At a glance
- Eligibility: Foreigners can buy apartments, houses, and commercial property — no residence permit or local partner required
- Restriction: Agricultural land is limited to Georgian citizens, though LLC structures may provide a pathway
- Registration: Same-day to 4 business days, with fees from 150–350 GEL (~$56–$130 USD)
- Transfer tax: None — Georgia imposes no stamp duty or transfer tax on property purchases
- Property tax: Capped at 1% of market value, with a GEL 40,000 (~$14,815 USD) household income threshold
- Remote purchase: Possible via notarized and apostilled power of attorney
Last updated May 2026
Georgia’s property market is open, streamlined, and comparatively low-cost, which is why many international buyers choose it for a second home, rental income, or long-term investment. The country pioneered blockchain-based land registration in 2016, giving buyers an unusual layer of transparency and security.
This step-by-step guide explains what foreigners can buy, how to verify title, the contract and registration workflow, costs and taxes, financing options, and how to complete a purchase remotely. If you are comparing regional strategies, our guides to Real Estate and Taxes in Armenia cover parallel options next door.
Who can buy property in Georgia as a foreigner
Foreign nationals can buy and own most types of real estate in Georgia on a freehold basis. You do not need a Georgian residence permit, a local partner, or any minimum investment amount to purchase an apartment, house, or commercial unit. Purchases can be completed in person or remotely through a properly executed power of attorney.
The Georgian Constitution (Article 19) guarantees property rights for foreign nationals on the same basis as citizens, with the exception of agricultural land.
Agricultural land restriction
Foreigners cannot directly acquire agricultural land in Georgia. Ownership of such land is limited to Georgian citizens or qualifying Georgian entities, with narrow exceptions such as inheritance. Note that some house or homestead parcels may be classified as agricultural, so always verify land category before signing.
Some foreign investors work around this restriction by establishing a Georgian LLC and purchasing agricultural land through the company. This is a recognized practice in the market, but the structure requires careful legal guidance to ensure compliance. If farmland is part of your plans, obtain specific advice before proceeding.
Georgia’s property market — where foreigners buy
Foreign participation in Georgia’s property market remains significant. In 2024, international buyers accounted for roughly 17% of property transactions nationwide. New-build apartments and resale flats dominate foreign purchases, concentrated in Tbilisi and Batumi.
Start with reputable developers and licensed brokers. Verify project documentation before paying any reservation fee, and always plan for an independent legal review of title documents and construction permits where relevant. Set expectations early on handover dates and homeowners’ association rules, particularly for new developments.
Due diligence — title verification and land registry checks
Georgia’s National Agency of Public Registry maintains authoritative title records. Before you sign anything, obtain a fresh registry extract and verify the property’s cadastral code, boundaries, and encumbrances. You or your lawyer can pull a current extract identifying the registered owner, property description, and any mortgages, liens, or restrictions.
Georgia pioneered blockchain-based land registration in 2016, adding a tamper-proof verification layer to title records. This makes it harder for records to be altered after registration and gives buyers additional assurance when verifying ownership history.
Pre-signing checklist
- Ownership and authority: The seller’s identity must match the registry owner. If selling via representative, review the power of attorney carefully.
- Encumbrances: Check for any mortgage, lien, pledge, easement, or court restriction. Require discharge before or at completion when applicable.
- Property description: Confirm cadastral code, address, floor plan, boundaries, and the exact unit (including parking and storage rooms).
- Construction permits (new-builds): For developer sales, review construction permits, building permits, and the occupancy certificate before final payment.
- Common areas and HOA: Check by-laws, service charges, and allocation of maintenance responsibilities.
- Utilities and arrears: Obtain written confirmation on utility connections and any outstanding bills.
- Land category: Verify the land is not classified as agricultural, which would restrict foreign ownership.
The sales contract
Georgia uses a straightforward contract-and-register system. A sales contract does not always require separate notarization — if both parties sign before the registry’s authorized person, no additional notarization is needed. However, a purely private unauthenticated agreement is not sufficient for registration. Important: since October 2023, any transaction signed via a foreign power of attorney must be notarized as a public deed.
The contract should cover: identification of both parties, property details (cadastral code and description), purchase price, payment terms, delivery and possession date, and any conditions such as mortgage discharge. Title passes only upon registration at the land registry — signing the contract alone does not transfer ownership.
Buyer’s documents (typical)
- Passport (and certified translation if required by the filing clerk)
- Power of attorney, if signing or registering remotely (must be notarized as public deed since October 2023)
- Payment confirmation per contract terms for registration submission
If you plan to structure ownership via a company, obtain specific advice. For regional holding strategies, see our Business Registration guide.
Payment, banking, and remote purchase
Payments are typically made via traceable bank transfer according to the contract schedule. Georgia has no exchange controls on incoming funds for property purchases, making international transfers straightforward.
