Moving to Georgia in 2026: A 10-Step Checklist for Investors

Starting 1 January 2026, arriving in Georgia without health insurance means a 300 GEL fine right at the border, roughly 100 USD. It sounds small, but it signals a broader trend: entry rules are tightening, and moving without preparation now costs more. Georgia still grants citizens of many countries 365 days of visa-free stay, but that privilege now comes with a mandatory checklist attached.

The average price per square meter in Tbilisi has reached 1,065 USD, and in Batumi it stands at 937 USD¹. Rental yields in the capital hold at 8-10% annually. For an international investor, Georgia remains one of the few markets where you can buy an apartment for 50,000-60,000 USD, qualify for residency with an investment starting at 100,000 USD, and register ownership in a single working day.

Below is a full breakdown: from crossing the border to your first rental payout.

Quick Answer

• Visa-free stay runs up to 365 days within any 12-month period for most nationalities²
• Health insurance becomes mandatory from 1 January 2026: minimum coverage of 30,000 GEL, with a 300 GEL fine for arriving without it²
• Residency through property is granted for a purchase valued at 100,000 USD or more, issued for up to 1 year with renewal³
• Property registration takes 1 working day, with a state fee of 50 GEL at the Public Registry⁴
• Purchase tax for individuals is zero; property tax runs up to 1% when household income exceeds 50,000 GEL per year⁴
• Income tax for non-residents earning income inside Georgia is 20%⁵

Scenarios and Options

Scenario 1: A visa-free 'scouting' stay of 6-12 months

You arrive for a year, rent an apartment, and study the market before committing capital. A one-bedroom apartment in Tbilisi rents for around 740-890 USD per month (for 50-60 sqm at roughly 14.8 USD/sqm)¹. Batumi is cheaper: 510-610 USD for a comparable unit¹. No residency permit is needed; insurance must be arranged before you fly in. Once the 365 days expire, you either leave or apply for residency.

Upside: minimal bureaucracy, full flexibility. Trade-off: no tax residency status (the threshold is 183 days, but without a residence permit, banking products stay limited) and opening a business account is harder.

Scenario 2: Buying under 100,000 USD, a home without residency

In Batumi, a studio a block or two from the sea costs 40,000-55,000 USD. In Kutaisi, prices run 20-30% below the capital, roughly 700-800 USD/sqm¹. This purchase does not automatically unlock residency, but you own an asset that can generate 7-9% annually in Batumi through rentals.

Upside: low entry threshold, fast registration, zero purchase tax. Trade-off: without residency you're bound by the visa-free limit, and managing the rental usually requires a local partner.

Scenario 3: Investing 100,000 USD+, purchase plus residency

You buy a property worth 100,000 USD or more in Tbilisi (around 94 sqm at average pricing) or split the sum across two units in different cities. You receive a one-year residence permit with renewal rights³. After 183 days of physical presence you become a tax resident: income earned inside Georgia is taxed at 20%, while foreign-sourced income stays untaxed (small-business or 'virtual zone' status can lower the rate further).

Upside: stable legal status, access to banking products, ability to run a business. Trade-off: capital gets tied to a single market, and selling the property can undermine the basis for your residence permit.

Scenario 4: Business immigration and remote work

You register as an individual entrepreneur or an LLC. The base corporate tax rate is 15%, with a 5% tax on distributed profit⁵. From 1 March 2026, an updated work-permit regime for foreigners takes effect³. If you hire staff, a separate permit is required.

Upside: low tax burden, simple registration. Trade-off: the updated employment rules for foreigners need careful legal review before you commit.

Comparison Table

Worth noting: recent international guidance also flags a shift for short-term residence permits, where from 1 March 2026 the qualifying property (excluding agricultural land) must be valued above the equivalent of 150,000 USD in GEL, confirmed by a certified appraiser, and the rule extends to spouses covered under the same application.

Main Risks and Mistakes

1. Arriving without insurance. From 2026, a 300 GEL fine is charged at the border. Arrange a policy with at least 30,000 GEL of coverage before departure².

2. Buying without verifying the seller. The Public Service Hall can close a deal in a single day, but skipping due diligence is risky: confirm the current owner, check for liens, and pull the ownership history through a Public Registry extract⁴.

3. Assuming residency kicks in below 100,000 USD. The threshold is strict. A property purchased for 95,000 USD will not qualify for residency on property grounds. The figure is fixed in the sale and purchase agreement.

4. Ignoring currency exposure. The lari trades at roughly 2.81 GEL/USD⁵. Rent is often quoted in dollars, while utilities and taxes are billed in lari. A stronger lari pushes up your costs on the expense side.

5. Overlooking tax residency triggers. Spending 183 days in Georgia within any 12-month period makes you a tax resident⁵. This can affect obligations in your previous country of residence, so consult a tax advisor before relocating.

6. Underestimating Batumi's seasonality. Beachfront studios rent for as little as 450 USD off-season⁶, but summer rates can climb two to three times higher. No official annual occupancy data exists for short-term rentals, so budget conservatively at 60-65% occupancy.

7. Using a power of attorney without verification. Buying by proxy is allowed⁴, but the document must be notarized in Georgia or apostilled. Always verify the proxy holder's actual authority.

FAQ

How many days can I stay in Georgia without a visa?

Up to 365 days within any 12-month period for most nationalities². Once that period ends, you must either leave or apply for a residence permit.

Do I need health insurance to enter Georgia in 2026?

Yes. From 1 January 2026 insurance is mandatory: minimum coverage of 30,000 GEL for the entire stay. Arriving without it triggers a 300 GEL fine at the border².

What's the minimum budget to buy an apartment in Georgia?

A resale studio in Batumi starts around 35,000-40,000 USD. In Tbilisi, the entry point is roughly 45,000-55,000 USD for a compact apartment in a residential district.

How do I get residency in Georgia through a property purchase?

You need to buy a property valued at 100,000 USD or more and apply at the Public Service Hall. The permit is issued for up to 1 year with renewal available³.

What tax applies when buying an apartment in Georgia?

The purchase tax for individuals is 0%. You only pay a registration state fee, standardly 50 GEL⁴. Expedited registration (within an hour) is available for an extra charge.

What's the rental yield on property in Tbilisi?

As of mid-2025 data, the average gross yield sits at 8-10% annually, based on a rental rate of 14.8 USD/sqm per month against a purchase price of 1,065 USD/sqm¹.

Can I buy property in Georgia remotely?

Yes. The deal can be completed through a notarized power of attorney without a personal visit⁴. The contract is signed at the Public Service Hall, and registration takes 1 working day.

Do remote workers need a work permit in Georgia?

If you work for a foreign employer and don't conduct business activity inside Georgia, a permit is formally not required. However, from 1 March 2026 the rules for foreign workers have been updated³, so check your specific situation with a lawyer.

How do I become a tax resident of Georgia?

Spending 183 days in Georgia within any continuous 12-month period is enough⁵. Residency opens access to preferential regimes (small-business status, virtual zone), but also creates reporting obligations.

Is buying property in Kutaisi worth it?

Kutaisi is a budget alternative: prices sit 20-30% below Tbilisi¹. The city suits long-term rental strategies with yields comparable to the capital, but the market is less liquid and foreign demand remains minimal.

Source: ReloSale

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This material was prepared with the help of artificial intelligence and checked by a person. Editorial responsibility: Housebook Investment LLC.