Georgia Investment Residence Permit Through Real Estate - 2025-2026 Guide
Get a 5-year Georgia investment residence permit through real estate ownership. Requirements, documents, costs, and expert legal guidance explained.
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Georgia 
Real Estate Legal Services in Georgia
Buying property in Georgia is famously fast. A sale can be signed and registered within days. But that speed cuts both ways. Our real estate lawyers in Tbilisi protect foreign buyers at every step, from vetting the developer to registering your title.
Purchasing Property in Georgia: An Efficient System That Still Requires Diligence
Foreign nationals may acquire apartments, houses, and commercial properties in Georgia on the same terms as Georgian citizens, with the exception of agricultural land, which is generally not available for individual foreign ownership. Ownership takes legal effect only upon registration with Georgia’s National Agency of Public Registry (NAPR).
The registration process itself is straightforward: there is no purchase tax, and registration is typically completed within a matter of days. This efficiency, however, does not extend to verifying the substance of a transaction. A registry will process a transfer regardless of whether the seller holds clean title, whether the property carries an undisclosed mortgage or lien, or whether an off-plan development sits on land with disputed ownership or incomplete permitting.
Sales agents and developers are not positioned to identify these risks on a buyer’s behalf, as their commercial interest lies in completing the sale. MB Legal acts solely as buyer-side counsel and accordingly provides independent advice.
Talk to a Real Estate Lawyer in Georgia!
Developer Due Diligence: Know Who You're Buying From
A significant proportion of losses in the Georgian real estate market originates from transactions with unverified developers – a risk that is particularly acute for off-plan purchases in Batumi, where units are frequently sold years in advance of completion. Before any deposit is committed, our practice conducts a background review of the developer, covering:
Corporate registry review
Legal status, registered capital, directors, and beneficial owners
Debtor registry search
Whether the developer appears in Georgia’s registry of debtors
Debt and enforcement checks
Tax arrears, enforcement proceedings, and insolvency signals
Track record review
Completed projects, delivery dates versus promises, and handover quality
Therefore, you sign knowing exactly who is on the other side of the contract. If the developer fails our checks, we tell you plainly – before any funds are transferred.
Request a developer background check.
Construction Project Due Diligence: Audit the Project Before You Commit
A reliable developer can still have a problematic project. Consequently, we audit the specific building, not just the brand. The core fear for off-plan buyers is simple: paying for a unit in a project that stalls or was never fully legal. Our project audit examines the specific asset being purchased, including:
1
Land title - who owns the land and on what basis
2
Encumbrances - mortgages, liens, seizures, or servitudes attached to the land
3
Construction permits - whether the project holds valid permits matching what is being built
4
Pre-sale contract terms - payment schedule, penalties, completion deadlines, and exit rights per agreement
5
Completion and handover guarantees - recourse available in the event of delay
Order a project audit before you sign anything.
Finding the Right Property: Trusted Developers and Brokers
Searching for property in Georgian big cities, Tbilisi or Batumi, from abroad is difficult. Listing portals do not verify the counterparties behind them, and many intermediaries are compensated by the seller. We take a different approach.
MB Legal maintains a network of developers and licensed brokers who have been vetted through our due diligence process, and we introduce clients only to counterparties that meet our standards. We do not act for sellers in client transactions, which preserves the independence of our advice. This is a legal-led property search: shortlists built around verified title, clean permits, and honest contract terms.
Full Transaction Support: From Offer to Registered Title
Once a property has been selected, MB Legal manages the transaction in full. Purchases may be completed in person or remotely by power of attorney; in either case, our role is to control legal risk at each stage.
Our transaction support includes:
Purchase agreement drafting and review
Prepared bilingually
Payment safety
Structuring of payment timing so that funds move only once the buyer’s rights are secured
Power of attorney and notarization
Properly certified documents for remote buyers
Signing at the Public Service Hall
Preparation for, and attendance at, signing before the Public Service Hall
Title registration at the Public Registry (NAPR)
Generally, within four business days, or expedited same-day service for an additional state fee
Taxes and fees
Guidance on the state registration fee and your ongoing tax position as an owner
A transaction is considered complete once the title is confirmed as registered in the client’s name, and our engagement continues until that confirmation is obtained.
Buying Property in Georgia Remotely - Real Estate Lawyer in Tbilisi
You do not need to be in Georgia to buy property here. With a properly prepared power of attorney (PoA), our lawyers may conduct due diligence, negotiate terms, execute the agreement, and register title on a client’s behalf. Purchase funds are transferred directly from the buyer to the seller, with timing structured to protect the buyer’s position.
