Georgian residence permit through real estate: how it works

An investor residence permit is issued when a foreigner buys property worth at least a set minimum value. This threshold has been revised over time, so the current exact figure must be confirmed at the time of application — it has varied by period and sometimes by property type.

The value is not confirmed by the sale contract price but by a valuation report from a licensed (accredited) appraiser in Georgia. The appraiser must be listed in the relevant registry, and the report must meet the format and validity requirements of the Public Service Development Agency (PSDA).

If the appraised value comes in below the threshold, the application may be rejected, or the applicant may need to buy an additional property so the combined value meets the requirement.

Generally, residential and commercial property held in private ownership and registered in the public registry counts. Agricultural land is restricted for foreign ownership and typically does not count separately.

Several properties owned by the same person can sometimes be combined if current rules allow it, but each one needs its own valuation report. Shared ownership shares and under-construction units without completed title registration often raise extra questions from the agency — this should be checked in advance.

The basic package includes a valid passport, proof of registered ownership (a registry extract), the accredited appraiser's report, proof of the state fee payment, a completed application form, and photos in the required format.

Authorities may also request a clean criminal record certificate, proof of the source of funds used for the purchase, and, for family members, documents proving the relationship (marriage or birth certificates) apostilled and translated into Georgian.

Foreign documents generally need to be legalised (apostilled) and accompanied by a notarised translation, otherwise the package is considered incomplete.

Applications are filed with the Public Service Development Agency, in person or through an authorised representative. Standard processing usually takes a matter of weeks, while an expedited (paid) service can be faster — check the current PSDA price list for exact timelines and fees.

The investor residence permit is typically issued for a limited period (this has been one year or several years at different times), renewable while ownership of the property is maintained and current conditions are met. Renewal should be filed ahead of the expiry date, with an updated set of documents.

If the property is sold before the permit expires, the status can be revoked — keeping ownership throughout the validity period is a key condition.

A spouse, minor children, and in some cases dependent parents of the applicant can usually be included under the same investor permit. The property value threshold applies to the applicant together with family members, not multiplied per person.

Family members need the same set of legalised documents proving the relationship, plus their own application forms and photos; applications are usually reviewed alongside the main applicant's case.

The most common refusal reasons are a valuation below the threshold, an incomplete or improperly legalised document package, mismatches between the appraiser's report and the registry extract, and a property whose ownership title has not yet been registered.

It's important not to confuse an investor residence permit with visa-free entry: citizens of many countries can enter and stay in Georgia visa-free for a set period without buying anything, but this does not grant resident status, does not open access to a resident's social entitlements, and requires periodic exits and re-entries to keep the stay clock running.

A residence permit through property is a formal legal status with a resident ID card that offers more stability, but it requires going through a formal procedure and keeping the asset in your ownership.

Value thresholds, document lists, timelines and fees are revised from time to time. Before signing a deal or filing an application, always verify current requirements on the website of Georgia's Public Service Development Agency or with an accredited lawyer — this article is for general information only and does not replace official advice.