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HousingFor foreigners buying a flat or a house in Georgia

Buying property in Georgia as a foreigner: checks, taxes, residency

Foreigners can freely buy flats and houses on non-agricultural land in Georgia: the Constitution restricts only agricultural land for them (Art. 19; Chambers Real Estate 2026). You become the owner once your title is registered with the Public Registry — the fee is 150 ₾ for 4 working days (napr.gov.ge, October 2026). If the property's market value is over $150,000, you can apply for a short-term residence permit; the agency makes the decision and may refuse (Law on the Legal Status of Aliens and Stateless Persons, Arts 15, 17, 18; threshold since 1 March 2026).

Checked by the editors on 11 October 202622 sources8 minutes

In short

Who can buy
Foreigners can buy a flat or a house; agricultural land only through inheritance (Constitution, Art. 19; Organic Law on Agricultural Land Ownership, Art. 4)
When you become the owner
Once your title is registered with the Public Registry; the contract must be in writing (Civil Code, Art. 183)
Registration fee
150 ₾ for 4 working days, 270 ₾ for 1 working day, 350 ₾ on the day you apply (napr.gov.ge, October 2026)
Public Registry extract
13 ₾ online or 20 ₾ at an office, ready in 1 working day; plus 26 ₾ for an English version (napr.gov.ge, October 2026)
Notary
Not required: the Public Registry can certify signatures at a Public Service Hall for 7 ₾ (Civil Code, Art. 311¹; napr.gov.ge, October 2026)
Residence permit through property
Short-term — if the market value is over $150,000 (GEL equivalent; since 1 March 2026, previously $100,000); investment — over $300,000 (Law on the Legal Status of Aliens and Stateless Persons, Arts 15, 16)
Property tax
On property other than land: none if your family's income last year was no more than 100,000 ₾, otherwise 0.8–1% of market value (Tax Code, since 30 September 2026). Land tax is separate and is paid whatever your income (Tax Code, Arts 203–204)
Tax when you sell
5% on the gain; no tax if you owned the flat for more than 2 years (Tax Code, Arts 81, 82)
Prices in Tbilisi
$1,426 per m² in new builds, $1,372 on the secondary market in buildings with permits issued from 2013, July 2026 (Galt & Taggart)
Prices in Batumi
$1,865 per m² on average for turnkey new-build flats in 2025; in the projects of surveyed developers, foreign buyers accounted for 52% of sales (Galt & Taggart)

How to buy a flat step by step

  1. Order an extract from the Public Registry

    Only a Public Registry extract proves the seller's title (Law on Public Registry, Art. 10). It shows the owner, mortgages, seizures and tax liens. Check that the name in the extract matches the seller's passport. Registered leases, mortgages and usufructs pass to the new owner together with the flat (Art. 11). While a seizure is registered on the property, other rights are generally not registered (Art. 19).

    13 ₾ online, 20 ₾ at an office; plus 26 ₾ for English
  2. For a house with land, check the land category

    A foreigner can get agricultural land only through inheritance. The law also counts homestead land as agricultural land (Organic Law on Agricultural Land Ownership, Art. 3). The Public Registry issues information on a plot's designated purpose and land category.

    13 ₾ for 4 working days, 26 ₾ for 1 day
  3. In a new build, check that the building is registered

    Title to a flat in a building under construction is registered on the basis of the construction documents, and after completion on the basis of the document putting the building into service (Law on Public Registry, Art. 15⁶). Without these documents, the Registry issues only an information card, and the building does not appear in the extract. In Tbilisi, construction permits are issued by the City Hall's Architecture Service; its site tas.ge has a search for its decisions and an interactive map.

  4. Sign the sale and purchase contract

    The contract must be in writing (Civil Code, Art. 183). Signatures are certified by a notary or by an authorised Public Registry officer when you submit the registration application (Civil Code, Art. 311¹; Instruction on the Public Registry, Art. 55). For certification at the Registry, the contract must be in Georgian; if you don't speak the language, a translation is attached (Art. 57). The Registry officer only confirms your identity and signature and does not check the terms of the contract (Art. 58).

