Georgia residence permit through real estate: 2026 rules
From March 1, 2026, the property threshold for a Georgian residence permit rose from $100,000 to $150,000. Here are the options, how value is assessed and what to check before buying.
Updated: November 2026
What changed on March 1, 2026
The minimum market value of property for a short-term residence permit rose from $100,000 to $150,000. The previous threshold had applied since 2019. The new rules apply to applications filed from March 1, 2026.
Two residence permits through property
- Short-term residence permit — property with a market value above $150,000. Issued for 1 year and renewable while you own the property. Extends to your spouse and children.
- Investment residence permit — an investment of $300,000 or more, including in real estate. Issued for 5 years and leads to permanent residence.
Market value counts, not the contract price
The permit is based on value confirmed by an accredited appraiser, not the price in the sale agreement. If the valuation comes in below the threshold, the property won't qualify. So choose an apartment with headroom — clearly above $150,000. You can also reach the threshold with several properties: their combined value counts.
How to apply after buying
- register ownership with the Public Registry;
- order a valuation report from an accredited company;
- apply at the Public Service Hall: passport, registry extract, valuation report, photo;
- wait for the decision — around 30 days as standard, with paid express options.
What to keep in mind
The permit can be revoked if you sell the property or its value falls below the threshold. For an off-plan apartment, check in advance at what stage it can be used for the permit: this depends on whether the apartment is registered as a completed unit.
Still have questions? A Tbilicity expert will answer on WhatsApp and pick an apartment for your goal.
FAQ
How much do I need to invest for a Georgian residence permit in 2026?
Property with a market value above $150,000 gives a 1-year renewable short-term permit. An investment of $300,000 or more gives a 5-year investment residence permit.
Can I combine several apartments?
Yes, the combined market value of the property you own counts (excluding agricultural land).
Does the permit cover my family?
Yes, a property-based permit extends to the applicant's spouse and children.
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