Georgia Residency by Property: Two Routes from $150,000 in 2026

Yes, you can still get residency in Georgia by buying property, but since 1 March 2026 the rules no longer favor a cheap studio in Batumi. The entry threshold has risen to 150,000 $ based on the assessed value of the property, and the route you pick before signing the contract shapes everything that follows.

There are two legal bases, and they lead in different directions. The short-term residence permit under Article 15(j) of the Law on the Legal Status of Aliens and Stateless Persons is issued for one year with annual renewal. The investment residence permit under Article 15(h) requires a property worth more than 300,000 $, but grants five years at once and a direct route to permanent status. Buy a 180,000 $ apartment and you have closed off the investment path, locking yourself into yearly renewals at the Public Service Hall.

Quick Answer

• Threshold for the short-term permit (Art. 15(j)) and the D5 visa from 1 March 2026 is above 150,000 $ in lari equivalent, based on an accredited appraiser's report.
• Investment residence permit (Art. 15(h)) requires property above 300,000 $ or investment from 300,000 $; term is 5 years, followed by a path to permanent status.
• What counts is the market appraisal value, not the contract price. A higher contract sum does not help if the appraisal comes in below threshold.
• Agricultural land does not qualify under either route, since foreigners cannot hold title to it.
• State fee at the Public Service Hall: 210 GEL for standard processing and 410 GEL for expedited service (10 days)¹.
• Residency extends to a spouse and children under 18; title must be registered in the Public Registry under the applicant's own name.
• Property transfer registration tax runs 0.1-1% of value depending on urgency, and VAT charged by a corporate developer is 18%⁴.

Scenarios and Options

Scenario 1: An apartment in Tbilisi for 150,000-200,000 $ and a one-year permit. This is the most common route. With average prices around 968 $/m2 in Tbilisi in Q4 2024², the 150,000 $ threshold buys a solid three-bedroom unit in Vake, Saburtalo, or a new development in Didi Digomi. Downside: the permit is tied to the property, so selling the unit removes the basis for renewal. Upside: capital is not locked up for five years, and the asset stays liquid.

Scenario 2: A property above 300,000 $ and a five-year investment permit. Suited to buyers planning permanent residence who want to skip the annual paperwork. Downside: you must show the asset's value has not fallen below threshold at renewal and at the move to permanent status. In Batumi, with prices at 700-800 $/m2 at the end of 2024³, a 300,000 $ lot is almost always a large premium sea-view unit, or two combined properties, which requires separate legal verification before the appraisal.

Scenario 3: Buying a share in a property. A share does not automatically qualify for residency. What matters is the market value registered specifically to your share. Half of a 250,000 $ apartment does not clear the 150,000 $ threshold. This route only works when your individual share is independently appraised above the limit.

Scenario 4: An income property in Batumi without residency. If the goal is rental income rather than status, the 150,000 $ threshold is not necessary. Apartments in the 60,000-80,000 $ range generate cash flow, and legal stay is handled through the visa-free regime. For citizens of certain countries this is capped at 90 days within any 180-day period⁵, which requires planning trips around that window.

Comparison Table

Main Risks and Mistakes

Relying on the contract price instead of the appraisal. Officials review the appraiser's report, not your purchase receipt. Buy with a 15-20% buffer above the threshold and order a preliminary valuation before signing.

Buying off-plan during construction. Until title is registered in the Public Registry under your name, there is no basis for residency. A shareholding construction agreement does not count. File the application only after the registration extract is issued.

Agricultural land zoning. Foreigners cannot own agricultural land in Georgia, and such a property will not support a residency application. Check the land's designated use in the registry extract before paying a deposit.

Value dropping below threshold at renewal. Tbilisi prices rose roughly 17% year on year by the end of 2024², but a local correction in a specific district is possible. Near the threshold, the risk of a renewal refusal becomes real.

Splitting into shares instead of buying the whole unit. The most common mistake among buyers pooling a budget with a partner. Two residency permits from one 160,000 $ apartment will not happen.

Assuming approval is automatic. Meeting the threshold does not guarantee issuance; the migration authority makes the final call, and refusals without detailed reasoning do occur. Build in a backup stay plan.

Overlooking the tax side. Buying new-build from a corporate developer bakes in 18% VAT, and registering title costs 0.1-1% of value⁴.

FAQ

What is the minimum property purchase amount for residency in Georgia in 2026?

Above 150,000 $ in lari equivalent per an accredited appraiser's report for the short-term permit. For the investment permit, above 300,000 $.

Was the threshold lower before?

Yes. Before 1 March 2026 the threshold was 100,000 $, and earlier periods saw even lower figures. Decisions follow the rule in force on the application date.

How long does a decision take?

Standard processing at the Public Service Hall costs 210 GEL, expedited processing costs 410 GEL with a 10-day review¹. Confirm the standard review timeframe at the time of filing, since regulations get updated.

Does property-based residency allow working and opening bank accounts?

Yes. The status allows legal residence in Georgia, running a business, and opening bank accounts. It extends to a spouse and minor children.

Can I get residency through property in Batumi instead of Tbilisi?

The threshold is the same nationwide. The difference is price per square meter: Batumi runs 700-800 $/m2 at the end of 2024³ against roughly 968 $/m2 in Tbilisi², meaning the same budget buys more space in Batumi.

What happens to the permit if I sell the apartment?

The basis disappears, and renewal will be refused. Before selling, line up another basis in advance: a new property, an employment contract, study, or a business.

Does commercial space qualify?

Yes, the restriction applies to agricultural land. An office, apartment unit, or retail space qualifies if the value is confirmed by appraisal and title is registered under your name.

Do I need to actually live in Georgia to renew the permit?

For annual renewal based on property, the key condition is retaining ownership and the property's value. But for the move to permanent status, actual residence matters. Confirm the renewal scenario for your specific case with a local lawyer before the transaction.

Source: Colliers Georgia

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