    7 ₾ to certify signatures at the Registry
  5. Register your title

    You become the owner only once your title is registered with the Public Registry (Civil Code, Art. 183). Applications are accepted at Public Service Halls and offices of the National Agency of Public Registry. After registration, a new extract is issued in your name (Law on Public Registry, Art. 9).

    150 ₾ for 4 working days, 270 ₾ for 1 day, 350 ₾ on the day you apply
  6. After the purchase: tax and residence permit

    Property tax on property other than land is 0.8–1% of market value, but only if your family's income last year was over 100,000 ₾ (Tax Code, Arts 202, 206). The owner of a house with a plot pays land tax whatever their income (Arts 203–204); exemptions cover the share of land under an apartment building and land attached to a residential house within the area set by the municipal council, the Sakrebulo (Art. 206). File the return by 1 November and pay by 15 November (Art. 205). If the flat is worth over $150,000 as valued by an accredited valuer, you can apply for a short-term residence permit. Since 1 September 2025, it is not issued to people staying in Georgia on a category C visa or who entered visa-free on the strength of a visa or residence permit from a third country (Law on the Legal Status of Aliens and Stateless Persons, Arts 14, 15, 16). See the residence permit guide for details.

Apartments for sale in TbilisiApartments for sale in Batumi

Listings on doberi

All listings: Property in Georgia

Documents

0 of 5 ready ·

Check the exact list on the portal before applying: it changes.

Grey areas: lawyers disagree here

Can you pay in dollars?

The lari is the only legal tender in Georgia, except in cases set by the National Bank. If the seller is an entrepreneur (a company or an individual entrepreneur), the law requires prices in offers and advertising to be shown only in lari; the National Bank may set different rules (Organic Law on the National Bank of Georgia, Art. 34, consolidated version of 1 April 2026). Through the Registry's Smart Contract service, the price is stated and paid only in lari. Whether your deal can be settled in foreign currency depends on National Bank rules — check with the bank you pay through.

Mortgages for foreigners

Whether a bank will lend to a non-resident, and on what terms — rate, down payment, required documents — we have not confirmed on the official pages of TBC and Bank of Georgia. Ask the bank.

Buying off-plan

The law allows title to a flat in a building under construction to be registered if construction documents exist. If the building is not yet registered, an obligation to transfer the future flat can be registered on the land plot once the conditions for using the plot for construction have been issued (Law on Public Registry, Art. 15⁶). Completion dates, penalties for delays and refunds are set out in the contract with the developer — read these clauses before you pay. In Tbilisi, City Hall has shown completed buildings and suspended construction sites on a map since November 2025 (Georgia Today, 27 November 2025).

Is there a tax on buying?

According to lawyers at MB Legal, Georgia has no separate tax on the transfer of ownership, and the main cost is the Registry fee; 18% VAT applies if the seller is VAT-registered and sells in the course of business (Chambers Real Estate 2026, updated 7 May 2026). Ask the developer whether VAT is included in the price of a new-build flat.

How a foreigner's family income is counted for property tax

The Tax Code counts all income as family income. The rule that only Georgian-source income counts applies only to non-residents who are Georgian citizens (Art. 202(7)). The Code does not say directly how a non-resident foreigner's income from abroad is treated — check with the Revenue Service (rs.ge).

FAQ · 7

Can foreigners buy property in Georgia?

Yes. The Constitution restricts agricultural land for foreigners, and the organic law allows a foreigner to get it only through inheritance (Constitution, Art. 19; Organic Law on Agricultural Land Ownership, Art. 4). Foreigners can freely buy flats and houses on non-agricultural land, according to lawyers at MB Legal (Chambers, May 2026).

How much does it cost to register property in Georgia?

The Public Registry fee is 150 ₾ for 4 working days, 270 ₾ for 1 day or 350 ₾ on the day you apply. An extract costs 13 ₾ online, and certifying signatures at the Registry costs 7 ₾ (napr.gov.ge, October 2026). Notaries and valuers charge separately.

