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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.
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Under Government Resolution No. 70 of February 20, 2026, labour immigrants applying through a local employer must submit a copy of their passport, personal data, employment contract, and an application confirming their intention to work. Self-employed foreigners must additionally provide either a Revenue Service turnover document for existing businesses or a detailed business plan for new ones. All applications are submitted through labourmigration.moh.gov.ge.
Most foreign nationals without a permanent residence permit who intend to perform paid employment, self-employment, or entrepreneurial activity in Georgia must obtain a work permit. This includes both on-site and remote employees of Georgian companies, as well as independent contractors, traders, and business partners who derive financial benefit from activity conducted in Georgia. Holders of permanent residence permits, investment residence permits, and certain other categories are exempt under the Law on Labour Migration of Georgia.
No. Since March 1, 2026, holding a temporary residence permit alone no longer grants the legal right to work or conduct business in Georgia. Foreign nationals must hold both a valid work permit (Right to Labour Activity) and the corresponding D1 visa or work residence permit simultaneously. This is a fundamental change from the previous system under the Law on Labour Migration of Georgia.
Yes. From March 1, 2026, most foreign nationals without a permanent residence permit must obtain a Right to Labour Activity permit before starting any paid work, freelance activity, or business operation in Georgia. This requirement applies regardless of whether the foreigner already holds a valid visa or temporary residence permit. The permit is issued by the State Employment Promotion Agency under the Law on Labour Migration of Georgia.
Exemptions under the Law on Labour Migration of Georgia apply to recognized refugees, asylum seekers, employees of accredited diplomatic missions and international organizations, accredited foreign journalists, and holders of valid investment residence permits or permanent residence permits. Foreign nationals performing work entirely remotely with no Georgian economic footprint — no local clients, no Georgian business registration — may also fall outside the scope of the requirement, though this distinction is pending full regulatory clarification.
Self-employed foreigners apply independently through the electronic Labour Migration portal at www.labourmigration.moh.gov.ge. The application requires personal and professional documentation, a business plan or proof of existing business activity, and payment of the service fee. Applicants must also complete a mandatory video interview with the State Employment Promotion Agency. The standard processing time is 30 calendar days; an expedited 10-working-day track is available at double the fee.
Under the Law on Labour Migration of Georgia, both the foreign worker and the employing company face fines of 2,000 GEL for a first offence. Penalties increase for repeated violations within a 12-month period, doubling on the second offence and tripling thereafter. The same fines apply to self-employed foreigners operating without the required permit.
Foreign nationals who were registered in Georgia's Labour Migration system with active status as of March 1, 2026 have until January 1, 2027 to regularize their status by obtaining the Right to Labour Activity permit and corresponding residence documentation. Self-employed foreigners already conducting business as of March 1, 2026 face enforcement from May 1, 2026 onwards under the transitional provisions of Government Decree №70.
No. Under the rules effective March 1, 2026, holding a residence permit does not automatically confer the right to work or conduct business. A separate Right to Labour Activity permit is required unless the foreigner holds a permanent or investment residence permit. Simply having a temporary residence permit is no longer a sufficient legal basis for employment or entrepreneurial activity.
In most cases, employers must first post the vacancy on the national jobs portal for at least 10 working days to demonstrate that no suitable local candidate is available. However, the labor market test does not apply to companies holding International Company status under the Tax Code of Georgia, accredited academic institutions, or positions where the monthly salary exceeds 15,000 GEL and a relevant higher education degree is objectively required.
Legal.ge connects individuals and employers with qualified Georgian lawyers specialising in immigration, labour law, and business registration. Whether you need help preparing a work permit application, assessing your exemption status, or ensuring your company complies with the Law on Labour Migration, you can browse verified specialist profiles and contact a lawyer directly through the platform.
