Georgia has long established itself as one of the most attractive destinations for investors and relocants worldwide. Simple and fast property registration, a convenient geographical location, a high level of safety, a low entry threshold, and no property purchase taxes — combined with unique hospitality and climate — have earned the country a reputation as a true haven for those seeking a comfortable life and profitable investments.
However, the rules of the game have recently changed, and these changes affect one of the most popular ways to legalize your stay in the country — obtaining a residence permit through real estate purchase.
This article is your guide to the most important and non-obvious nuances of the new regulations. We will break down four key facts to help you make an informed decision and understand how to act in the new reality.
However, the rules of the game have recently changed, and these changes affect one of the most popular ways to legalize your stay in the country — obtaining a residence permit through real estate purchase.
This article is your guide to the most important and non-obvious nuances of the new regulations. We will break down four key facts to help you make an informed decision and understand how to act in the new reality.
1. The Entry Threshold Has Increased to $150,000
Today, to obtain a temporary residence permit for 1 year in Georgia, an investor needs to purchase property with an appraised value of $150,000 or more. This remains one of the most affordable offers in the region.
It is worth noting that there is also an alternative path — an investment residence permit for 5 years, which is granted upon purchasing real estate worth $300,000 or more.
For context, before March 2026, the entry threshold was $100,000.
A similar increase already occurred in 2019, driven by growing international demand and rising property prices — confirming the regulator's serious intentions.
Good news for current residents: no need to pay extra
Many who already obtained a residence permit based on a $100,000 property are logically asking: "Will I have to buy new property or pay extra after March 1, 2026, to renew my status?"
The answer is clear: no, you will not.
The key point is that the new rules with the $150,000 threshold apply exclusively to first-time residence permit applications. If you are already a resident based on property ownership, the same conditions under which you originally obtained your permit will apply for renewal.
No new appraisal is needed for renewal. Even if the minimum threshold is raised further, the previous conditions remain for you. The new $150,000 threshold is only relevant for first-time applicants.
It is worth noting that there is also an alternative path — an investment residence permit for 5 years, which is granted upon purchasing real estate worth $300,000 or more.
For context, before March 2026, the entry threshold was $100,000.
A similar increase already occurred in 2019, driven by growing international demand and rising property prices — confirming the regulator's serious intentions.
Good news for current residents: no need to pay extra
Many who already obtained a residence permit based on a $100,000 property are logically asking: "Will I have to buy new property or pay extra after March 1, 2026, to renew my status?"
The answer is clear: no, you will not.
The key point is that the new rules with the $150,000 threshold apply exclusively to first-time residence permit applications. If you are already a resident based on property ownership, the same conditions under which you originally obtained your permit will apply for renewal.
No new appraisal is needed for renewal. Even if the minimum threshold is raised further, the previous conditions remain for you. The new $150,000 threshold is only relevant for first-time applicants.
2. The Trap of "Unfinished Construction": Why an Apartment at the Foundation Stage Does Not Qualify for a Residence Permit
There is a common misconception that you can buy an apartment at an early construction stage (e.g., foundation pit stage) and immediately apply for a residence permit. Unfortunately, this is not true.
The law clearly defines two criteria that a property must meet to qualify for a residence permit:
A future ownership contract or the presence of a cadastral code for a property under construction is not sufficient grounds to apply for a residence permit. Physically, the apartment does not yet exist, so it cannot be appraised or registered in your name as a full owner.
Therefore, if your primary goal is obtaining a residence permit, it is crucial to verify the property's status and ensure that it has already been commissioned and ready for ownership registration.
The law clearly defines two criteria that a property must meet to qualify for a residence permit:
- The property must be completed and registered in the public register.
- The buyer must have full ownership rights to the property, confirmed by relevant documents.
A future ownership contract or the presence of a cadastral code for a property under construction is not sufficient grounds to apply for a residence permit. Physically, the apartment does not yet exist, so it cannot be appraised or registered in your name as a full owner.
Therefore, if your primary goal is obtaining a residence permit, it is crucial to verify the property's status and ensure that it has already been commissioned and ready for ownership registration.
