Can Foreigners Own Land in Georgia? Legal Rules Explained
5 minute read | Last Updated 14th November 2025
Written by: Lela Gochitashvili
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Introduction
Georgia has become one of the most attractive investment destinations in the region, known for its simple tax system, low bureaucracy, and rapidly developing real estate market. Yet one of the most common questions from international investors and expatriates is: Can foreigners own land in Georgia?
The answer depends on what type of land you intend to purchase, residential or agricultural, and how you structure your ownership. This article explains the legal framework, exceptions, and practical steps for foreigners looking to buy land in Georgia.
Can Foreigners Own Land in Georgia? The Short Answer
Foreigners can own most types of real estate in Georgia, including apartments, commercial properties, and non-agricultural land.
However, there are restrictions on the direct ownership of agricultural land.
Foreigners can own:
- Apartments and condominiums
- Commercial buildings and office spaces
- Non-agricultural plots (e.g., land within cities or industrial zones)
Land owned through a registered Georgian company
- Preliminary Sale Agreement: signed when the property is still under construction, giving the buyer the right to future ownership.
- Final Sale Agreement: signed after construction is complete, transferring full ownership to the buyer.
Both stages are crucial parts of a property sale and must comply with local registration and legal standards.
Foreigners cannot directly own:
- Agricultural land (farmland), except through specific exceptions or by forming a legal entity in Georgia.
The Legal Basis: Constitutional and Statutory Framework
The restriction on foreign ownership of agricultural land originates from Article 6 of the Georgian Constitution and the Law on Ownership of Agricultural Land (2017 amendment).
These laws state that:
- Agricultural land is considered a “strategic national resource”.
- Foreign individuals may not directly acquire agricultural land in their personal name.
- Exceptions can be granted by the Government of Georgia for specific cases of state importance (e.g., energy, infrastructure, or public interest projects).
However, non-agricultural land is fully open to foreign ownership, without limitation.
How Foreigners Can Own Agricultural Land in Georgia
While individuals cannot own farmland directly, there are two main legal pathways foreigners use to acquire agricultural land in Georgia:
1. Through a Georgian Legal Entity (LLC or JSC)
- Foreigners can establish a Georgian company (LLC or JSC) and purchase agricultural land in the company’s name.
- In this case, one of the Company’s shareholders must be a Georgian citizen who owns a major part of the company’s shares/interest.
- This is the most common and fully legal way for foreigners to hold agricultural land.
Orson‘s team assists with registering companies, drafting sale agreements, and ensuring compliance with land ownership laws.
2. By Inheritance or Special Government Decree
- A foreigner can inherit agricultural land through a will or succession.
- However, they are usually required to sell it within 6 months, unless they obtain special governmental permission.
- In rare cases, the Government of Georgia may issue a special decree allowing ownership for projects of national importance.
Land Classification: Agricultural vs. Non-Agricultural
Understanding the classification of land is crucial before purchasing.
Agricultural land is used for cultivation, vineyards, orchards, or pastures. Non-agricultural land is used for construction, business, or residential purposes.
Foreigners should always verify land classification through the Public Registry before signing a sale agreement.
Public Registry and Legal Protection
In Georgia, property ownership is legally recognized only after registration in the Public Registry. Registration provides:
- Official proof of ownership
- Protection against third-party claims
- Transparency in real estate transactions
Registration fees typically range from 150 GEL (4 days) to 350 GEL (same day) depending on urgency.
Can Foreigners Lease or Use Agricultural Land?
Yes, they can! Even though foreigners cannot directly own agricultural land, they can lease it long-term from a Georgian citizen or company. Lease terms can extend up to 49 years and can be renewed.
Leasing is a practical way for foreign investors to engage in vineyard development, greenhouse farming, agro-tourism projects, and renewable energy or industrial agriculture.
Taxes and Legal Obligations
When foreigners purchase property or land in Georgia, the following taxes may apply:
- Property tax. 0.05% – 1% of the property’s market value (for individuals with income > 40,000 GEL from Georgian sources).
- Income tax. 20% on lease for commercial properties, and 5% on rent for residential properties.
As a legal and tax advisor, Orson can structure ownership to minimize taxes while ensuring compliance with Georgian law.
Due Diligence Before Buying Land
Before signing a property sale agreement, foreigners should conduct thorough legal due diligence to verify:
- The land classification (agricultural vs. non-agricultural)
- There are no encumbrances or mortgages
- Zoning and construction permissions (for development projects)
- Seller’s ownership rights and ID verification
Orson provides comprehensive due diligence, title verification, and sale-contract drafting for foreign investors.
Conclusion
To summarize, foreigners can own land in Georgia, but only non-agricultural land directly. Agricultural land can be held indirectly through a Georgian company or leased long-term. Understanding these distinctions is essential for safe investment. With proper legal guidance, foreigners can enjoy full ownership rights, transparent registration, and one of the most investment-friendly property systems in Europe.
