Georgia's $150,000 Property Residence Permit: How It Works in 2026

Overview

Since March 1, 2026, Georgian property worth more than $150,000 can get you a 1-year residence permit. It was $100,000 before that.
A certified appraiser sets the value. The price you paid doesn't decide it.
You can combine more than one property to reach the number. Agricultural land doesn't count.
The permit lets you live here. It doesn't let you work for Georgian clients or employers without a work permit.

The property residence permit is the simplest long-stay route in Georgia for people with money to put into a home. You buy, you register the property in your name, you get a valuation and you apply. Your spouse and children can come on the same permit. You renew it every year for as long as you own the property.

It's simple, but buyers still get it wrong, mostly on the value and on what the permit actually lets them do.

Rules current as of October 28, 2026.

The $150,000 rule

The property must be worth more than $150,000, counted in Georgian lari at the time you apply. The government raised the figure from $100,000 on March 1, 2026.

Three details matter:

Market value, not price. A certified appraiser from an accredited body values the property. If you overpaid, the report may come in under $150,000 even though you spent more.
More than one property is fine. Two apartments worth $80,000 each add up to $160,000 and qualify.
No agricultural land. Apartments, houses, commercial units and non-farm land all count.

Because the test is in lari, exchange rates matter. If the lari moves against the dollar, a property valued just over the line can drop under it. Leave yourself a margin.

If you bought before March 1, 2026

If you already hold a permit based on the old $100,000 rule, you can keep renewing it as long as you still own the property. The higher figure applies to new applications.

If you bought for less than $150,000 but never applied, the new rule applies to you now.

Off-plan apartments

A lot of Tbilisi buyers purchase apartments that are still being built. Whether one can support a permit depends on how it's registered in your name at the Public Registry. Don't assume it counts. Have a lawyer check the registration before you buy with the permit in mind.

What the permit gives you

The right to live in Georgia for a year at a time, past the visa-free year.
A permit for your spouse and children, tied to yours.
A Georgian residence card, which helps with banks, leases and daily life.
Years that count toward permanent residence. After 10 years in a row on permits, you can apply.

What it doesn't give you

It's not a work permit. If you work for a Georgian employer, run a Georgian business or sell to clients in Georgia, you need a work permit too. Only holders of the $300,000 investment permit or permanent residence are exempt. If you work remotely for foreign clients, read whether remote workers need a permit.

It's not tax residency. Your permit says where you may live. Tax residency depends mostly on whether you spend 183 days or more in Georgia in a 12-month period.

It's not a fast track. The property permit takes 10 years to lead to permanent residence. The $300,000 investment permit does it in 5.

How to apply

Buy and register. The sale is registered at the National Agency of Public Registry, usually in a day or two. Get the registry extract that shows you as owner.
Get the valuation. Hire a certified appraiser from an accredited body. Ask for a report in the format the Public Service Hall accepts.
File at the Public Service Hall. Bring your passport, the registry extract, the valuation report, a photo and the application form. Family members file with proof of the relationship, such as a marriage or birth certificate. Foreign certificates need an apostille and a certified Georgian translation.
Pay the fee. It's 300 GEL for a decision in 30 days, 450 GEL for 20 days or 600 GEL for 10 days.
Collect the card. The residence card costs 60 GEL to 150 GEL more, depending on speed.

Renewing it

You renew once a year. The 40-day cut-off that applies to most permits doesn't apply here, and in practice a renewal doesn't need a new valuation report. You do need to still own the property. If you sell it, or sell enough of a portfolio to fall under the threshold, the permit won't be renewed.

Before you buy

The permit is only as safe as the title. Before you send money, check:

that the seller is the registered owner and has the right to sell.
that there's no mortgage, lien, seizure or dispute on the property.
that the appraised value will clear $150,000 with room to spare.
that the contract matches what you've agreed, in a language you can read.

If you're still choosing an area, our guide to Tbilisi neighborhoods covers prices in Vake, Vera, Saburtalo and more.

How we can help

We check the title and the seller before you pay, review the contract, register the sale and file the residence permit for you and your family. You get the price in writing first. Ask us about property, or compare this route with the others in our guide to Georgian residence permits.