Georgia (GE)
Caucasus gateway with long visa-free stays for many nationalities, low business taxes, mountain-and-wine culture, and a fast-changing 2026 work-permit environment.
Buying Property in Georgia
The full buying process, transaction costs, mortgage, and legal requirements.
Georgia (the country) is one of the most open property markets in the world for foreign buyers. Foreigners can purchase apartments, houses, and commercial property with full ownership rights — Georgian legislation makes virtually no distinction between foreign citizens and local residents when buying non-agricultural real estate. The one significant exception is agricultural land, which foreign nationals and foreign-owned companies cannot purchase directly under the Constitution and the Organic Law on Agricultural Land. Transaction costs are very low by international standards (no transfer tax for individual buyers, registration fees of GEL 300–600 depending on speed). The currency is the Georgian Lari (GEL). As of March 2026, the residency-by-investment threshold was raised to USD 150,000 of property value. The country is ranked among the world's easiest for property registration (World Bank Doing Business).
Rent vs. Buy
Georgia — especially Tbilisi and Batumi — has attracted significant expat and investor interest since 2022. USD-linked prices in popular expat districts have risen sharply, and some segments show speculative valuations. Rent first to understand which district matches your lifestyle, commute, heating quality, noise levels, and neighbour profile. Buying makes strong sense for those staying 2+ years given low transaction costs and no capital gains tax for individual sellers (after 2 years of ownership). The Batumi holiday-rental market is very competitive; model rental yields carefully before buying for income.
Buying Process — Step by Step
Property search and district shortlisting
1–4 weeksResearch areas via myhome.ge, ss.ge, and local agents. Visit properties at different times of day to check heating (central vs individual boiler), noise, lift condition, parking, and construction nearby. Tbilisi expat-popular districts include Vake, Saburtalo, Vera, and Old Town. Batumi: the seafront strip and Gonio area are common for holiday-rental investment.
Obtain a cadastral extract and run independent legal checks
2–7 daysBefore signing anything, your lawyer pulls a cadastral extract (საკადასტრო ამონაწერი) from the National Agency of Public Registry (NAPR) at napr.gov.ge. This confirms the owner's name, cadastral code, area, any registered encumbrances (mortgages, pledges, or caveats), and whether a permit exists. For developer purchases, check the construction permit and that the building is registered as a dwelling.
Engage an independent Georgian lawyer
3–7 daysAppoint a lawyer separate from the developer or seller's agent. The lawyer checks seller authority, corporate structure if selling entity is a company, title history, permit compliance, and drafts or reviews the sale agreement. Budget GEL 500–3,000+ depending on complexity. A notarised translation of your passport will be needed if you cannot read Georgian.
Negotiate and sign the sale agreement
1–2 weeksAgree price (typically USD or EUR for the headline figure, converted to GEL at signing), payment schedule, handover date, snagging obligations, penalties for delay, furniture inclusion, and which party covers registration fees. In Georgia, contracts can be signed at a Public Service Hall (PSH) or notary office, with registration processed the same day.
Register at the Public Service Hall (PSH) or NAPR
1 day to 30 days depending on speed selectedSubmit the signed sale agreement and supporting documents to the Public Service Hall (psh.gov.ge) or directly to NAPR (napr.gov.ge). Registration fees depend on processing speed: standard (30 calendar days) GEL 300 (~USD 105); accelerated (20 days) GEL 450 (~USD 160); priority (10 days) GEL 600 (~USD 210). Same-day registration is sometimes available for an urgent fee. Georgia's registration process is among the fastest in the world.
Utilities, building fee, and tax registration
1–2 weeksTransfer electricity (Telasi or Energo-Pro), gas, water, and internet to your name. Pay any building maintenance/management fee. If renting out, register with the Revenue Service of Georgia (rs.ge) for 5% flat-rate residential rental income tax. Set up annual property tax assessment if applicable.
