Buying property in Georgia as a foreigner

Overview

Foreigners can buy flats, houses and commercial property in Tbilisi on the same terms as Georgian citizens.
Agricultural land is the exception. Foreign buyers face tight limits on it.
Ownership becomes yours when the Public Registry records it, not when you pay.
Pull a fresh registry extract before you send money. It shows the owner and any mortgage or ban on sale.
Buying a flat doesn't give you a residence permit by itself.

What you can buy

Apartments, houses, offices and shops are all open to foreign buyers, and you don't need a Georgian company to hold them. You can buy in your own name with a passport.

Agricultural land is different. Georgia restricts its sale to foreigners, with narrow exceptions. If a listing is a plot outside the city or a house on farmland, ask how the land is classed before you go further.

How a purchase works

Agree the price and terms. Most Tbilisi listings are priced in US dollars. Agree in writing who pays which costs.
Check the registry extract. Every registered property has an extract from the National Agency of Public Registry. It lists the owner, the cadastral code, the area and any mortgage, lien or ban on sale. Check that the seller named in the extract is the person you're dealing with.
Sign the sale contract. For a finished property the buyer and seller usually sign at a Public Service Hall, where staff take the documents for registration. Some buyers sign through a lawyer or notary instead.
Register the change of owner. The registry records you as owner. Standard registration takes a few working days and you can pay more for a faster service.
Pay as the contract says. Plenty of buyers pay at signing. Larger deals often use a bank or a lawyer's account so the money only moves once registration goes through.

You don't have to be in Georgia for any of this. A buyer abroad can give a power of attorney to someone in Tbilisi. Signed outside Georgia, it usually needs a notary and an apostille, plus a certified Georgian translation.

Buying off-plan

Much of the new stock in Saburtalo, Digomi, Isani and around the city sells before the building is finished. Before you pay a deposit, check:

that the developer owns or has rights to the land, using the registry extract for the plot
that the building has a construction permit for the number of floors being sold
how far along the building is, and what happens to your money if it stalls
the payment schedule and whether it's tied to construction stages
which frame you'll receive at handover, written into the contract

What the frames mean

New Tbilisi flats are sold in one of three states.

Black frame means the shell and little else. No plaster, no screed, often no internal walls, wiring or plumbing.

White frame means plastered walls, screed floors and the wiring and pipes in place. You choose and pay for finishes, kitchen and bathrooms.

Green frame means ready for final finishes, often with internal doors and windows fitted. It's the shortest path to moving in short of a renovated flat.

Price per m² goes up from black to white to green. When you compare two listings, compare the same frame or allow for the cost of the work.

Residency

Owning property doesn't make you a resident. Georgia has residence permits tied to investment, including property above set values, and the rules and thresholds change. Check the current rules with a Georgian lawyer before you buy with residency in mind.

Tax and running costs

Property tax for individuals depends on household income, and many owners pay none. Rental income is taxable in Georgia, and individuals who rent out homes can use a reduced rate if they register for it. Rates change, so confirm yours with an accountant.

Budget for utilities, building service fees in newer complexes and, for older buildings, a share of repairs to the roof and entrance.

Before you send money

Get the registry extract dated within the last few days
Match the seller's ID to the owner on the extract
Confirm the area on the extract matches the listing
Ask about debts on the flat for utilities and building fees
Use an independent lawyer, not one chosen by the seller or developer

This guide is general information and isn't legal advice.