Georgia is one of the countries where foreigners can buy an apartment relatively easily: the procedure is fast, registration is transparent and prices in Tbilisi and Batumi are still lower than in many European cities. But as anywhere, there are risks — especially with new builds. Here's the process step by step.

Important: this article is for information only and is not legal or financial advice. Laws and practice change. Use an independent lawyer for any transaction and check official sources.

What foreigners can buy

  • Apartments, houses and commercial property — foreigners can buy on the same basis as citizens.
  • Agricultural land — significant restrictions apply to foreigners: as a general rule they cannot own agricultural land, with exceptions set by law. If the plot with a house is classed as agricultural, checking this is critical.
  • Non-agricultural land (for example under residential development) — possible, but check the plot's status.

Step 1. Choosing a property

The main markets:

  • Tbilisi — for living and long-term rental. Vake, Saburtalo, Vake-Bagebi, Sololaki and newer districts are popular.
  • Batumi — investment and short-term rental, with many seaside new builds.
  • Gudauri, Bakuriani — apartments at ski resorts.
  • Kakheti and the regions — houses and plots (beware of land status).

Step 2. Due diligence

Before paying anything:

  1. Public Registry extract. Property in Georgia is registered with the National Agency of Public Registry (NAPR). You can get an extract online or at the Public Service Hall. It shows the owner, area, cadastral code and any encumbrances (mortgage, seizure, restrictions).
  2. Match the owner against the seller's documents.
  3. Check encumbrances — mortgages, seizures, court disputes.
  4. Check the land status, especially for houses and plots.
  5. Check building permits for new builds and compliance with the design.
  6. Inspect the property in person or via a trusted representative.

New builds: the "frames"

New-build apartments in Georgia are often sold at different stages of completion:

  • "Black frame" — just walls and floor slabs, without screed, plaster or internal utilities (or only minimal ones).
  • "White frame" — with plaster, screed and utilities connected, ready for finishing.
  • "Green frame" — an intermediate stage, often with windows and some utilities; developers interpret it differently.
  • Fully renovated — ready to live in.

Always confirm the exact scope of work in the contract — the terms aren't used consistently.

New-build risks

Buying off-plan is cheaper but riskier:

  • delayed completion;
  • a frozen project;
  • discrepancies with the stated specifications;
  • the same flat sold to several buyers (rare, but it happens).

To reduce the risks:

  • choose large, reputable developers with completed projects;
  • research their track record and reviews;
  • check the building permit and land rights;
  • have a lawyer review the contract;
  • prefer staged payments tied to construction milestones.

Step 3. Contract and payment

  • The sale contract can be a simple written agreement or notarised; notarisation adds protection.
  • The contract should be in a language you understand (or translated).
  • Pay through a bank, not in cash, so there's a payment trail.
  • Use a notary's or bank's escrow/deposit if needed.

Step 4. Registering ownership

Registration takes place at the Public Service Hall or via the Public Registry's online services:

  • it usually takes one to several working days (faster options exist);
  • the fee is relatively low;
  • afterwards you receive an extract confirming your ownership.

It's registration that makes you the owner — the deal isn't complete without it.

Taxes and costs

  • There's generally no transfer tax in the classic sense; you pay registration fees and, if used, notary and lawyer fees.
  • Property tax for individuals may apply depending on household income and other conditions — check with an accountant.
  • Rental income is taxable, with different regimes for individuals. Check the rules, especially for short-term rentals in Batumi.
  • Selling property may be subject to capital gains tax depending on how long you've owned it and other conditions.

Property and residence permits

Buying property above a certain value may provide grounds for a residence permit (a so-called real-estate investment permit). The threshold, conditions and documents change — check current requirements at the Public Service Hall and in our article on residence permits.

Common mistakes

  • Not checking the registry extract — buying a property with an encumbrance.
  • Buying a plot classed as agricultural without the right to own it.
  • Trusting developer advertising without checking their track record.
  • Paying cash without receipts.
  • Not registering ownership immediately after the deal.
  • Ignoring taxes on rental and sale.

In short

Foreigners can buy an apartment in Georgia quickly and with transparent registration, though agricultural land is restricted. Check the Public Registry extract, choose a reliable developer, confirm what "black", "white" or "green frame" includes, pay through a bank and register your ownership. Above all, hire an independent lawyer — a small cost compared with the price of a mistake.