Transaction Costs
| Cost Item | Amount | Notes |
|---|---|---|
| Property transfer tax | None for individuals buying residential property | Georgia has no property transfer tax (stamp duty equivalent) for individual buyers. This is a major advantage versus most markets. |
| NAPR registration fee | GEL 300 (standard 30-day), GEL 450 (20-day), GEL 600 (10-day) | Official registration fees confirmed via buyhome.ge 2026 sources. Same-day urgent registration may cost more — confirm at your local PSH. |
| Independent legal due diligence and contract review | GEL 500–3,000+ | Higher for developer/new-build purchases or complex title situations. Non-negotiable for protection against defective title or permit issues. |
| Notarised translation of foreign passport | GEL 50–500 | Required if your identification documents are not in Georgian. Budget for certified translation at a Georgian notary. |
| Real estate agent commission | Typically 2–3%, or seller-paid, or negotiated to zero | Georgian agent commissions vary widely. Some agents charge both sides; clarify before viewing. Developer sales offices charge the buyer no commission. |
| Annual property tax | Nil for households with income under GEL 40,000/year; up to 1% of market value for higher-income owners | Property tax in Georgia is income-tested. Families with annual income under GEL 40,000 (~USD 14,500) pay no property tax on personal-use residential property. Above GEL 100,000 income, the rate rises towards 1% of market value. |
| Rental income tax (if letting) | 5% flat rate for individuals on residential rental income | A very competitive rate by international standards. Register with the Revenue Service of Georgia (rs.ge). Corporate landlords face different rates. |
| Total transaction cost estimate | Approximately 1–4% of purchase price for a standard residential purchase | Primarily legal fees + registration fee. No transfer tax makes Georgia one of the cheapest markets to enter in the region. |
The Notary — Mandatory for All Purchases
In Georgia's legal system, notaries certify signatures, authenticate translations, and formalise some contracts, but property transfer itself is handled primarily through the National Agency of Public Registry (NAPR) and the Public Service Hall network. A notary is not a substitute for your independent lawyer. For foreign buyers who cannot read Georgian, a notarised translation of key documents (passport, sale agreement, power of attorney) is required. Some transactions can be completed at a PSH without a separate notary visit.
Mortgage
Mortgages are available from Georgian banks to foreign buyers, but terms depend on residency status, income source, bank history in Georgia, property type, and source-of-funds documentation. Rates are approximately 10–13% per annum on GEL loans and 7–9% on USD loans (2026 data). Loan-to-value ratios for foreigners are typically 60–70%. Banks require full KYC including income proof, employment contracts or business documentation, and Georgian bank history.
30–40% down payment is typical for foreign buyers without Georgian income history. Buyers with established Georgian bank accounts and local income may access 20–30% deposit terms.
Foreigners buying property worth USD 150,000+ (effective March 2026) may qualify for a short-term residence permit tied to the investment. This threshold increased from USD 100,000 on 1 March 2026. Banks require strong KYC, income proof, independent property valuation, and often a period of Georgian bank account history before approving a mortgage for a non-resident.
Land Registry
The National Agency of Public Registry (NAPR) at napr.gov.ge is the official land registry of Georgia, operating under the Ministry of Justice. It maintains the Real Estate Register which records ownership, encumbrances, pledges, and easements for all registered property. Cadastral extracts are publicly available online and at PSH branches. Georgia's property registration system is considered one of the most efficient in the world — the World Bank Doing Business report has consistently ranked it in the top tier for registering property.
Taxes
No property transfer tax for individual buyers of residential property. Annual property tax: income-tested — nil for households earning under GEL 40,000/year; rates increase up to 1% of market value for higher-income owners. Rental income tax: 5% flat rate for individual landlords on gross residential rental income (register with rs.ge). Capital gains on property: exempt if the seller has owned the property for more than 2 years and it is their primary residence; gains on investment properties or short-term sales may be taxable — confirm with a Georgian tax adviser. VAT at 18% may apply if purchasing from a VAT-registered developer or commercial seller. Home-country tax may also apply to foreign owners.
New Build vs. Existing Property
New builds from reputable developers can offer below-market entry prices at off-plan stage and modern insulation/heating systems, but carry construction-completion risk, permit risk, and the possibility that the final building differs from the brochure. Always verify the construction permit and check the developer's track record for completing previous projects. Existing units in established buildings let you assess real noise levels, heating quality (individual gas boiler vs central), lift reliability, neighbour density, and building management quality before committing.
Selling Property
Keep all purchase contracts, payment transfer records, renovation invoices, and tax filings — these are needed for source-of-funds documentation when transferring proceeds internationally and for any capital gains calculation. The Georgian secondary market has been active but some markets (particularly Batumi holiday apartments) have elevated supply. Agent commissions on sales are typically 2–3%.
Useful Links
- National Agency of Public Registry (NAPR) — official land registry and cadastral extracts ↗
- Public Service Hall — property registration and government services ↗
- Revenue Service of Georgia — tax registration and rental income tax ↗
- myhome.ge — Georgia's leading property search portal ↗
- Georgia residency by property investment guide (2026 — $150,000 threshold) ↗
Property Buying
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