Georgia Residence Permit 2026: Real Estate Threshold Rises From $100,000 to $150,000

Georgia remains one of the few countries where you can enter without a visa and legally stay for nearly a year. But as of 1 March 2026, the property purchase threshold that qualifies for a residence permit has risen from roughly 100,000 USD to about 150,000 USD¹. The investment residence permit still requires 300,000 USD.

The real change is not just the number, it is the procedure. Property value is no longer confirmed by the sale contract or the registry extract, but by a report from a certified appraiser listed in an accredited registry. An apartment bought for 120,000 USD but appraised at 95,000 USD will not clear the application.

The second change concerns work: from 1 March 2026, working in Georgia without a work permit is not allowed, with an exception only for fully remote employees of foreign employers². Foreigners registered as sole entrepreneurs and operating from Georgia must hold a residence permit.

Quick Answer

• Residence permit via real estate: a property in Georgia (excluding agricultural land) appraised at 150,000 USD or above as of 1 March 2026; the prior threshold was 100,000 USD¹. Status is valid for 1 year with renewal, and covers the spouse and children.

• Investment residence permit: an investment of 300,000 USD or more into the economy or real estate, with status valid for 5-6 years³.

• Permanent residence: available after 10 years of continuous residence on a temporary permit; a separate path exists for spouses and minor children of Georgian citizens².

• Visa-free stay: up to 360-365 days of continuous presence, after which a minimum 90-day exit is required. Visa-free status does not grant the right to work⁴.

• Application review time is typically up to 30 calendar days³.

• Expedited property registration fee runs up to 200 GEL for one-business-day processing at the Public Service Hall⁵.

• Residence permit approval is not an automatic right. The competent authority decides at its discretion even when the threshold is formally met.

Scenarios and Options

Scenario 1. Buying an apartment in Tbilisi for residence purposes. Median apartment prices in the capital hover around 800-950 USD/sqm, with business class around 1,200-1,800 USD/sqm⁶. Notably, a two-bedroom unit in central Tbilisi's Vake district has recently sold in the 140,000-160,000 USD range according to buyer inquiries logged by ReloSale¹, underscoring how close the new threshold sits to real transaction prices. To comfortably clear a 150,000 USD appraisal you generally need around 100-130 sqm on the resale market or 80-110 sqm in a business-class new build. Upside: status covers the whole family and you hold a liquid asset. Downside: capital is locked into one property, and the permit still runs for just one year and needs annual renewal.

Scenario 2. Batumi instead of Tbilisi. Seafront apartments cost 700-1,100 USD/sqm, resort new builds 900-1,500 USD/sqm⁶. The threshold is easier to reach on square meters alone, but a resort unit is harder to get appraised at a high value since assessors weigh seasonality of demand and location quality. Batumi makes more sense if rental income is the priority rather than the residence status itself.

Scenario 3. Business registration or sole entrepreneur status instead of a purchase. Registering a company or sole entrepreneur status gives grounds for a residence permit without the 150,000 USD outlay, but requires proof of real turnover and tax history. From 2026, requirements for the business-based route have tightened: a purely formal registration will not pass².

Scenario 4. Living on visa-free entries. The cheapest route: 360 days, a 90-day exit, then re-entry. Border services automatically log entries and exits, so stretching extra weeks is not an option⁴. Working for a Georgian employer is not permitted under this status.

Comparison Table

Main Risks and Mistakes

Appraisal comes in below the purchase price. The most common reason for rejection on real estate applications. Mitigation: order a preliminary appraisal from a certified assessor before signing the purchase contract, not after.

Buying a share in a property or a plot zoned as agricultural. Agricultural land is explicitly excluded from qualifying grounds¹. Mitigation: check the plot's designation in the Public Registry extract before paying a deposit.

Assuming approval is automatic. The threshold may be met and the application still refused, since the decision remains discretionary. Mitigation: build a plan B (business registration, study, employment) and avoid selling your home country property against a single scenario.

Working without a permit. From 1 March 2026 this is a violation for everyone except remote employees of foreign companies². Mitigation: secure the work permit before your first working day.

A gap in the 10-year track record for permanent residence. Extended absences or late renewals reset continuity. Mitigation: file for renewal at least a month before status expiry.

Underestimating owner taxes. Personal property tax applies once household income exceeds a set threshold; for legal entities the rate reaches 1% of the taxable base, and withholding tax on dividends paid to a non-resident is 5%⁷. Mitigation: decide before purchase whether to register the property under your own name or through a company.

FAQ

How much do I need to invest in Georgian real estate for a residence permit in 2026?

At least 150,000 USD confirmed by a certified appraiser's report, if the application is filed after 1 March 2026. The previous threshold was 100,000 USD¹.

Does buying an apartment grant Georgian citizenship?

No. Real estate qualifies you for a temporary residence permit valid for one year. The path to permanent residence requires 10 years of continuous residence on a temporary permit².

How long does the residence permit application take to process?

Usually up to 30 calendar days from submission of a complete document package³.

Can I live in Georgia without a residence permit?

Yes, visa-free for up to 360-365 days in a row, after which a minimum 90-day exit is required. Working during this period is not allowed⁴.

Does my family get residence status along with me as the buyer?

Yes, the real-estate-based status extends to the applicant, spouse and children¹.

Which is better for a residence permit: Tbilisi or Batumi?

Tbilisi's median runs 800-950 USD/sqm, while Batumi's seafront median is 700-1,100 USD/sqm⁶. Batumi is cheaper per square meter, but Tbilisi properties clear appraisal more reliably and rent out more consistently long-term.

How much does expedited property registration cost?

Expedited registration at the Public Service Hall costs up to 200 GEL for one-business-day processing, with a higher tariff for same-day service⁵.

Do I need health insurance?

For temporary residence, basic packages cost roughly 90-150 GEL per year per person. Confirm exact policy requirements at the time of filing.

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