Georgia Residence Permit by Real Estate 2026: New Rules
Фото: Татьяна Бородина
Financial Threshold Raised from $100,000 to $150,000
The requirements for obtaining a Georgia residence permit (D5 category) have changed. The government decree of March 31, 2026, confirmed the new rules that have been discussed over the past several months. The updated thresholds will apply to real estate transactions concluded from March 1, 2026.
New Requirements for Georgia Residence Permits by Real Estate
The minimum value of real estate in Georgia required to obtain a residence permit has been increased from $100,000 to $150,000. The decree notes that the amount must be equivalent in Georgian lari. Applicants, as well as their family members — spouses and children — can obtain a residence permit on this basis. The property value must be assessed by certified specialists accredited by the relevant state authority.
The previous increase occurred in 2019, when the threshold was raised from $35,000 to $100,000. Now the amount has been raised again. Additionally, the authorities clarified the financial requirements for applicants for immigration visas. Applicants must now demonstrate sufficient funds for the entire duration of their intended stay, verified for each month separately. For most visa categories, the minimum amount must be at least five times the subsistence minimum established in Georgia at the time of application.
The leader of the ruling party “Georgian Dream” and head of the State Security Service, Mamuka Mdinaradze, announced the upcoming changes as early as June 2025 during a special migration briefing. He noted that over the past six years, about 16,000 people obtained a residence permit after purchasing real estate, and in the summer, around 3,600 foreigners maintained their Georgia residence permits on this basis.
What Happens to Owners of $100,000 Properties
Foreigners who obtained a residence permit based on the purchase of real estate worth $100,000 before March 1, 2026, will not lose their status. Authorities have confirmed that in this case, the property value will not be reassessed upon renewal, and no new property appraisal will be required.
However, there are some nuances. If the owner sells the property and purchases a new one after March 1, 2026, or fails to renew the residence permit and reapplies, the new threshold of $150,000 will apply to their property.
What Buyers of Georgian Real Estate Should Do After March 1, 2026
For purchases made after March 1, 2026, applicants must submit an initial application for a Georgia residence permit by real estate. A report from a licensed appraiser will also be required, confirming that the market value of the property is $150,000 or more. The residence permit is issued for 1 year, and spouses and children of any age are also eligible for a permit on this basis.
How It Differs from Georgia Investment Residence Permits
Analysts at International Investment emphasize the difference between the standard Georgia residence permit by real estate and the investment residence permit. In the first case, a property worth at least $150,000 is now required, and the permit is issued for 1 year, with the option to renew while maintaining the original basis.
Investment residence permits in Georgia are issued for 5 years, available for those purchasing real estate worth $300,000 or more, or making business investments. These options remain highly popular among foreigners. In Batumi, more than half of property buyers are foreign nationals.
Georgia attracts investors with simple entry and residency conditions, a transparent and fast property transaction system, and low taxes, while investment returns often exceed those in many other countries. Experts note, however, that in recent years, profitability from residential real estate has decreased due to oversupply. At the same time, the profitability of the hotel business, especially branded luxury properties, continues to grow, remaining a more reliable source of income for investors.
FAQ on the New Rules for Georgia Residence Permits by Real Estate
What is the new minimum property value to obtain a Georgia residence permit?
As of March 1, 2026, the minimum property value is $150,000.
Who can be included in a real estate residence permit application?
The residence permit can be obtained by the applicant, their spouse, and children of any age.
Do properties purchased before March 1, 2026, need to be revalued?
No, owners of properties worth $100,000 or more retain their status without a new appraisal upon renewal.
What should buyers do after March 1, 2026?
They need to submit an initial application for a residence permit and provide a report from a licensed appraiser confirming the property value is $150,000 or higher.
How does a standard Georgia residence permit differ from an investment permit?
A standard residence permit is issued for 1 year for properties valued at $150,000 or more, while an investment permit is valid for 5 years and requires a property purchase of $300,000 or business investments.
Why do foreigners choose Georgia for real estate?
Georgia attracts investors with simple entry and residency requirements, a transparent and fast property transaction system, low taxes, and high returns.
Which real estate sector is currently the most profitable in Georgia?
The hotel sector, especially branded properties, shows the highest profitability and remains a reliable source of income for investors.