Residency by Investment - Real Estate Pathway

Georgia offers two property investment pathways to residence: a short-term residence permit requiring $100,000 USD (increasing to $150,000 from March 1, 2026) for renewable one-year permits, or an investment residence permit requiring $300,000 USD providing an initial five-year permit with a path to permanent residence. Both routes combine real estate investment opportunity with legal residency status, offering simplicity and clarity without requiring business operations or employment relationships.

Understanding the Two Pathways

Georgia provides two distinct property-based residency programs, each designed for different investment levels and goals. The short-term residence permit suits those seeking entry-level property investment combined with residency, while the investment residence permit targets more substantial investors seeking long-term stability and eventual permanent residence. Understanding which pathway aligns with your investment capacity and residency objectives is essential for making the optimal choice.

Short-Term Residence Permit ($100,000 - Soon $150,000)

The short-term residence permit currently requires purchasing property worth minimum $100,000 USD or equivalent in EUR, GEL, or other currency. However, legislation passed in 2024 will increase this threshold to $150,000 USD effective March 1, 2026. To qualify under the current $100,000 requirement, your property must be completed and the full purchase price paid by March 1, 2026. This creates a time-limited opportunity for those who can complete property transactions before the deadline.

The threshold can be met through a single property or multiple properties combined. The property must be registered in your name at Georgia's Public Registry, can be located anywhere within Georgia's territory, may be either residential or commercial property, and must be maintained in your ownership for the duration you wish to maintain residency on this basis. The permit is issued initially for one year and renewed annually as long as you maintain property ownership above the qualifying threshold.

Investment Residence Permit ($300,000)

The investment residence permit requires a substantially higher investment of $300,000 USD in Georgian real estate, but provides significantly stronger benefits. This pathway grants an initial residence permit valid for five years rather than one year. After maintaining the investment and residency for the full five-year period, you become eligible to apply for permanent residence status. Permanent residence eliminates annual renewal requirements and provides much stronger legal status in Georgia, positioning you eventually for Georgian citizenship if desired after ten years total legal residence.

The $300,000 investment follows the same basic rules as the short-term permit: single or multiple properties can be combined, any non-agricultural real estate qualifies, properties must be registered in your name, and ownership must be maintained throughout the five-year initial period. If you sell property during this period, you must replace it with other Georgian property of equivalent or greater value to maintain your residency basis. After five years when transitioning to permanent residence, the ongoing property ownership requirement may be relaxed depending on specific circumstances and regulations at that time.

Step-by-Step Application Process

The application process flows logically through several stages. First, identify suitable property and negotiate purchase. Work with real estate agents, lawyers, or directly with sellers to find property meeting your requirements and budget. Due diligence on the property is essential – verify clean title, check for liens or encumbrances, confirm proper registration, and ensure the property meets your needs beyond just the residency qualification.

Second, complete the property purchase transaction. This involves signing a purchase agreement, transferring funds (usually through bank transfer for amounts this large, creating necessary documentation trail), and registering the property transfer at the Public Registry. The Public Registry charges registration fees based on property value, typically 0.5% of purchase price. You'll receive an official property registration certificate showing you as owner, which becomes a key document for your residency application.

Third, gather required documents for residency application. These typically include your valid passport with at least six months remaining validity, the property ownership certificate from Public Registry showing property value, proof of the purchase transaction such as bank transfer records or notarized purchase agreement, completed residence permit application form available at Public Service Halls or online, passport-sized photographs meeting official specifications, and proof of legal entry to Georgia such as entry stamp in passport or visa.

Fourth, submit application at a Public Service Hall. You must appear in person to provide biometric data including fingerprints and photograph. The application includes paying government fees, currently around 200 GEL (approximately $75) for initial residence permit application. Staff review your documents, verify property ownership through their systems connected to Public Registry, and process your application.

Fifth, wait for processing and decision. Standard processing time is five to fifteen working days, though in practice many applications are decided within one week. The agency may request additional documents or clarification if anything is unclear. Once approved, you'll be notified to collect your residence permit card.

