Buying Property in Tbilisi as a Foreigner: Step by Step
Foreigners can buy apartments and houses in Georgia freely. The steps from offer to registration, real costs, the checks to do before you pay, and where buyers lose money.
Overview
- Foreigners can buy apartments, houses and commercial property in Georgia on the same terms as Georgians. Agricultural land has limits.
- Ownership passes when the sale is registered at the National Agency of Public Registry. Standard registration takes 4 working days and costs 150 GEL.
- The checks that protect you happen before you pay: the registry extract, the seller's right to sell, any mortgage or seizure, and the contract itself.
- A property worth more than $150,000 can also get you a residence permit. Get the valuation before you commit if that's part of your plan.
Buying property in Georgia is fast and cheap compared with most Western countries. Registration takes days, not months, and the state fees are small. That's the good news. The flip side is that fewer people check things for you. In Tbilisi, the buyer does the checking, or pays someone to.
Rules current as of October 28, 2026.
Who can buy
Foreigners can buy residential and commercial property in Georgia freely. You don't need a residence permit, a Georgian bank account or a Georgian tax number to own an apartment. Agricultural land is the exception, and buying it as a foreigner is restricted.
The steps
1. Find the property
Most buyers search on Georgian listing sites and through brokers. Remember that a broker is often paid by the seller. A broker can be useful, but the broker isn't checking the deal for you. If you're still choosing an area, see our guide to Tbilisi neighborhoods.
2. Pull the registry extract
Before you agree anything, get the Public Registry extract for the property. It's public, cheap and quick. It shows who owns the property, its size and any mortgage, lease, seizure or other burden on it. See how to read a Georgian registry extract.
3. Check the seller
Make sure the person selling is the registered owner, or has a valid power of attorney from them. If the property is owned by more than one person, all of them have to sign. If it's owned by a company, check that the person signing can act for it.
4. Agree the deal in writing
For a finished property, you sign a sale agreement. For an apartment still being built, you sign a preliminary agreement with the developer, which carries much more risk. See off-plan apartments in Tbilisi.
The contract should state the price, how and when you pay, what's included, the condition of the property, and what happens if either side backs out. Make sure you get a version in English or another language you read well.
5. Pay safely
Pay by bank transfer, not cash. Never pay the full price before the registration is filed. Time the payment so the sale is filed for registration at the same sitting. Keep every bank record. If you'll use the property for a residence permit, the money trail matters.
6. Register the sale
The sale is registered at the National Agency of Public Registry, usually through a Public Service Hall. Standard registration takes 4 working days and costs 150 GEL. Expedited registration costs 270 GEL for 1 working day or 350 GEL for the same day. Ownership passes when the registration is complete. Get a new extract that shows you as owner.
What it costs
Georgia's government costs are small. The registration fee is 150 GEL to 350 GEL, and an extract costs 13 GEL to 75 GEL depending on speed. Most of your extra costs will be:
- a broker's fee, if your broker charges the buyer.
- legal fees for checks, the contract and registration.
- translation, if documents need it.
- a valuation report, if you're applying for a residence permit.
You'll also pay property tax in some cases, depending on your income and the property. Ask before you buy.
Where buyers lose money
- Buying off-plan from an untested developer. The biggest risk in the Tbilisi market.
- Paying before checking the registry. A mortgage or seizure on the property can follow it to you.
- Trusting the seller's documents. Get the extract yourself. Don't rely on a printout the seller hands you.
- Buying for a residence permit without a valuation. The appraised value, not the price, decides whether you qualify.
- Signing a contract you can't read. Georgian-only contracts are common. Get a translation or an English version.
Residence through property
A property worth more than $150,000 can support a 1-year residence permit for you and your family. At $300,000, you can get a 5-year investment permit and permanent residence after that. See the $150,000 property permit and the $300,000 investment permit.
Buying without flying in
You can buy without being in Georgia, using a power of attorney. See buying property in Georgia remotely.
How we can help
We check the title and the seller before you pay, review or draft the contract, register the sale and file a residence permit if the property qualifies. You get the price in writing first. Ask about property or see what we do.