Section guide

Housing in Georgia

Q: Does buying an apartment entitle you to a residence permit?

Property worth more than $150,000 qualifies you for a temporary residence permit. A mortgage is no obstacle, because what counts is the market value of the property, not where the money came from.

Q: How large a deposit do landlords ask for?

The deposit usually equals 1-2 months' rent, and it is returned when you move out if the apartment is in good shape. Photos of every room taken on move-in day help you get the full amount back.

Q: Do you have to pay tax on an apartment every year?

From October 1, 2026, property tax is paid only by families whose income for the previous year exceeds 100,000 lari. For foreigners, family income also includes money earned abroad. The rate ranges from 0.8% to 1% of market value.

This section covers renting and buying an apartment, a house or land as a foreigner. It also explains prices in Tbilisi and Batumi, the purchase process, mortgages and taxes. Choose what you need, and you will see the key numbers along with everything else worth knowing.

~$1,500per m² is the average price of an apartment in Tbilisi

4business days at most to register ownership

2years of ownership, after which selling a home is tax-free

What are you planning?

The gist in 10 seconds

Renting an apartment

In Vake, rent runs about $14-15 per m² a month, and on the outskirts of Tbilisi it is $8-9
A deposit equal to 1-2 months' rent is returned when you move out
An unfurnished apartment is on average 15-20% cheaper than a furnished one

New apartment buildings in the Vake district, Tbilisi

Renting

Renting an Apartment in Georgia

Even people who plan to buy usually rent for a few months first to get a feel for the city. Identical apartments in different neighborhoods of Tbilisi can differ in price by a factor of two or three.

Renting an Apartment in GeorgiaNeighborhoods, prices, the lease

How much does it cost to rent an apartment in Tbilisi?
How do you avoid rental scams?

Tbilisi, per m² a month

Rent by neighborhood

Vera, Sololaki, Mtatsminda$13-16
Vake$14-15
Saburtaloabout $11
Didi Dighomi, Gldani, Samgori$8-9

The main rule

Money only after a viewing

Pay the deposit and the first month's rent only after you have seen the apartment, either in person or on a live video call. Put the lease in writing, and have it state the rent, the term, the deposit and how utilities are paid.

What to check at the viewing

How the apartment is heated: a gas boiler, heaters or air conditioners
The plumbing and wiring, especially in the old buildings of Sololaki and the Old Town
The water, electricity and gas meter readings, recorded on move-in day

The gist in 10 seconds

Apartment prices

An apartment in Tbilisi costs about $1,500 per m² on average
In Vake it is $2,000-2,500 per m², and on the outskirts it is $900-1,200
On the New Boulevard in Batumi, prices run $1,200-1,600 per m²

The new GreenHill residential complex in Saburtalo, Tbilisi

Prices

Real Estate Prices in Tbilisi and Batumi

In Tbilisi the price depends on the neighborhood, and the market stays steady all year round. In Batumi everything comes down to the distance from the sea and the season, and many people buy an apartment there to rent out.

Real Estate in TbilisiNeighborhoods, houses and land plots

How much does an apartment cost in Vake and Saburtalo?
Where can you buy a house with land near Tbilisi?

Tbilisi, per m²

Apartments by neighborhood

Vake, new buildings$2,000-2,500
Saburtalo$1,500-1,800
Didi Dighomi, Gldani, Isani$900-1,200
Buildings under construction$1,300-1,400

Batumi

Rental yield of about 7.1%

The gross rental yield in Batumi stands at about 7.1% as of early 2026, although it reached 8.8% in 2024. In summer an apartment in Batumi rents for roughly $60 a night, and in the off-season for about $30.

Real Estate in BatumiNeighborhoods, finish levels, yield

How much does an apartment by the sea in Batumi cost?
What is a white frame?

The gist in 10 seconds

Buying an apartment or a house

For the deal, a foreigner needs only a passport, not a residence permit
Registration at the Public Registry takes up to 4 business days
The buyer pays only a small registration fee, and there is no separate purchase tax

The courtyard of an apartment building on Kekelidze Street in Tbilisi

Buying

Buying an Apartment, a House or Land in Georgia

A foreigner can buy an apartment, a house or an ordinary plot of land as freely as a Georgian citizen. Only agricultural land is closed to direct purchase.

Buying an Apartment in GeorgiaDocuments and registration

Can you buy an apartment without coming to Georgia?
Which currency do you pay the seller in?

Transaction costs

Beyond the price of the apartment

Notary, if you decide to use one0.1-0.3% of the price
Real estate agent, usually paid by the buyer2-5%
Legal review of the deal$200-800

Before paying earnest money

Check the land category

The maps.gov.ge map shows a plot's designated use for free if you enter its cadastral code, and an extract from napr.gov.ge reveals encumbrances and the transaction history. A foreigner can take out a long-term lease on agricultural land or buy it through an LLC in which a Georgian citizen holds the controlling stake.

Buying a House or Land in GeorgiaAgricultural land and building permits

How do you rezone a plot for residential construction?
How much does a permit to build a house cost?