3. Potential Tightening: Why Cadastral Value Matters
In addition to raising the entry threshold, another important change is being discussed — one that could seriously impact the process: tightening the rules for property valuation.
The essence of the idea is that when applying for a residence permit, the authorities would rely not on the market value but on the official cadastral value of the property.
This change could create significant difficulties for investors. In practice, market value and cadastral value can differ greatly. A property you buy on the market for $150,000 might have a cadastral value significantly lower than that amount. In such a case, despite your actual expenses, the property would not meet the requirements for obtaining a residence permit.
Therefore, future buyers — especially those planning a transaction with the goal of obtaining a residence permit after March 1, 2026 — should already pay close attention to cadastral value and work with accredited appraisers for a thorough due diligence of the property.
The essence of the idea is that when applying for a residence permit, the authorities would rely not on the market value but on the official cadastral value of the property.
This change could create significant difficulties for investors. In practice, market value and cadastral value can differ greatly. A property you buy on the market for $150,000 might have a cadastral value significantly lower than that amount. In such a case, despite your actual expenses, the property would not meet the requirements for obtaining a residence permit.
Therefore, future buyers — especially those planning a transaction with the goal of obtaining a residence permit after March 1, 2026 — should already pay close attention to cadastral value and work with accredited appraisers for a thorough due diligence of the property.
4. What Has Changed and What Has Remained the Same?
Here is a quick summary of the changes:
Before March 2026:
From March 2026:
What remains the same for existing residents:
What has not changed:
Before March 2026:
- Minimum property value for 1‑year temporary residence permit: $100,000
- Minimum property value for 5‑year investment residence permit: $300,000 (unchanged)
From March 2026:
- Minimum property value for 1‑year temporary residence permit: $150,000
- Minimum property value for 5‑year investment residence permit: $300,000 (still unchanged)
What remains the same for existing residents:
- Renewal conditions are based on your original permit terms — the new $150,000 threshold does not apply to you.
- No new appraisal is required for renewal.
What has not changed:
- The property must be completed and registered in the public register.
- Full ownership rights must be documented.
- The valuation basis may shift from market value to cadastral value — this could create challenges if cadastral value is significantly lower than the purchase price.
Conclusion
Purchasing real estate has always been — and remains — one of the simplest and most accessible ways to obtain a residence permit in Georgia. However, the rules of the game are changing, and we stand at the threshold of significant changes. For investors, this is a decisive moment that requires careful, strategic decisions.
Current conditions are still in effect, but the window of opportunity to use the old rules is limited. Is this period the last chance to enter under the previous terms, or will the new rules simply shift investor focus toward the premium segment? The answer to this question is something each investor must find for themselves.
We Help You Obtain a Residence Permit Through Real Estate Purchase – Turnkey Service
🔹 Appraisal of market value for selected properties eligible for a residence permit
🔹 Assistance with relocation, rental, or purchase of housing
🔹 Support in obtaining a mortgage from a Georgian bank
🔹 Full legal support in collecting and submitting documents for a residence permit
📩 Contact us for a consultation — we will analyze your situation in detail and walk you through every step.
Purchasing real estate has always been — and remains — one of the simplest and most accessible ways to obtain a residence permit in Georgia. However, the rules of the game are changing, and we stand at the threshold of significant changes. For investors, this is a decisive moment that requires careful, strategic decisions.
Current conditions are still in effect, but the window of opportunity to use the old rules is limited. Is this period the last chance to enter under the previous terms, or will the new rules simply shift investor focus toward the premium segment? The answer to this question is something each investor must find for themselves.
We Help You Obtain a Residence Permit Through Real Estate Purchase – Turnkey Service
🔹 Appraisal of market value for selected properties eligible for a residence permit
🔹 Assistance with relocation, rental, or purchase of housing
🔹 Support in obtaining a mortgage from a Georgian bank
🔹 Full legal support in collecting and submitting documents for a residence permit
📩 Contact us for a consultation — we will analyze your situation in detail and walk you through every step.