How to buy property in Georgia as a foreigner in 2026: documents, timelines, risks
A step-by-step guide: what you can buy, which documents you need, what registration costs, which taxes owners pay and how to avoid mistakes with off-plan property.
- Foreigners can buy apartments, houses and commercial property in Georgia on the same terms as citizens. The only ban is on agricultural land.
- You become the owner at registration in the Public Registry, not when you sign the contract.
- Registration takes from one to four working days and costs 150–350 GEL.
- Georgia has no property transfer tax.
- You can buy remotely through a representative with a power of attorney.
What a foreigner can buy
There are no citizenship or residency restrictions on buying homes. You can buy a new-build or resale apartment, a unit in an aparthotel, a house, a townhouse, commercial space or non-agricultural land.
The one exception is agricultural land: under the Georgian Constitution foreigners cannot acquire it, apart from cases such as inheritance. If you buy a house or villa with a plot, check the land category in the registry extract.
Documents you need
- Passport. This is enough for a transaction at the Public Service Hall.
- Sale and purchase agreement. Signed before a notary or at the Public Service Hall. If you don't speak Georgian, the contract is bilingual or an interpreter attends.
- Public Registry extract for the property. Available online, it shows the owner, cadastral code and any encumbrances.
- Notarised power of attorney if you buy remotely. A power of attorney issued abroad must be legalised (apostille or consular legalisation) and translated into Georgian.
A Georgian bank account is not required, but it makes paying the developer and receiving rental income easier.
Step-by-step purchase
- Choose the property and developer. Look beyond the price per square metre at the developer's record: how many buildings they have completed and whether they were late.
- Check the documents. Order a registry extract: who owns the land and whether there is a mortgage, seizure or other encumbrance. For off-plan, check the building permit and its stage.
- Reservation. Developers usually take a small deposit and hold the unit and price for a few days.
- Contract. For a finished home it is a sale agreement; for off-plan it is a contract with the developer covering area, finish, completion date, payment schedule and penalties for delay.
- Payment. Bank transfer, cash and, with some developers, crypto. Off-plan deals typically need a 20–30% deposit with interest-free instalments until completion.
- Registration. The contract is filed with the National Agency of Public Registry via the Public Service Hall or a notary. You then receive an extract naming you as owner.
- After completion (for off-plan) the unit is registered as a separate cadastral property. Until then it is harder to sell or mortgage.
Registration timelines and fees
| Option | Time | Fee |
|---|---|---|
| Standard | 4 working days | 150 GEL |
| Expedited | 1 working day | 270 GEL |
| Same day | 0 days | 350 GEL |
Notary and translation fees are extra where needed. Georgia has no transfer tax or stamp duty.
Taxes for owners
- On purchase there is no tax. 18% VAT may be built into the price if the seller is a VAT-registered company, but the buyer does not pay it separately.
- Property tax applies to individuals with annual income above 40,000 GEL, at up to 1% of market value a year. Below that threshold there is no property tax.
- Renting out. Residential rental income is taxed at 5% if you register as a landlord; otherwise the general 20% rate applies.
- Selling. If you owned the home for more than two years, there is no tax on the sale. If less, 5% is due on the gain: sale price minus purchase price and documented renovation costs.
Main risks and how to reduce them
- Late completion. Choose developers with completed projects and fix the date and penalty in the contract.
- Encumbrances. Always check a fresh registry extract before paying.
- Area and finish not as promised. The contract should state total and living area, balcony area and finish level: shell, white frame, green frame or turnkey.
- Yield promises. A "guaranteed return" must be in a contract with the management company. Check who pays, from when, and what happens if you exit early.
- Paying everything up front. Instalments tied to construction stages are safer.
This article is for information only and is not legal or financial advice. Rules and figures can change; confirm current terms before any transaction.