Sixth, collect residence permit. The permit comes as a physical card with your photo, personal information, residency basis noted as "property ownership," and validity period, typically one year initially. This card serves as your legal residency documentation and should be kept with you in Georgia.

Property Valuation and Verification

The government verifies property value through Public Registry records where all real estate transactions in Georgia are officially registered. The system is transparent and centralized, making verification straightforward. When property changes hands, the transaction must be registered showing the purchase price. This creates official record of property value that immigration authorities can verify instantly through their connected database systems. For both the $100,000/$150,000 short-term and $300,000 investment permits, the registered purchase price serves as the primary documentation of value.

For straightforward purchases at market prices, independent appraisals are not typically required for the short-term permit. If you buy an apartment in Tbilisi for $110,000 and this price is registered at the Public Registry, authorities accept this value. However, for the $300,000 investment residence permit, authorities typically require a certified appraisal by an accredited Georgian appraiser confirming the property's market value meets or exceeds the $300,000 threshold. This additional verification step reflects the higher investment level and longer-term residence benefits.

If you own property in Georgia purchased before the current residency programs existed or purchased for less than the qualifying thresholds but that has appreciated above them, the situation becomes more complex. Current market value might exceed thresholds even though purchase price was lower. In such cases, you'll need a certified appraisal from an accredited Georgian appraiser showing current market value above the relevant threshold. Acceptance of this approach depends on current regulations and immigration officer discretion. The cleanest and most straightforward approach is purchasing property at or above the desired threshold with clear documentation of the purchase price at the Public Registry.

Rights and Permitted Activities

A residence permit through property investment provides comprehensive rights to live and operate in Georgia. You can reside in Georgia indefinitely as long as you maintain the residency basis and renew annually. You have the right to freely enter and exit Georgia, with your residence permit facilitating border crossings. You can open and maintain bank accounts at Georgian banks with full access to banking services. You can purchase additional property beyond the property forming your residency basis without restrictions.

You can start businesses by registering as an Individual Entrepreneur or forming companies, separate from your residency basis. You can work as self-employed or freelancer, operate online businesses, and conduct various business activities. You can access Georgia's healthcare system, both public and private facilities. You can enroll in educational institutions if desired. Your minor children can attend Georgian schools. You can rent cars, sign service contracts, and engage in normal daily activities without restrictions.

Importantly, you can rent out the property that forms the basis of your residency. Many investors specifically purchase property to generate rental income while maintaining residency. Both short-term vacation rentals through platforms like Airbnb and long-term residential or commercial leases are permitted. You maintain ownership and residency status while the property generates income. Rental income is subject to Georgian taxation – typically 20% tax on rental income from Georgian property, though tax treaty benefits might apply for foreign residents depending on their tax residency status.

The main restriction is that you cannot sell the property while using it as your residency basis without losing residency, unless you simultaneously purchase replacement property also meeting the $100,000 threshold and update your residency basis accordingly. If you sell the property without replacement, your residency basis disappears and you must either establish a new basis (business, employment, etc.) or allow your residency to lapse.

Including Family Members

Your immediate family members can obtain residency based on your property investment. Spouses and minor children can be included in your application or added subsequently. They receive their own residence permits linked to your property ownership. Each family member goes through the application process including document submission and biometric data collection, but they don't need separate property investments – your property serves as basis for the entire family's residency.

Including family members typically involves additional fees for each person's residence permit and requires documents proving family relationships such as marriage certificates and birth certificates, usually requiring official translation and sometimes authentication or apostille. Each family member receives their own residence permit card with their own photo and information but showing residency basis linked to your property ownership.

Annual Renewal Process

Initial residence permits are granted for one year. Before expiry, you must renew your permit to maintain legal residency status. The renewal process is significantly simpler than the initial application. Requirements include continued property ownership verified through Public Registry records, valid passport with adequate remaining validity, payment of renewal fee which is typically around 100 GEL (approximately $37), updated biometric data collection, and any updated documentation if your circumstances changed.

