Can a Foreigner Buy an Apartment or Land in Georgia?

Georgia’s real estate market is open to foreign buyers. Even so, before you buy an apartment, commercial space or land, it is important to know what rights you have and what restrictions the law imposes.

Short answer: Yes, as a rule, a foreigner can buy an apartment, commercial space and non-agricultural land in Georgia. Ownership of agricultural land, however, is subject to special legal restrictions.

In this article we look at what types of real estate a foreign national can buy in Georgia, how ownership is registered, and what should be checked before the transaction.

1. Can a Foreigner Buy an Apartment in Georgia?

Yes. A foreign national can buy a residential apartment in Georgia and register ownership in their own name.

Georgian citizenship or a Georgian residence permit is not required to buy an apartment. That said, the terms of each transaction and the documents it requires should be assessed individually.

Before buying an apartment, it is advisable to check the following:

• Ownership: whether the seller is in fact the owner of the property;
• Public Registry data: whether the apartment’s address, cadastral code and area match the information in the documents;
• Encumbrances: whether a mortgage, seizure or other right or restriction affecting the transaction is registered on the property;
• Co-owners: whether another person’s consent or participation in the transaction is required;
• Terms of the agreement: whether the price, the payment procedure, and the terms for transferring ownership and performing obligations are properly defined.

Particular care is needed when buying an apartment in a building under construction. In that case, the construction documents and the obligations set out in the agreement must also be checked.

2. Can a Foreigner Buy a House or Commercial Space in Georgia?

As a rule, a foreigner can buy a house, commercial space or other non-agricultural real estate in Georgia.

However, when buying a house or a country house, checking the legal status of the building alone is not enough. The legal status of the land plot on which the building stands also matters.

For example, a house in a village may come with an agricultural land plot. In that case, the designation of the land must be verified, because different rules apply when a foreign national acquires ownership of such land.

Important: the designation of the land should be checked against the Public Registry data, not only by how the land is actually used or where it is located.

3. Can a Foreigner Buy Land in Georgia?

The answer depends on the designation of the land plot.

Non-Agricultural Land

As a rule, a foreign national can buy a non-agricultural land plot. This may include, for example, land intended for residential or commercial construction, provided its legal status and conditions of use allow for this.

Before buying, the plot’s cadastral data, designation, ownership and registered restrictions should be checked.

Agricultural Land

Ownership of agricultural land in Georgia is governed by special legislation.

Under Article 19(4) of the Constitution of Georgia and the Organic Law of Georgia on Ownership of Agricultural Land, ownership of such land is, as a rule, restricted for foreign nationals.

The law provides for specific exceptions, including:

• a foreign national inheriting agricultural land (the subsequent conditions and obligations must be checked in the manner prescribed by law);
• a legal entity registered in Georgia owning such land, but only in the cases and under the conditions expressly provided for by law. Where the company is founded or controlled by a foreigner, this question must also be assessed separately.

Accordingly, if a foreigner plans to buy land in Georgia, it must be established before the transaction begins whether the land is agricultural and whether acquiring ownership of it is permitted in the specific case.

Registration and Costs

The sale and purchase agreement must be registered with the Public Registry; ownership arises upon registration. The state fee depends on the processing time chosen: 4 working days — 150 GEL, 1 working day — 270 GEL, same day — 350 GEL. Tariffs may change, so check the current Public Registry tariffs (napr.gov.ge) before filing. The safe order of a purchase, mortgage release and payment are covered in a separate article: Buying Property in Georgia: Step-by-Step Legal Guide.

Buying an Apartment and Residence

Buying an apartment does not in itself grant a residence permit. However, the law provides for a D5 immigration visa for a foreigner who owns real estate in Georgia (other than agricultural land) with a market value of more than USD 150,000. The visa and the residence permit are separate procedures, so before buying, check whether the property meets the visa conditions.

Frequently Asked Questions

Does a foreigner need a residence permit to buy an apartment in Georgia?

As a rule, no. Buying an apartment and obtaining the right to reside in Georgia are separate legal matters. Buying real estate does not in itself mean that a person automatically acquires the right to live in Georgia.

Can a foreigner buy a land plot in Georgia to build a house?

It is possible if the legal status and designation of the land plot allow such a purchase. Special restrictions apply to agricultural land, so the status of the land should be checked before buying.

Can a foreigner buy an apartment in Georgia remotely?

Depending on the specific circumstances, the transaction can be carried out through a representative. The form of the power of attorney, the representative’s authority and the documents to be submitted to the Public Registry should be checked in advance.

Does buying an apartment in Georgia give the right to a residence permit?

Buying an apartment does not automatically give rise to the right to a residence permit. To obtain the relevant permit, the grounds and requirements established by law must be met. Owning real estate worth more than USD 150,000 is a ground for a D5 visa, but this is a separate procedure.

Conclusion

As a rule, a foreign national can buy an apartment, house, commercial space and non-agricultural land in Georgia. Ownership of agricultural land, however, is subject to a special legal regime and to the exceptions provided for by law.

The key preconditions for a safe transaction are checking the legal status of the property in advance, preparing the sale and purchase agreement properly and meeting the requirements for registering ownership.

SB Legal Solution offers consultations on legal issues related to buying real estate in Georgia, legal analysis of documents, and support with Public Registry procedures.