The $150,000 threshold, why the appraisal beats the contract price, and why ownership is a right to apply — not a permit.
Buying property in Georgia does not hand you a residence permit — it gives you the right to apply for one, and the decision belongs to the authorities. That distinction is where most misleading marketing starts. This guide covers the current threshold, how the property is valued, the documents and the realistic timeline.
What the rules require
Short-term residence (one year, renewable annually) is assessed against a minimum property value of $150,000. Two details decide most cases:
- The state agency assesses market value from an independent certified appraisal report — not the price written into your purchase contract.
- Eligible property includes apartments in new developments, resort apartments (Batumi, Gudauri), villas and commercial premises. Agricultural land does not qualify.
Why buy above the threshold
We suggest budgeting $155,000–160,000 rather than exactly $150,000. If the certified appraiser values a completed property slightly below what you paid, a purchase made right at the threshold can fall under it — and the application fails on a technicality.
The law is not retroactive
If you already hold a permit issued under the earlier $100,000 threshold, you can continue renewing on the previous terms. The higher threshold applies to new purchases and new applications.
What the status gives you
- Your spouse and children can apply on the basis of your ownership.
- You are not exposed to overstay penalties, which reach 3,000 GEL with an entry ban of up to three years.
- Continuous renewal builds the residence record that permanent status is later assessed against.
Investment residence from $300,000
One or several properties totalling $300,000 or more can qualify for a five-year permit instead of the annual renewal cycle. The same principle applies: it is a right to apply, not an automatic outcome.
Step by step
- Purchase and registration. Check the title and register ownership at the National Agency of Public Registry.
- Independent appraisal. A certified appraiser issues the official market-value report.
- Documents. Passport, registry extract, appraisal report, two recommendations from Georgian citizens and an insurance policy (mandatory for foreigners).
- Filing. Submit at the House of Justice no later than 40 days before your legal stay expires. Processing runs from the standard 30 days down to 24 hours or same-day for an additional fee.
Yield: gross and net are different numbers
Short-let gross yields in Tbilisi and Batumi are often quoted at 10–12% a year in dollars. That headline ignores vacancy, management fees, service charges, tax and a maintenance reserve. Net yield after all of it is typically 3–5 percentage points lower. Treat the advertised figure as a starting point and model your own — our calculator is built for exactly that.
Risks and honest caveats
- Ownership creates grounds to apply; the authorities assess each case individually.
- Migration rules change, and they have tightened recently for other categories of applicant.
- Appraisal risk is real — build a buffer into the purchase price.
FAQ
Does buying property guarantee a permit? No. It creates grounds to apply. Is the contract price what counts? No — the independent appraisal of market value is. Can my family be included? Yes, spouse and children can apply. Does agricultural land qualify? No.
How we help
We shortlist property that clears the threshold with a margin, check the title, coordinate the certified appraisal and prepare the application file with lawyers. Informational only — not legal or immigration advice, and no outcome can be guaranteed.