The renewal application can be submitted in the weeks before your current permit expires. Processing typically takes three to seven working days. Many people establish a routine of renewing each year around the same time. The process becomes familiar and straightforward after the first renewal. As long as you maintain property ownership and keep your documentation current, renewal should be routine and approved without complications.

Some residents prefer to purchase property significantly above the $100,000 minimum threshold to create buffer against property value fluctuations. If property values decline, having purchased property at $150,000 provides cushion ensuring you still meet the threshold even if market values drop. This consideration matters less in Tbilisi's generally appreciating market but could be relevant in other regions or during economic downturns.

Permanent Residence After Five Years

After maintaining legal temporary residence for five continuous years, you become eligible to apply for permanent residence status. Requirements include five years of temporary residence without extended absences exceeding 90 consecutive days generally, continued property ownership or other residency basis, clean criminal record in Georgia, proof of stable legal status throughout the period, and potentially basic Georgian language knowledge, though this requirement is often waived or minimally enforced for investment-based residents.

Permanent residence provides significant advantages over temporary residence. You no longer need annual renewals – the permanent residence permit remains valid indefinitely. You gain stronger legal status with enhanced rights. The path to eventual citizenship becomes clearer after additional years of permanent residence. Many foreign residents view permanent residence as the goal, providing stable, long-term status without ongoing renewal obligations while avoiding the complications that citizenship might create regarding their original citizenship.

Investment Considerations

Beyond the residency benefits, evaluate the property investment on its own merits. Georgian real estate has appreciated substantially over the past decade in major cities, particularly Tbilisi. However, property markets fluctuate and future appreciation is never guaranteed. Consider factors including location and neighborhood quality, property condition and potential renovation needs, rental income potential if you plan to rent the property, management requirements if you'll be absent from Georgia, property taxes and maintenance costs, and market liquidity if you eventually want to sell.

Many foreign residents purchase property in Tbilisi's desirable neighborhoods like Vake, Saburtalo, or Vera, either to live in themselves or to rent out. These areas maintain strong demand and relatively stable values. Some investors purchase multiple smaller properties rather than one large property, spreading risk and potentially generating better rental yields. Others purchase new construction with modern amenities that attract premium rents.

The $100,000 threshold can acquire quite reasonable property in Georgia. In Tbilisi, this might buy a nice one-bedroom or small two-bedroom apartment in a good neighborhood, or a larger apartment in a less central area. In cities like Batumi, Kutaisi, or smaller towns, $100,000 purchases significantly more space or even houses with land. Consider carefully where you want your investment concentrated based on both residency needs and investment objectives.

Who Should Choose This Pathway?

The property investment pathway particularly suits individuals and families who have capital available to invest, prefer straightforward qualification without business obligations, want property ownership in Georgia regardless of residency benefits, seek portfolio diversification into Georgian real estate, plan to spend substantial time in Georgia and want their own property, or are retired and living on savings without active business operations.

This pathway is less suitable for those without sufficient capital for the $100,000+ investment, people who prefer minimal capital commitment, individuals who want maximum flexibility without property ownership obligations, or those who plan minimal time in Georgia and don't want property management responsibilities. In such cases, the business activity pathway through Individual Entrepreneur registration might be more appropriate.

Related topics

Explore other articles that connect with this topic.

Residency

Residency Options

Discover the main pathways to obtain residency in Georgia and who they fit best.

Residency

Business-Based Residency

Use business activity and company ownership as a basis for long-term stay in Georgia.

Taxes

Personal Income Tax

Learn about personal income tax rates, exemptions, and how territorial rules apply to individuals.

Taxes

Virtual Zone Company

Overview of the Virtual Zone regime for IT and digital businesses serving foreign clients.

Taxes

Tax Residency Rules

Understand how tax residency is determined and what it means for your obligations in Georgia.

Taxes

Small Business Status

See how small business status works and when the 1% turnover regime may apply.