Georgia residency by property: how the $150,000 rule works in 2026

"Buy an apartment, get residency" is one of the most repeated lines about Georgia, and since 1 March 2026 one of the most often outdated. The threshold has changed, and the details (market value, valuation, renewal) decide whether a purchase actually qualifies. This guide sets out the current rules with the official sources, so you can plan a purchase that meets them.

This is general information, not immigration advice. Confirm your case with a licensed Georgian immigration lawyer before you buy.

What changed on 1 March 2026?

Georgia's Law on the Legal Status of Aliens and Stateless Persons lets a foreigner who owns non-agricultural real estate in Georgia apply for a short-term residence permit. An amendment raised the qualifying value from more than $100,000 to more than $150,000 (in GEL equivalent), effective 1 March 2026⁠^S7.⁠^S8

• New applicants must meet the $150,000 threshold.
• People who qualified under the old $100,000 rule can generally keep renewing under it as long as they keep the property.⁠^S10
• Older articles and some listings still say "residency from $100,000". For a new purchase that figure is out of date.

Who qualifies?

A foreign national who:

1. Owns real estate in Georgia, registered in their name in the Public Registry (NAPR);
2. The property is non-agricultural, such as an apartment, house or commercial unit (agricultural land does not qualify)⁠^S7;⁠^S8
3. Its market value exceeds $150,000, confirmed by a certified valuer from an accredited body⁠^S7.⁠^S8

There is no minimum stay, income test or language test attached to this route.⁠^S10 But the permit depends on you keeping a qualifying property.

"Market value" is not your purchase price

This is the point people miss most often. The law looks at the certified market value, not the price on your contract.⁠^S8 A unit bought for $152,000 with heavy developer discounts or bundled furniture may be valued below the threshold. A unit bought for $145,000 in a strong location might be valued above it.

How to plan for it: - Leave a margin. Don't target a unit valued just over $150,000. - Ask for a sense of comparable values before you sign, and order the formal valuation from a certified valuer once ownership is registered. - Remember the threshold is in USD, applied in GEL equivalent, so exchange-rate movement can matter at the margin.

Can you combine properties?

Don't plan on it. The rule is framed around a property whose certified market value is above $150,000⁠^S7,⁠^S8 so plan on one property that clears the threshold by itself. If you are considering several smaller units with residency in mind, confirm the position with the Public Service Development Agency or a licensed lawyer before you buy.

Off-plan purchases and timing

Residency depends on registered ownership of real estate. With an off-plan purchase, ask the developer exactly when and in what form your ownership will be registered with NAPR, and whether that registration will support a valuation at the level you need. If residency is time-sensitive, a completed or near-completed unit is usually the safer choice. Our off-plan due-diligence checklist covers the contract questions to ask.

Family members

The permit can extend to the owner's spouse and children under the same investment.⁠^S10 Each family member files their own application with supporting documents, for example a marriage or birth certificate, apostilled or legalized and translated into Georgian, with the translation notarized in Georgia⁠^S8.⁠^S25

How to apply

1. Buy and register the property (NAPR registration: GEL 150 / 270 / 350 depending on speed⁠^S2).
2. Order a valuation from a certified valuer.
3. Prepare documents: passport, registry extract, valuation report, photo, and translations or apostilles where needed.
4. Apply to the Public Service Development Agency, at the Public Service Hall or online, in person or through an authorized representative. You must be lawfully in Georgia when you apply⁠^S8.⁠^S9 The state fee is GEL 300 for a decision in 30 days, GEL 450 in 20 days or GEL 600 in 10 days.⁠^S8
5. Collect your residence card once approved.

The permit is issued for one year at a time and can be renewed, without a new valuation, while you keep the qualifying property.⁠^S9

Short-term permit vs the $300,000 investment permit

For many investors the short-term permit is enough: it gives a renewable legal basis to stay in Georgia. If your goal is long-term settlement, compare both routes with a lawyer before choosing a property.

Myths to ignore

• "Any apartment gets you residency." Only property with a certified market value above $150,000 qualifies for new applicants.⁠^S7
• "Residency leads to citizenship." A residence permit is not citizenship. Citizenship is governed by the Organic Law on Georgian Citizenship and has separate conditions.⁠^S11
• "Foreign owners never pay property tax." Property tax depends on family income, not nationality.⁠^S4 See our FAQ on taxes.

Five questions to ask before you buy for residency

1. What is the realistic certified valuation of this exact unit, not just its list price?
2. When will my ownership be registered with NAPR, and in what form (especially for off-plan)?
3. Does the unit still make sense as an investment if the residency rules change again?
4. Which family members will apply, and which of their documents need an apostille and translation?
5. What is my plan for renewal each year, including keeping the property and its value above the threshold?

Which SPG projects can qualify?

Several current listings have units priced around or above the threshold. Examples (October 2026 list prices) include the 1- and 2-bedroom units at Ambassadori Island – The First Tower (from $165,753 and $307,880), the 1-bedroom units at One Peninsula by Holm (from $177,745), and the HOME Townhouses Batumi (from $315,000). The price is not the value, so we help you check that the expected certified valuation leaves a margin above $150,000 before you commit.

How SPG helps

We match residency goals with investment logic, so you don't overpay for a unit simply to clear a number. We shortlist checked projects, coordinate the purchase and registration, and connect you with licensed lawyers and certified valuers for the application. If you are buying from abroad, see How to buy property in Georgia remotely.

Want a shortlist of units likely to qualify? Message us on WhatsApp (+995 511 229 942) or see our FAQ on residency.

General information only, not legal, tax or investment advice. Prices as listed on spg-realty.com in October 2026 and subject to change; laws and fees also change. Yields quoted are market averages, not forecasts for any specific unit; rental income and capital growth are not guaranteed. Confirm your situation, and any contract, with licensed professionals.