The Property-Based Route to Residence
For a foreigner who wishes to live in Georgia in retirement, real estate is one of the most attractive and legally defined routes. The Law on the Legal Status of Aliens provides two instruments in this direction: the immigration visa and the residence permit. Under Article 7, Georgian visas are divided into categories — diplomatic, special, ordinary, immigration and transit — and the property-based category is provided precisely within the immigration visa.
Specifically, a D5 immigration visa is issued to a person who, in the territory of Georgia, owns under the procedure established by legislation an immovable thing (other than agricultural land) whose market value exceeds the equivalent in lari of 100 000 US dollars, as well as to that person's spouse and child or children. The value is determined by a certified appraiser of a body accredited by the accreditation centre. It is worth noting an amendment under which this threshold rises to 150 000 US dollars, effective from 1 March 2026 — so the timing of an application must be planned with this change in mind.
The Short-Term Residence Permit for Property Owners
The types of residence permit are regulated by Article 15. For property owners, the central one is the short-term residence permit, issued to a foreigner who in Georgia owns an immovable thing (other than agricultural land) whose market value exceeds the equivalent in lari of 100 000 US dollars, as well as to that person's spouse and child or children. For the issuance of the short-term permit, the market value of the property is likewise determined by a certified appraiser — a requirement resting on independent expertise rather than the owner's own valuation.
As to duration, Article 16 provides that a short-term residence permit may be issued to a foreigner and its term extended each time by 1 year. If the foreigner ceases to own the respective immovable thing, the permit terminates. At the same time, if the foreigner retains ownership of the property on the basis of which the permit was issued, the foreigner is released from the obligation to submit a re-valuation of the market value. The terms of temporary residence permits may, under the law, be extended up to 12 years in total.
The Investment and Indefinite Residence Perspective
For larger plans, the law also defines the investment residence permit: it is issued to a foreigner and that person's family members who, in accordance with the law, has made an investment of no less than the equivalent of 300 000 US dollars, or who owns an immovable thing whose market value exceeds 300 000 US dollars. Family members in this context include the spouse, minor children and dependent persons fully supported by the foreigner. The investment residence permit is issued for a term of 5 years.
An indefinite residence permit may be obtained by a holder of an investment permit granted on the basis of owning an immovable thing worth more than 300 000 US dollars who retains ownership of that property for 5 years from receipt of the investment permit — in that case a certificate of the public registry on ownership over 5 years must be submitted. On the entrepreneurial route, the annual turnover requirements rise: no less than 50 000 in the first year, no less than 100 000 in the second year, and no less than the equivalent of 120 000 US dollars in the third, fourth and fifth years.
Practical Advice for Applicants
When planning retirement, pay attention to three points: first, the valuation must be carried out only by a certified appraiser — the result of any other source will not work; second, agricultural land is not counted towards the value; third, the forthcoming change of thresholds (150 000 US dollars from 1 March 2026) should be factored into the timing. Observing these conditions significantly reduces the risk of a refused application.
Frequently Asked Questions
What property value gives the right to a short-term permit?
An immovable thing (other than agricultural land) whose market value exceeds 100 000 US dollars; the permit also covers the spouse and children.
Who determines the value of the property?
A certified appraiser of a body accredited by the accreditation centre; no other valuation is provided by law.
For what term is the short-term permit issued and extended?
It is extended each time by 1 year; it terminates upon loss of ownership, while retained ownership removes the need for a re-valuation.
What does investment residence require?
An investment or immovable property of no less than the equivalent of 300 000 US dollars; the permit is issued for 5 years and covers family members.
How is indefinite residence obtained through property?
After an investment permit based on property worth more than 300 000 US dollars, by retaining ownership for 5 years and submitting a registry certificate.
How We Help on Legal.ge
The lawyers of Legal.ge accompany foreigners through the entire property-based residence process: we verify the status of the property and the possibility of valuation, align the timing of the application with the changing thresholds, prepare documents for the spouse and children and handle extension and indefinite residence applications. Contact us on Legal.ge — we will help the new stage of life in Georgia begin with legal peace of mind.