The gist in 10 seconds

An apartment in a building under construction

An apartment like this is usually 15-25% cheaper than finished housing
Right after signing, the contract is preliminarily registered at the Public Registry
It is best to tie payments to the stages of construction

A tower crane above a construction site in Vake, Tbilisi

Off-plan

An Apartment in a Building Under Construction in Georgia

Most new projects sell out long before completion, because an apartment at this stage is noticeably cheaper than a finished one. Until the building is done, the buyer is effectively financing the construction, so people check the developer before they sign a contract.

Buying Off-Plan in GeorgiaRisks and vetting the developer

How do you check a developer before buying?
What do you do if construction stops?

Finish level

Black, white and green frame

Black: the load-bearing structure and exterior walls, with no partitions or floor screed
White: partitions, screed and plaster, with water and electricity brought into the apartment
Green: the apartment is almost ready to move into

The main protection

Preliminary registration

The contract for a future apartment is registered at the Public Registry right after signing. After that, the developer can no longer sell the same apartment a second time.

Developer installment plan

10-30% down payment

Installment plans run from 12 to 48 months, often interest-free, and the only document you need is a passport. A precise list of finishing work in the contract matters more than any verbal promise.

The gist in 10 seconds

Mortgages and taxes

The down payment for a foreigner is 30-40%
Loans in dollars cost roughly 7.5-9% a year
Rental income is taxed at 5% if you register on rs.ge

Mortgages and taxes

Mortgages and Real Estate Taxes in Georgia

A foreigner can get a mortgage from a Georgian bank even without a residence permit, since the bank looks first at a transparent source of income. Real estate taxes come up at different stages: when you buy a new build, while you own the property, when you sell it and when you rent it out.

Mortgages in GeorgiaDown payment, rates, banks

Which banks give mortgages to foreigners?
Can you get a residence permit by buying an apartment with a mortgage?

Rates by loan currency

In US dollars7.5-9%
In euros6.4-8%
In larifrom 12%

A foreign-currency loan to a foreigner usually runs for up to 10 years, while a loan in lari can stretch to 20 years.

Selling

Tax-free after 2 years

If you have owned the home for more than 2 years, the proceeds from the sale are not taxed. If you sell earlier, the tax is 5% of the profit for residential property and 20% for commercial premises and standalone land.

Real Estate Taxes in GeorgiaVAT, ownership, sale, rental

Does the buyer pay VAT on the secondary market?
Who pays the annual property tax?

The deal step by step

How Buying an Apartment in Georgia Works

The purchase fits into four steps, from checking the property to a registry extract in your name.

Check

An extract from the Public Registry shows the owner and any encumbrances: liens, seizures, disputes. You also compare the apartment's floor area and layout with what the documents say.

Contract

The sale and purchase agreement is signed at the Public Service Hall (House of Justice) or before a notary. Whether to notarize it is up to the parties.

Payment

The money is usually transferred to the seller's bank account. If you pay in lari, it is wise to write the exchange rate for the day of the deal into the contract.

Registration

Ownership is registered at the Public Registry within 4 business days, and for an extra fee it can be done on the day you file.

FAQ

Questions About Housing in Georgia

Can a foreigner buy an apartment in Georgia?

Yes, a foreigner can buy a home as freely as a Georgian citizen, with no residence permit or special permission, and a passport is all you need for the deal. The one exception is agricultural land.

Does buying an apartment entitle you to a residence permit?

Property worth more than $150,000 qualifies you for a temporary residence permit. A mortgage is no obstacle, because what counts is the market value of the property, not where the money came from.

How large a deposit do landlords ask for?

The deposit usually equals 1-2 months' rent, and it is returned when you move out if the apartment is in good shape. Photos of every room taken on move-in day help you get the full amount back.

Do you have to pay tax on an apartment every year?

From October 1, 2026, property tax is paid only by families whose income for the previous year exceeds 100,000 lari. For foreigners, family income also includes money earned abroad. The rate ranges from 0.8% to 1% of market value.

Can you buy an apartment remotely?

Yes, a representative handles the deal under a notarized power of attorney with an apostille and a Georgian translation. The power of attorney should expressly grant the right to sign the contract, pay for the purchase and file the documents for registration.

How does buying in Batumi differ from buying in Tbilisi?

Legally there is no difference, since the rules for foreigners and the steps of the deal are the same. What differs is the market itself. In Batumi the price is set by the distance from the sea and by the season, and a large share of apartments are bought to rent out.

Catalog of real estate companies in Georgia

Coming soon to the catalog: developers, real estate agencies, notaries and banks in Georgia

We are preparing listings of companies that help you rent or buy a home in Georgia. We publish only what we have checked ourselves.

Construction of a new residential complex in Tbilisi

Soon

Developerscompleted and ongoing projects

Soon

Real estate agenciesrentals and sales

Soon

Notariesdeals and powers of attorney

Soon

Banksmortgages for foreigners

Pictured: construction of a new residential complex in Tbilisi, balconies in old Tbilisi, a notary office in Kvareli, and a Liberty Bank branch in Tbilisi.

Before you search

Four Decisions Before You Start Looking

Decide which city to search in, what type of property you need, where the money will come from and what the tax status of the deal will be. Once you have settled these questions, at least roughly, it becomes much easier to work through the details of any specific option.

How to Buy Real Estate in GeorgiaThe whole purchase, from choosing a city to taxes