Does buying property in Georgia give you residency?

Yes, if the property's market value is over $150,000 in lari as valued by an accredited valuer: this is a short-term residence permit, extended one year at a time and also issued to your spouse and children. For property worth over $300,000, you get a 5-year investment residence permit, and after 5 years of ownership an unlimited residence permit. The $150,000 threshold has applied since 1 March 2026; before that it was $100,000. Since 1 September 2025, a short-term residence permit is not issued to people staying in Georgia on a category C visa or who entered visa-free on the strength of a visa or residence permit from a third country (Law on the Legal Status of Aliens and Stateless Persons, Arts 14, 15, 16).

What taxes do property owners pay in Georgia?

Property tax on property other than land is 0.8–1% of market value, but only if your family's income last year was over 100,000 ₾ (Tax Code, Arts 202, 206, since 30 September 2026). For a house with a plot, land tax is paid whatever your income (Arts 203–204). Income from renting out housing for living can be taxed at 5% without deductions. If you sell within 2 years, you pay 5% on the gain; after that, no tax.

Do I need a notary to buy property in Georgia?

No: if the parties sign the contract at the Registry in front of an authorised officer, notarisation is not needed (Civil Code, Art. 311¹). The officer only checks identity and signatures, not the terms of the contract. The Registry does not certify powers of attorney — a notary does (Instruction on the Public Registry No. 487, Art. 56).

Can I buy property in Georgia remotely?

The Registry's online Smart Contract service is available only to Georgian citizens and cannot be used through a representative. A foreigner needs a representative with a notarised power of attorney: it can be made at a Georgian consulate or by a notary in your country with an apostille or legalisation, unless an international treaty provides otherwise (Law on Notaries, Arts 42, 55, 56).

Where can I find flats for sale in Tbilisi and Batumi?

On doberi, listings of flats for sale are in three languages, and you can translate your chat with the seller. Before paying a deposit, order a Public Registry extract and check who the owner is.

What changed · 4

  1. 6 November 2026Checked Batumi prices against the Galt & Taggart report; removed non-resident mortgage figures that we could not find in the primary source
  2. 30 September 2026Property tax for individuals: exemption if family income is up to 100,000 ₾ (previously 40,000 ₾), a rate of 0.8–1% of market value for everyone else; the rule also applies to returns filed in 2026 (Law No. 1874).
  3. 1 March 2026The threshold for a short-term residence permit and a D5 visa through property rose from $100,000 to $150,000 in market value (Law No. 863 of 26 June 2025).
  4. 1 September 2025Residence permits, except investment and a few other types, are no longer issued on an ordinary category C visa or to people who entered visa-free on the strength of a visa or residence permit from another country (Law No. 670 of 12 June 2025).

