Property Residence Permit Application Service
Own Georgian real estate valued at $150,000 or more and you qualify for a short-term residence permit, renewable annually for as long as you hold the property. The threshold rose 50% on 1 March 2026. A lot of pages still quote the old $100,000, and buying on that basis does not produce a permit.
- Property investors
- Retirees
- Passive applicants who do not want to work here
- Families buying a base in Georgia
- Anyone whose home-country paperwork is slow
- Threshold
- $150,000
- Permit term
- 1 year
- Criminal check
- Not required
What this unlocks
No criminal record certificate
It is not on the published document list for this category, so there is no police certificate and no apostille chain from your home country to wait for. No income evidence either. The property is the qualification.
The cheapest route in the region
Portugal removed residential property entirely; Greece runs a far higher threshold; Spain closed in 2025. What Georgia does not give you is EU access.
Your family is covered
One purchase, one qualification, permits for a spouse and children.
No minimum stay
Genuinely passive. Which also means it does not by itself make you a Georgian tax resident.
A real asset behind it
Unlike a fee, the money buys something with rental yield and resale value.
Renewable indefinitely
For as long as you hold the property, at $230 a year on our side.
The threshold changed on 1 March 2026. Check what you are reading
The minimum qualifying property value is $150,000, raised 50% from $100,000 with effect from 1 March 2026. This matters more than a normal rule change because the internet is full of pages still quoting the old figure, including some published by firms that should know better. If you are budgeting a purchase against $100,000, you are budgeting for a permit you will not get. People who bought and completed before the deadline are on the old threshold and can keep renewing without a fresh appraisal while they hold the property, but that grandfathering is for existing holders, not for new purchases.
What property qualifies
Residential and commercial real estate both count, and you can combine multiple properties to reach the threshold. What does not count is bare agricultural land, anything held below the threshold, and anything not registered in your own name. Value is certified by an assessor accredited through Georgia’s Unified National Accreditation Body. This is no longer a matter of pointing at your purchase contract, and an appraisal from an unaccredited valuer is a rejected application.
- Apartments, houses and villas
- Commercial and mixed-use property
- Several properties combined to reach the threshold
- New-build or resale, provided ownership is registered
- Joint ownership with a spouse counts toward the total
- NOT agricultural land without buildings, and NOT leases or deposits
Why this route is the easy one
The document list is short by the standards of Georgian immigration, and what is absent from it is the point. No criminal record certificate. No apostilled paperwork from your home country. No proof of employment or income, no language requirement, no qualifications to evidence. The property is the qualification. For retirees, passive investors and people whose home-country paperwork is slow or awkward, this is consistently the fastest route to a Georgian residence card.
- Public Registry extract showing the qualifying value
- Valid passport, six months beyond your intended stay
- Biometric photos and the application form
- Proof of legal entry to Georgia
- Health insurance covering Georgia
- No criminal record certificate on the document list, no income proof, no language test
Where it sits against Europe
Georgia is still the cheapest meaningful residency-by-property route in the region even after the increase. Portugal moved residential property out of its programme entirely; Greece runs at €250,000 to €800,000 depending on location; Spain closed its golden visa in 2025. At $150,000 with a two to four week decision, no minimum stay and no language test, Georgia does something none of them do. What it does not do is give you EU access, and any comparison that skips that is selling something.
The permit is not tax residency, and property is not a business
Two things this permit does not do. It does not make you a Georgian tax resident. That is the 183-day test, separately assessed, and holding property changes nothing about it. And it is not work authorisation. If you buy an apartment and freelance from it for clients abroad, nothing further arises. If you take a job with a Georgian company, or invoice Georgian clients through an Individual Entrepreneur registration, that is where a Special Labour Permit comes in. Renting the property out is a different question again and turns on how the income is structured. Ask before you assume, because the assumption is usually the expensive one.
Want us to handle your residence permit by property?
Thirty free minutes. We will confirm whether this route fits before you spend anything.
