Residency · 2026 rules
Georgia's Residence Permit by Real Estate: the New Rules from 1 March 2026
On 1 March 2026 Georgia raised the property-based residence permit threshold from $100,000 to $150,000. Here's how the programme works now, who actually needs a permit — and who can happily live by the sea without one.
The essentials in two paragraphs
An owner of residential or commercial property with a market value of $150,000 or more can obtain a short-term residence permit. The value is set by an accredited appraiser — what matters is the market value at the time of application, not the contract price. You may combine several properties: two flats at $80,000 each clear the bar at $160,000.
Investments of $300,000+ qualify for the investment residence permit, issued for 5 years at once — with the option to include your spouse and children.
Do you even need a residence permit?
Often — no. Citizens of many countries (most of the EU, the UK, the US and others) can stay in Georgia visa-free for up to 365 days, and the counter resets with a single border run. That doesn't stop you living here, buying property, opening a bank account or renting your flat out. The permit becomes valuable when you want legal certainty: independence from visa policy, easier banking, residency for the family.
How the $150,000 bar changes buying strategy
- Planned one $100–120k flat "for the permit"? That's no longer enough. Either add a second property (say, a rental studio at $45–50k) or look at the higher segment straight away;
- The appraisal is market-based. Bought off-plan for $60,000 and it appraises at $85,000 by handover? The current valuation counts — price growth works in your favour;
- One property covers the family at $150,000+: the owner gets the permit, spouse and minor children follow by family reunification.
Documents and procedure
- Public Registry extract confirming ownership;
- Accredited appraiser's market valuation report;
- Passport, photo, state fee;
- Filing at the House of Justice or online; processing usually takes up to 30 days.
The first permit is typically issued for a year and renewed; after several years you may qualify for permanent residency. The property must remain yours — sell it early and the basis for renewal disappears.
Frequent questions
Does off-plan count?
Not until title is registered. The basis appears once the building is delivered and the flat is recorded in the Public Registry. Need the permit fast? Look at completed stock — you can buy it even remotely, with registration in 1–4 days.
Does the permit make me a tax resident?
No — different things. Georgian tax residency follows the 183-day rule (plus a programme for high-net-worth individuals). The permit is about the right to stay.
Can I still apply under the old $100,000 bar?
No: from 1 March 2026 applications are assessed under the new threshold regardless of when the property was bought.
Want properties that clear the residency bar?
I'll send options from $150,000 — or a flat-plus-studio combo that clears the threshold and earns rental income.
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