The process generally proceeds as follows:
1
The power of attorney is drafted to satisfy Georgian legal requirements and the specifics of the transaction.
2
Clients present in Georgia may execute the PoA before a notary on the same day.
3
Clients abroad execute and apostille the PoA in their home jurisdiction and forward it to our office.
4
We arrange certified Georgian translation and notarization.
5
We complete signing and registration, and provide the client with the electronic title extract
How long does buying property in Georgia take?
For a straightforward purchase, clients should generally allow approximately two weeks from an agreed offer to a registered title. Due diligence and contract review typically take a few business days. The title transfer itself takes approximately four business days, and same-day registration is available for a higher state fee.
Investment Residency Through Property Purchase
Ownership of qualifying real estate may also serve as a basis for legal residence in Georgia. As of March 1, 2026, foreign nationals who own non-agricultural real estate with a market value of at least USD 150,000 may apply for a temporary residence permit.
Key features of the property-based residence permit:
- The threshold is based on market value confirmed by an accredited Georgian appraiser, not the contract price
- Multiple properties can be combined to reach the USD 150,000 total
- The permit is typically issued for one year and is renewable on a continuing ownership basis
- Your spouse and minor children can obtain permits based on the same investment
- There is no minimum stay requirement for this permit category
A separate investor residence route is available at a USD 300,000 threshold, offering longer validity and a pathway toward permanent residence
These requirements have been subject to change, including related reforms in 2026 concerning work authorization for permit holders. Accordingly, we confirm the applicable requirements against current Georgian law at the time of each application. The foregoing is provided for general informational purposes and does not constitute legal advice or a guarantee of outcome.
Our practice manages the residence permit file in full – including property valuation, preparation of application documents, submission, and renewal – in coordination with the underlying purchase.
Check your residency eligibility with a lawyer!
Why MB Legal
MB Legal is a multi-practice law firm with offices in Georgia and Armenia. Our real estate team consists of licensed Georgian lawyers and attorneys who work in English, Georgian, and Russian, advising foreign individuals and institutional investors on a regular basis.
Our approach is defined by the following principles:
Buyer-side representation only
We do not act for sellers or developers in client transactions
Local knowledge, international standards
Georgian law is applied and explained in terms suited to an international clientele
Transparent scope and fees
Clients are informed in advance of the scope of review, the applicable fees, and the deliverables provided
Independent judgment
Our assessments are provided candidly, including when the conclusion is that a transaction should not proceed
We do not guarantee outcomes. We provide diligence, considered advice, and transactions conducted in accordance with Georgian law.
FAQs
1. Do I need a lawyer to buy property in Georgia?
Legally, no – Georgia does not require a lawyer, and many sales are signed without one. Practically, yes. Registration is fast, but it does not verify that the deal is safe. A lawyer checks title, encumbrances, the developer, and the contract before your money becomes irreversible.
2. How do you verify a Georgian developer?
We check the developer’s corporate registry file, beneficial owners, debtor-registry status, tax and enforcement records, and delivery track record on completed projects. We then review the specific project’s land title, permits, and encumbrances at the Public Registry. You receive a written report with a clear recommendation.
3. Is buying off-plan safe?
Off-plan purchases can be sound investments, but they carry the highest risk profile in the Georgian market, given the prevalence of unproven developers, project delays, and pre-sale contracts drafted in the developer’s favor. Independent due diligence on the developer, the land, the permits, and the contract, conducted prior to any payment, is the principal safeguard available to a buyer.
4. How long does registration at the Public Registry take?
Standard registration of a purchase at Georgia’s Public Registry (NAPR) takes around four business days. Expedited options can complete registration within one business day, or even the same day, for a higher state fee. Your ownership becomes legally effective only once this registration is complete.
5. Can I get residency by buying property in Georgia?
Yes. As of March 1, 2026, owning non-agricultural property with an appraised market value of at least USD 150,000 can qualify you for a renewable temporary residence permit. Your spouse and minor children can be included. We verify current requirements before every application, as the rules change.
6. What taxes apply when buying property in Georgia?
Georgia charges no purchase tax on real estate. You pay a modest state registration fee, which varies with processing speed. As an owner, you may face annual property tax depending on your circumstances, and tax on rental income if you let the property. We confirm your exact position before you buy.
7. Can I buy property in Georgia without visiting?
Yes. A purchase can be completed entirely remotely through a power of attorney. If signed abroad, the PoA must be notarized and apostilled in your country, then translated and notarized in Georgia. Our lawyers then handle due diligence, signing, and registration for you, with funds paid directly to the seller.
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