Opening a Georgian bank account
Foreigners can open a Georgian bank account with a passport, often within the same day. This simplifies both the purchase payment and ongoing costs such as utility bills and property tax. Having a local account is not strictly required for the purchase, but it makes the process considerably smoother. For broader banking guidance in the region, see our Banking overview.
Power of attorney for remote purchases
Many foreign buyers complete the entire purchase remotely by appointing a local representative under a notarized power of attorney. The POA must be apostilled if your country is a Hague Apostille Convention member, or legalized through consular channels if not. Georgia has been a Hague Convention member since May 14, 2007.
Since October 2023, transactions signed via a foreign power of attorney must be executed as a notarized public deed. This is a mandatory requirement — plan accordingly if purchasing remotely.
Cryptocurrency payments
Some Georgian developers and sellers accept cryptocurrency (including USDT) for property transactions. However, the legal and tax treatment of crypto-based purchases remains less established than traditional bank transfers. If you plan to use cryptocurrency, consult a lawyer about structuring and documentation requirements.
Registration process and fees
Title registration in Georgia is fast by international standards. The National Agency of Public Registry offers three service tiers, and there is no government transfer tax or stamp duty on real estate purchases.
| Service tier | Processing time | Registry fee |
|---|---|---|
| Standard | 4 business days | 150 GEL (~$56 USD) |
| Expedited | 1 business day | 270 GEL (~$100 USD) |
| Same-day | Same business day | 350 GEL (~$130 USD) |
Beyond registry fees, there is no government stamp duty or transfer tax on real estate purchases in Georgia. Legal fees and any notarization costs are separate and vary by arrangement.
Taxes on property in Georgia
Annual property tax
Property tax in Georgia is tied to household income rather than just property value. If your annual household income is below GEL 40,000 (~$14,815 USD), you are generally exempt from property tax filing. Above that threshold, tax is assessed at rates ranging from 0.05% to 1% of the property’s market value, depending on income brackets. The tax is capped at 1% of market value.
Tax returns must be filed by November 1 each year, with payment due by November 15.
Capital gains tax on resale
When a natural person sells residential property, the gain (sale price minus purchase price) is taxed at 5%. However, if you have owned and used the property as your residence for at least two years, the gain is exempt. For non-residential property or if you do not qualify for the two-year exemption, the general income tax rate of 20% may apply to the gain.
Rental income tax
Rental income from residential property is taxed at a flat 5% for natural persons. Commercial or non-residential rental income is taxed at the standard 20% rate. Georgia has signed 58 double taxation treaties, which may reduce withholding obligations depending on your country of tax residence.
For broader tax planning across the region, compare regimes using our Taxes in Armenia resource.
Mortgages and financing for foreign buyers
Georgian banks do offer mortgage products to non-residents, though terms differ from those available to local borrowers. Loan-to-value ratios for GEL-denominated loans can reach up to 80–90% under National Bank of Georgia regulations, while USD-denominated loans typically require a larger down payment.
Non-resident borrowers should expect more conservative terms: higher interest rates, shorter loan durations, and stricter documentation requirements. Not all banks serve foreign applicants, so shop around. Having a local bank account and income documentation strengthens your application considerably.
If you are structuring a purchase through financing, coordinate early with your legal advisor to ensure the mortgage terms align with the sales contract timeline.
After the purchase — what to know
Once registration is complete, there are several practical matters to address. Utility connections (electricity, gas, water, internet) can typically be set up within a few days. If you are not based in Georgia, consider appointing a local property management company to handle tenant relations, maintenance, and bill payments on your behalf.
Property insurance is not mandatory in Georgia but is strongly recommended, particularly for rental investments. Standard policies cover fire, natural disaster, and third-party liability. Check that your policy covers the replacement value of the unit and its contents.
If you purchased an apartment in a new development, confirm that the building has received its final occupancy certificate before moving in or renting out. For broader residency and visa planning in the region, see our guides to Visas, Citizenship, and Residence Permits in Armenia.
Frequently asked questions
Can a foreigner buy an apartment or house in Georgia?
Can foreigners buy agricultural land in Georgia?
How fast is title registration in Georgia?
Do I need a notarized sales contract?
What taxes and fees should I expect when buying property in Georgia?
Can I get a mortgage as a foreigner in Georgia?
Buying real estate in Georgia as a foreigner is straightforward if you follow the legal process: verify title at the land registry, use a properly executed contract, register promptly, and understand your tax obligations. For strategic planning across the region — residency, visas, or alternative investment venues — see our guides to Visas, Citizenship, Residence Permits, and Digital Nomad Visa in Armenia.
Need a Georgia purchase reviewed or handled under power of attorney? Contact our cross-border real estate team for a conflict check and fee quote: Start here.
