating property as a guaranteed route to stay.
Another route for remote workers, the Remotely from Georgia programme, has income conditions rather than property conditions.
Costs in Georgia
The cost structure is among the lightest we cover, as the table shows.
| Cost | Approx. level | Notes |
|---|---|---|
| Purchase tax or stamp duty | None for standard sales | Verify locally |
| Registry fee | Small fixed fee, higher for same-day service | Paid at registration |
| Notary | Small fixed or scaled fee | Where a notary is used |
| Lawyer | Typically a modest flat fee or a small percentage | Strongly advised |
| Agent commission | Often 2 to 4%, sometimes paid by seller | Negotiable |
| Annual property tax | Up to 1% of assessed value for individuals | Depends on income and use |
| Rental income tax | Flat rate for individuals, reported as around 5% | Confirm current rule |
Money, mortgages and market risk
Property is priced in dollars in many listings but registered and often paid in lari. Exchange rates and bank rules affect your actual cost, so agree the currency in the contract. Georgian banks can lend to non-residents at conservative loan-to-value levels, usually with a local income test. See the Georgia financing page for what to expect, and use the mortgage calculator.
Risks to price in include off-plan delay, building quality, an oversupplied short-let market in parts of Batumi, and changes in residency law. Our Georgia market analysis gives context on prices, and the cheap and under-100k pages show the entry end of the market.
Mistakes foreign buyers repeat
- Paying a reservation deposit to an agent's personal account.
- Relying on a developer's brochure instead of the registry extract.
- Buying a 'land plot' without learning its legal category.
- Planning a residence permit on the old $100,000 figure.
- Forgetting building management fees and heating.
To compare Georgia with other places, browse the consultation index or the countries directory.
Last updated 8 October 2026
Frequently asked questions
Can foreigners buy apartments in Georgia?
Yes. Foreigners can buy residential and commercial property without a permit. The registry transfer is quick, and no purchase tax applies in standard sales.
Can a foreigner buy land in Georgia?
Not agricultural land. It is reserved for the state, local bodies and citizens. Non-agricultural plots can be bought, but check the land category in the registry before you pay.
How much property do I need to buy for a residence permit?
Since 1 March 2026 the reported threshold is $150,000, up from $100,000, assessed by an accredited valuer. Confirm the current figure with the Ministry of Internal Affairs.
Does buying property lead to citizenship?
Not directly. Naturalisation generally requires about ten years of lawful residence and other conditions. A property permit is a residence route only.
How long does registration take?
Standard registration can take a few working days, and expedited service is available for a higher fee. Your lawyer should confirm timing for your case.
Are off-plan purchases safe?
They carry delay and quality risks. Check the developer's track record, building permit and how your deposit is protected before you sign.