Buying Property in Georgia as a Foreigner: A Lawyer's Checklist (2026)
8 minute read | Last Updated October 2026
Written by: Lela Gochitashvili, Founder & Managing Partner
Summary
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Short answer
Yes. Foreigners can buy apartments, houses, commercial premises and non-agricultural land in Georgia on the same terms as Georgian citizens. There is no special permit, no residency requirement and no requirement to use a notary. Ownership passes when the purchase is registered in the Public Registry, usually within one to four working days. The main exception is agricultural land, which foreigners generally cannot own.
The legal process itself is simple. The real risks lie elsewhere: buying from someone who is not entitled to sell, inheriting the seller’s mortgage or seizure, and, above all, paying a developer for an apartment in a building that is not yet finished. Most problems we see could have been avoided with a few days of checks before the first payment.
1. What foreigners can and cannot buy
Can buy: apartments, houses, offices, retail and hotel premises, and non-agricultural land, for example plots in cities and resort areas.
Generally cannot buy: agricultural land. Under the Constitution and the Organic Law on Ownership of Agricultural Land, agricultural land can be owned by the state, municipalities, Georgian citizens and certain Georgian legal entities. Exceptions are narrow. Inherited land is one. Another is a Government-approved investment plan, but that route concerns qualifying Georgian legal entities, including those with a foreign dominant owner; it is not a general permission for a foreign individual to buy agricultural land directly. Before buying any plot, including in cities and resort areas, check its designated purpose in the Public Registry. See our article Can foreigners own land in Georgia?
You can buy in your own name, jointly with a spouse or partner, or through a Georgian company. The right structure depends on your plans for the property, financing, inheritance and tax in your home country.
2. Checks before you pay anything
Georgia has an open and reliable Public Registry, which makes the basic checks fast and inexpensive. Before signing or paying a deposit, a lawyer should confirm:
- Ownership: that the seller is the registered owner, or is properly authorised to act for the owner.
- Encumbrances: mortgages, seizures, tax liens, leases and prohibitions registered on the property. A registered mortgage generally stays with the property after the sale unless it is released.
- The object itself: that the cadastral data, area and designated purpose match what you are buying. A balcony, attic or parking space shown by the agent is not always part of the registered unit.
- The seller’s capacity: for example, consent of a spouse where the property is jointly owned, or the authority of a company director.
- Disputes and debts: court disputes concerning the property or the seller, and unpaid utility or building charges where relevant.
Rely on a fresh Registry extract obtained on the day of signing, not on a copy provided by the seller or agent.
3. Buying in a building under construction
A large part of the Georgian market, especially in Tbilisi and Batumi, is sold “off-plan”: you pay the developer in instalments for an apartment in a building that is not yet finished. Prices are attractive, but this is where buyers carry the highest risk. It helps to distinguish three different positions:
- Registered ownership of an unfinished unit. Ownership of a unit can be registered in the buyer’s name before construction is completed. This is the strongest position, but only if the Registry shows you, not the developer, as the owner. A separate cadastral registration of the unit on its own does not mean you own it.
- Preliminary registration. Under Article 12 of the Law on the Public Registry, a preliminary registration based on your contract generally prevents the registration of other rights arising from transactions on that unit, unless the parties have agreed otherwise. The wording of the contract therefore matters, and not every registered obligation of a developer gives the same protection.
- A contractual claim only. If nothing is registered in your favour, you hold a claim against the developer under the contract, which is the weakest position if the developer sells the same unit twice, pledges it or runs into financial difficulty.
Before signing with a developer, check:
- The land and the developer: who owns the land, whether it is mortgaged to a bank, and the developer’s track record and completed projects.
- Permits: that a valid construction permit exists for the building and the number of floors being sold.
- The contract: exact description of the unit (floor, number, area, condition such as “black”, “white” or “green frame”), the completion date, what happens if the area differs, penalties for delay, and your right to terminate and get your money back.
- Payment schedule: link payments to construction stages where possible, and avoid paying the full price long before completion.
- Protection in the Registry: agree in the contract how your right will be registered, either as ownership of the unfinished unit or as a preliminary registration, and check that the contract does not allow the developer to register other rights over your unit.
- Final ownership: how and when ownership of the completed apartment will be registered in your name.
4. How the purchase works
- Due diligence as described above, before signing anything or paying a deposit.
- Agree the terms and, if needed, sign a preliminary agreement with a deposit. Make sure the deposit terms say when it is refundable.
- Sign the purchase agreement. A simple written contract is enough; a notary is not mandatory. Signatures can be confirmed by the Registry when the documents are filed.
- Pay the price in the agreed way. Bank transfer is the safest and is usually expected by your bank in any case.
