Georgia Raises Real Estate Investment Bar for Residence Permits by 50%
Georgia raises the real estate residence permit threshold to USD 150,000, effective March 1, 2026. The 50% increase follows June 2025 legal amendments. Current USD 100,000 buyers must finalize purchases before the deadline. Existing permits remain renewable under old terms if ownership continues.
The Current Pathway
Georgia has offered foreign nationals a straightforward route to temporary residency since 2019: purchase real estate worth at least USD 100,000, obtain certification from an accredited appraiser, and qualify for a renewable one-year residence permit. The program applies to non-agricultural property including apartments, commercial units, and houses, with spouses and children eligible for permits under the same investment.
The threshold of USD 100,000 has remained stable since July 2019, when it was raised from the previous requirement of USD 35,000. During this period, the program has attracted property investors seeking legal residency without minimum stay requirements or language tests. Approval rates for properly documented applications have reached 70-80 percent according to real estate service providers operating in the country.
Regulatory Pressure Mounts
Georgia's Parliament passed amendments to the Law on the Legal Status of Aliens and Stateless Persons in June 2025, marking the third increase to the real estate investment threshold in the program's history. The legislative changes form part of broader immigration reforms that include new work permit requirements and stricter oversight of foreign nationals in Georgia.
Between January and June 2024, nearly 250,000 foreign nationals entered Georgia, yet official labor migrant registrations over an eight-year period numbered approximately 42,000. This discrepancy between arrivals and formal registrations has driven policymakers toward tighter controls and higher barriers for residence pathways.
The March 1 Deadline
The new law sets the minimum real estate investment at USD 150,000, effective March 1, 2026. The 50 percent increase applies to both new applications and the initial property valuations required for permit eligibility. Foreign nationals seeking to qualify under current rules must complete property purchases and full payment by the March 1 deadline.
Properties must be delivered and ownership formalized before residence applications can be submitted. The timing creates urgency for buyers pursuing off-plan developments scheduled for completion in early 2026. Legal advisors and real estate firms have flagged the compressed timeline for clients considering Georgian property investments.
Market Response and Uncertainty
Real estate developers in cities including Tbilisi and Batumi report increased inquiries from foreign buyers attempting to secure properties before the threshold rises. The Adjara region, which includes the coastal city of Batumi and recorded approximately 2.5 million visitors in 2024, has emerged as a focal point for residence-seeking investors due to rental yield potential and property availability below USD 100,000.
Immigration law firms operating in Georgia note that current permit holders who obtained residency at the USD 100,000 level may renew their permits without requiring new property appraisals, provided they maintain ownership. The legislation does not clarify whether existing permit holders face retroactive requirements if they allow their permits to lapse after March 2026.
The Policy Takes Shape
Article 15(j) and Article 7(d.e) of Georgia's amended law on alien status explicitly state the USD 150,000 requirement with an implementation date of March 1, 2026. The certified market value must be established by assessors accredited through Georgia's Unified National Accreditation Body. Multiple properties can be combined to meet the threshold.
The change accompanies other migration reforms including mandatory work permits for foreign employees effective the same date, and a new IT sector residence permit launched September 2025. Penalties for visa overstays have increased substantially, with fines rising from 180-360 GEL to tiered structures reaching thousands of GEL for violations.
Financial and Strategic Impact
The 50 percent increase adds USD 50,000 to the minimum entry point for residence through real estate. For buyers targeting Batumi's market where entry-level units trade below the old threshold, the change eliminates qualification pathways for properties under USD 150,000. Investors must now allocate additional capital or purchase larger units to meet permit requirements.
Georgia's residence card carries benefits including year-round access to the country, elimination of visa limits, and a pathway to permanent residency after six years of temporary permits. The higher investment threshold may reduce the total number of qualifying applicants, particularly among remote workers and retirees seeking affordable second residency options.
A Restructured Immigration Landscape
Georgia's migration system has shifted from relatively open access toward regulated control. The real estate residence permit joins work authorization requirements, enhanced background checks, and IT sector criteria as components of a comprehensive reform package. Foreign nationals now face higher financial barriers and increased documentation standards across residence categories.
The changes reflect government priorities including labor market protection, enhanced security screening, and alignment between residence permits and economic contribution levels. Officials have not published specific targets for reducing residence permit issuance, but the cumulative effect of higher thresholds and stricter requirements points toward selective rather than broad-based immigration.
Investment Calculations Altered
The March 1, 2026 deadline creates a binary outcome: buyers who complete qualifying purchases and full payment before the cutoff secure access to residency at USD 100,000, while those who miss the deadline must meet the USD 150,000 standard. Buyers pursuing pre-construction properties face heightened completion risk if developers delay handover past early 2026.
Georgia's attraction as a residency destination stems from low holding costs including 5 percent rental income tax, zero capital gains tax after two years, and no inheritance tax. These fiscal advantages remain unchanged. The residence permit continues to offer family inclusion, with spouses and children qualifying under a single real estate investment, regardless of whether the threshold is USD 100,000 or USD 150,000.