Sources · 22

  1. Constitution of Georgia, Art. 19(4): agricultural land may be owned only by the State, a self-governing unit, a citizen of Georgia or an association of citizens of Georgia; exceptions by organic law. Consolidated version of 29 June 2020 — matsne.gov.ge
  2. Organic Law of Georgia on Agricultural Land Ownership No. 4848-IIს of 25 June 2019, Art. 3 (homestead land is agricultural land), Art. 4 (an alien — only through inheritance; a foreign-controlled company — under an investment plan by Government decision), Art. 10; no amended versions on matsne — matsne.gov.ge
  3. Civil Code of Georgia, Art. 183 (written transaction and registration with the Public Registry), Art. 311¹ (certification of signatures; signing at the registration authority), Art. 312 — consolidated version of 25 June 2026 — matsne.gov.ge
  4. Law of Georgia on Public Registry, Arts 6, 9, 10 (extract), 11 (registered rights pass to the new owner), 15⁶ (buildings under construction), 19 (seizure) — consolidated version of 1 April 2026 — matsne.gov.ge
  5. Instruction on the Public Registry, Order of the Minister of Justice No. 487 of 31 December 2019, Arts 55–58 (signature certification at the Registry, language of the transaction, powers of attorney only by a notary) — consolidated version of 31 May 2026 — matsne.gov.ge
  6. Government of Georgia Resolution No. 93 of 10 March 2023 amending Resolution No. 509 on National Agency of Public Registry fees: registration of property rights — 150 ₾ for 4 working days, 270 ₾ for 1 day, 350 ₾ on the day of application — matsne.gov.ge
  7. National Agency of Public Registry: Fees and Terms — Immovable Property Registration (registration, signature certification), checked 11 October 2026 — napr.gov.ge
  8. National Agency of Public Registry: Fees and Terms — Informational Services (extract, information on the designated purpose of land), checked 11 October 2026 — napr.gov.ge
  9. National Agency of Public Registry: Service Centers — agency branches and Houses of Justice (Public Service Halls), checked 11 October 2026 — napr.gov.ge
  10. National Agency of Public Registry: Smart Contract FAQ — Georgian citizens only, no representatives, price in lari only, Bank of Georgia escrow, checked 11 October 2026 — napr.gov.ge
  11. Law of Georgia on Notaries, Art. 42 (notarial acts at Georgian consulates), Arts 54–56 (foreign citizens; documents from abroad with legalisation or an apostille; international treaties) — consolidated version of 23 June 2026 — matsne.gov.ge
  12. Law of Georgia on the Legal Status of Aliens and Stateless Persons, Art. 7 (D5 visa), Art. 14(1³), (1⁴), Art. 15(h), (j), (k), Art. 16, Arts 17–18 (decision and grounds for refusal) — consolidated version of 25 June 2026 — matsne.gov.ge
  13. Law of Georgia No. 863-IIმს-XIმპ of 26 June 2025 amending the Law on the Legal Status of Aliens and Stateless Persons: threshold for a short-term residence permit and a D5 visa raised from $100,000 to $150,000, in force from 1 March 2026 — matsne.gov.ge
  14. Law of Georgia No. 670-IIმს-XIმპ of 12 June 2025: Art. 14(1³) and (1⁴) — residence permits not issued on an ordinary category C visa or after visa-free entry based on a third-country visa or residence permit, in force from 1 September 2025 — matsne.gov.ge
  15. Tax Code of Georgia, Art. 6 (property tax is a local tax), Arts 81–82 (5% on the gain from selling housing, exemption after 2 years; 5% on income from renting out housing), Arts 200–206 (property tax, including land tax — Arts 203–204, exemptions — Art. 206) — consolidated version of 30 September 2026 — matsne.gov.ge
  16. Law of Georgia No. 1874-VIმს-XIმპ of 30 September 2026 amending the Tax Code: property tax exemption for family income up to 100,000 ₾, 0.8–1% rate; in force on publication and applies to 2026 returns — matsne.gov.ge
  17. Organic Law of Georgia on the National Bank of Georgia, Art. 34: the lari as the only legal tender; entrepreneurs' prices in lari — consolidated version of 1 April 2026 — matsne.gov.ge
  18. Tbilisi City Hall Architecture Service (architect.tbilisi.gov.ge): permit departments, search for the service's decisions, interactive map, checked 11 October 2026 — tas.ge
  19. Georgia Today: "Tbilisi launches map to verify construction project status" — City Hall map of completed buildings and suspended construction sites, 27 November 2025 — georgiatoday.ge
  20. Galt & Taggart: Tbilisi Residential Real Estate, July 2026 update (cover dated "31 July, 2026"), published 31 August 2026 — rents and new-build prices by district, sales and building permits (PDF) — galtandtaggart.com
  21. Chambers and Partners: Real Estate 2026 — Georgia, by Nino Rurua, Elene Kikalia and Roza Asaturian (MB Legal), updated 7 May 2026 — practiceguides.chambers.com
  22. Galt & Taggart: Batumi Residential Real Estate — 2025 Review (PDF), 6 March 2026
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