- Register the transfer at the Public Service Hall or the Registry. The state fee depends on the speed you choose: 150 GEL for registration within 4 working days, 270 GEL for 1 working day, or 350 GEL for registration on the day of filing.
- Receive the updated extract showing you as the owner. That is your proof of ownership.
Buying remotely. You do not need to be in Georgia. You can act through a representative under a power of attorney signed before a notary abroad, apostilled or legalised, and translated into Georgian with a notarised translation.
Your bank. Expect your Georgian bank, or the bank sending the money, to ask about the source of funds. Prepare documents in advance; it avoids delays at the moment of payment.
5. Taxes and running costs
- No transfer tax: Georgia does not charge stamp duty or transfer tax on a purchase. You pay the registration fee and professional fees.
- Property tax: for 2026, an individual’s property other than land is generally taxed only if the family’s income for the previous year exceeds 100,000 GEL, at rates set by the municipality within limits set by the Tax Code. Which income counts depends on the taxpayer’s status, so check this for your own situation. Land is assessed separately, regardless of the income threshold. See Property tax: what should foreign owners know?
- Rental income: an individual renting out residential property for residential purposes can pay income tax at 5% of the rental income, without deductions.
- Selling later: an individual’s gain on the sale of a qualifying residential property held for more than two years is generally exempt from income tax. If it is sold within two years, the gain is generally taxed at a reduced 5% rate; the 5% applies to the taxable gain, not to the whole selling price. The Ministry of Finance’s Public Decision No. 143 of 14 May 2026 clarified what counts as residential property and confirmed that using it economically, for example renting it out, does not by itself exclude this treatment. Other assets, such as commercial premises or land, follow the general rules.
Tax rules change regularly and depend on your residence and how you hold the property. Check your position before you buy, including tax in your home country.
6. Residence permit through property
Owning property in Georgia can give the owner a basis for a temporary residence permit, but only above a minimum value. From 1 March 2026, the market value of the non-agricultural property must exceed the equivalent of USD 150,000 (previously USD 100,000). The value is confirmed by a report of a certified assessor of an accredited body, not by the price in the contract. The permit is issued for one year and can be renewed while you keep the property; a spouse and children may also qualify.
Two practical points. First, a property-based residence permit does not automatically give a right to work. Since 1 March 2026, Georgia has a separate regime for the right of foreigners to work or be self-employed, with statutory exemptions and transitional rules (for example, holders of a valid investment residence permit are exempt), so check whether it applies to you. Second, if residence is your main goal, plan the purchase around it from the start, including the appraisal, the type of property and who is registered as owner. See Immigration & Citizenship.
7. Common mistakes
- Paying a deposit before checking the Registry extract.
- Relying on the agent’s description instead of the registered area and designated purpose.
- Buying off-plan from a developer whose land is mortgaged, without a clear way to release your unit.
- Signing a developer’s standard contract without delay penalties or a right to get the money back.
- Assuming a property purchase automatically gives a residence permit or a right to work.
- Paying in cash or through third parties, and then being unable to prove the source of funds.
Frequently asked questions
Can a foreigner buy an apartment in Georgia?
Yes. Foreigners can buy apartments and other non-agricultural property in their own name, with the same rights as Georgian citizens.
Do I need a notary?
No. A written purchase agreement registered in the Public Registry is enough. A notary may still be used. Documents signed abroad, such as a power of attorney, need notarisation and an apostille or legalisation, depending on the country.
How long does registration take?
Between the same day and four working days, depending on the fee you choose, provided the documents are in order.
Is buying off-plan safe?
It can be, but it carries more risk than buying a finished, registered apartment. Check the developer, the land, the permits and the contract, and protect your right in the Registry where possible.
Does buying property give me residency?
It can, if the property’s market value exceeds the equivalent of USD 150,000 and other conditions are met. It does not by itself give a right to work.
Can I buy agricultural land?
Generally no. Foreign individuals cannot buy agricultural land directly, apart from narrow exceptions such as inheritance. Leasing agricultural land is a separate question.
How Orson can help
Orson Law Firm advises foreign buyers and investors on property in Georgia: Registry and developer due diligence, negotiating and drafting purchase and off-plan agreements, remote purchases through a power of attorney, registration, tax questions and residence permits based on property. We work in English, Georgian and Russian. See also our guides on registering a company in Georgia and the property sale agreement.
Book a consultation or write to info@orsonco.com.
This guide is general information as of 31 October 2026 and is not legal advice for your specific situation.
Official sources: National Agency of Public Registry, fees and terms; Civil Code of Georgia; Tax Code of Georgia; Ministry of Finance Public Decision No. 143 of 14 May 2026; Law of Georgia on the Legal Status of Aliens and Stateless Persons.
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