What the service includes
- Initial eligibility consultation
- A document checklist built for your nationality and route
- Full document preparation and review
- Certified Georgian translation
- Apostille and legalisation guidance
- Application form preparation
- Accompaniment to the Public Service Hall
- Government liaison and follow-up while the file is open
- Status tracking and updates
- Help collecting the residence card
Pricing
From the eligibility check through to card collection, including verification that your property actually meets the current threshold.
Per dependent, spouse or child, added to the same application.
Per year. Documentation and submission handled while you keep the property.
A direct introduction to lawyers and agents we trust. No markup and no referral fee taken.
Prices exclude 18% VAT where applicable. Fees are quoted in USD and settled in Georgian lari at the prevailing rate.
Set in law at ₾300–600, depending on whether you take the 30, 20 or 10-day track.
Set in law at ₾60.
Cuts the decision from 30 days to 10 calendar days.
How it works
- 01
Free consultation
30 minutesWe confirm your property clears $150,000 on an accredited valuation, or, if you have not bought yet, make sure you buy something that will.
- 02
Purchase and registration
1 day to several weeksCompletion and registration at the Public Registry, in your own name, at a value the registry reflects. If you already own, we go straight to the next step.
- 03
Accredited valuation
3–7 daysCertified market value from an assessor accredited through the Unified National Accreditation Body. A valuation from anyone else fails.
- 04
Document preparation
3–5 daysRegistry extract, passport copies, photos, insurance, application form, certified translations. Short, by design.
- 05
Submission and decision
10–30 daysFiled at the Public Service Hall with full accompaniment, then 30 days standard or 10 calendar days expedited to the decision and your card.
Frequently asked questions
$150,000, from 1 March 2026. It was $100,000 before that date, so treat any lower figure as out of date. Value is established by an assessor accredited through Georgia’s Unified National Accreditation Body, not by your purchase contract alone.
No, provided you keep the property. Existing holders who qualified at the old threshold can renew without a fresh appraisal. What is not settled in the legislation is what happens if you let the permit lapse and then reapply, so do not let it lapse.
Yes, freely, with the significant exception of agricultural land, which foreign nationals generally cannot own and which does not count toward the threshold in any case. Transaction costs are low and the Public Registry is fast and transparent.
Yes. Multiple properties can be aggregated, provided they are all registered in your name and the combined accredited valuation clears the threshold.
Yes. Spouse and children are covered under the single investment, at $270 per dependent on our side plus government fees. One purchase, one qualification, several cards.
No. That is the main practical advantage of this route. No criminal record certificate, no apostille from your home country, no income evidence and no language requirement.
Two to four weeks for the permit itself once the property is registered and valued. The purchase and the accredited valuation are what set the real timeline.
There is no minimum stay requirement attached to this permit. It is genuinely passive, which also means it does not by itself make you a Georgian tax resident, since that is the separate 183-day test.
The property permit is permission to live here rather than work authorisation, but that does not put every kind of earning out of reach. Remote work for clients or an employer abroad needs nothing further. A job with a Georgian company, or Georgian clients invoiced through an Individual Entrepreneur registration, needs a Special Labour Permit, which is a separate application to a separate agency.
Generally yes, and rental yields in Tbilisi are a real part of why people choose this route. How the income is taxed depends on how it is structured and whether you are tax resident, which is worth ten minutes with a tax adviser before you sign a management agreement.
The permit rests on continued ownership. Selling removes the basis for it, and renewal will fail even if the card still has time on it. If you are planning to sell and stay, we should be talking about a different route before the sale, not after.
At $150,000 it is cheaper than anything comparable in Europe, with no minimum stay and no language test. It also gives no EU access whatsoever, which is the trade every honest comparison has to lead with.
People use the term for both this permit and the $300,000 investment residence permit, but Georgia does not use it officially. The two are genuinely different products: this one is a one-year renewable permit at $150,000; the investment permit runs five years at $300,000 and carries a labour permit exemption.
Not sure this is the right one?
Thirty free minutes, no obligation. We will tell you which route actually fits, including when the answer is that you do not need us.