Residency by Real-Estate Investment in Georgia
golden visa Georgia · investor residence · Georgia property residence permit
Definition
Residency by real-estate investment in Georgia is a legal pathway allowing foreign citizens to obtain a temporary residence permit by purchasing immovable property valued at a minimum of 150,000 USD. The property's market value must be verified by an accredited certified appraiser. The residence permit is issued initially for up to one year and is renewable as long as property ownership is maintained.
In detail
Overview of Real Estate Residency
Georgia offers a streamlined legal pathway for foreign nationals to secure temporary residence through property ownership. Under national immigration legislation, purchasing non-agricultural real estate with an appraised market value of at least 150,000 USD grants the investor eligibility for a short-term residence permit.
Key Legal Requirements
To qualify for investment-based residency, applicants must fulfill specific statutory conditions:
- Minimum Threshold: Immovable property (residential or commercial) must have a certified appraisal value of at least 150,000 USD. Agricultural land is strictly excluded, as foreign citizens cannot legally own agricultural property in Georgia.
- Certified Valuation: The property value must be officially confirmed by an accredited independent auditor or certified appraisal entity operating in Georgia.
- Clean Legal Record: Applicants must provide supporting background documentation as requested by the authorities.
- Family Inclusion: Qualified primary applicants can sponsor immediate dependents, including a legal spouse and minor children.
Application and Administrative Process
1. Property Purchase & Registration: Complete the transaction and register title ownership at the National Agency of Public Registry (NAPR).
2. Independent Appraisal: Secure a formal evaluation report from an accredited appraiser confirming the property meets the minimum 150,000 USD valuation.
3. Filing at PSDA: Submit the application to the Public Service Development Agency (PSDA) via a Public Service Hall. Required documents include passport copy, NAPR registry extract, official valuation report, and standard application fee payment.
4. Processing Timelines: Applications are evaluated within 10 to 30 calendar days, depending on the expedited processing fee selected.
Renewal and Long-Term Status
- Initial Duration: Residence permits are typically granted for periods ranging from 6 to 12 months.
- Renewal: Permits are renewable annually provided the investor continues to maintain ownership of qualifying property worth at least 150,000 USD.
- Permanent Residence: Continuous legal residence on temporary permits for six years may qualify an applicant to apply for permanent residence status, subject to meeting statutory language and legal conditions.
Georgian context
In Georgia, real estate investment residency offers a straightforward mechanism managed by the Public Service Development Agency (PSDA). Unlike many European residency-by-investment programs, Georgia does not enforce physical presence mandates to maintain temporary residency. However, investors must strictly adhere to property classification rules: foreign citizens are constitutionally prohibited from owning agricultural land, meaning qualifying investments must be non-agricultural residential or commercial real estate. Additionally, when purchasing new-build properties directly from developers, Georgia's mandatory 18% Value Added Tax (VAT) is always included in the developer's advertised price, which is factored into the final property valuation.
Real example
An investor purchases a commercial space in Tbilisi for 160,000 USD (inclusive of developer 18% VAT). After registering title ownership at the National Agency of Public Registry (NAPR), the investor hires a licensed appraiser who confirms a market valuation of 155,000 USD. The investor submits the valuation report, NAPR extract, passport copy, and application forms to the Public Service Hall. Upon approval by the PSDA, a 1-year renewable residence permit is granted to the primary investor and eligible family members.
Common mistakes
- ×Assuming agricultural land purchases qualify for foreign ownership or residency eligibility.
- ×Confusing the developer's raw contract price with the mandatory certified valuation report required by authorities.
- ×Believing developer property prices exclude VAT, when Georgian law mandates 18% VAT is included in advertised prices.
- ×Expecting foreign real estate ownership to grant immediate permanent residence without fulfilling continuous temporary residence periods.
- ×Failing to maintain ownership of qualifying property prior to annual permit renewal.
Frequently asked questions
What is the minimum property investment amount for residency in Georgia?
The legal minimum threshold for a short-term real-estate residence permit in Georgia is 150,000 USD. The property's market value must be formally verified by an accredited independent appraiser.
Can I buy agricultural land in Georgia to obtain residency?
No. Georgian law prohibits foreign individuals from owning agricultural land. Real estate acquired for investment residency must be classified as non-agricultural residential or commercial property.
Does the developer's price for a new property include VAT in Georgia?
Yes. Georgian tax regulations mandate that the 18% Value Added Tax (VAT) on new-build properties is always included in the developer's advertised price.
How long is the residence permit valid and how is it renewed?
Initial residence permits are usually granted for 1 year. The permit can be renewed annually as long as the applicant retains ownership of property valued at or above 150,000 USD.
Can family members be included under the real estate residency program?
Yes. Once the primary investor obtains a residence permit through qualifying property ownership, their spouse and minor dependent children are eligible to apply for family reunification residence permits.
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