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Property in Georgia

Batumi, Tbilisi, Gudauri — visa-free 1 year, FREEHOLD from $40K, direct flights resumed

from $40,000Starting price
7-12% grossYield

Ownership: FREEHOLD 100% — no restrictions for foreigners

Georgia — Batumi, Caucasus, Mtkvari River

Market

Property market in Georgia

Georgia is the most welcoming market in the Caucasus and Transcaucasia for Russians. Visa-free stay for Russians for 1 year (you can cross the border and reset the counter), 100% FREEHOLD with no restrictions, registration in the Public Registry within 1 day, direct flights resumed in 2023. Key hubs: Batumi (the main seaside resort on the Black Sea, the Orbi/Calligraphy/Wyndham towers), Tbilisi (the capital, urban), Gudauri and Bakuriani (the main ski resorts), Kakheti (wine tourism). Prices range from $40K for studios in Batumi to $500K+ for villas in Gonio. Yield: 7-12% long-term, 12-15% short-term Airbnb. Sole proprietor registration takes 1 day, with a 1% tax on turnover up to GEL 30K/month.

  • Residence permit via purchase — threshold $150,000 from March 1, 2026 (was $100,000)(Realting, 2026)
  • Batumi: ~$1,230/m² average by the end of 2025, +15.4% year-on-year(Prian, 2026)
  • Tbilisi: ~$1,200/m² average(Prian, 2026)
  • Registration in the Public Registry — 1 day(NAPR Georgia)
  • Sole proprietor at 1% of turnover up to GEL 30,000/month (~$11,000) — effectively a tax haven for landlords(Tax Code, Art.84)
  • Visa-free for Russians — 1 year of stay(MFA Georgia)

Prices

Price per m² by city and district — Georgia

LocationPrice per m²Comment
Batumi (average)~$1 23015.4% growth in 2025 (Prian, 2026)
Batumi (premium seaside towers)$2 000–3 500Orbi/Calligraphy/Wyndham
Gonio / Sarpi (by the sea)$1 800–2 800quieter than Batumi, private villas
Tbilisi (average)~$1 200year-round urban rhythm (Prian, 2026)
Tbilisi (Vake/Saburtalo)$1 500–2 500premium districts
Gudauri (ski resort)$1 500–2 800two-season lot, winter yield
Bakuriani (ski resort)$1 000–1 800family segment

Ownership

Ownership for foreigners in Georgia

Full FREEHOLD for foreigners in Georgia with no restrictions on the number of properties or property types (except agricultural land). Registration of ownership title — within 1 day at the Public Registry (NAPR). Settlement can be conducted in USD/EUR/GEL.

  • A foreigner cannot own agricultural land (Land Law)
  • Minimum for a residence permit via property — $150,000 from 2026 (was $100,000)
  • Cash settlement — up to GEL 100,000, above that — via bank
  • Visa-free for Russians 1 year: it is enough to cross the border to reset the counter

Source: Law of Georgia on Property, Law №407-IIc on Land

Taxes

Taxes on purchase and ownership in Georgia

TaxRateWhen paid
Purchase tax0%none for an individual (Tax Code Georgia)
Registration in the Public Registry~$60one-time, 1 day (NAPR)
Property tax (annual)0.05-1%annually, only if family income >GEL 40,000 (Tax Code Art.201)
Rental income tax (individual)5% / 20%5% if without deductions; 20% under the general regime (Tax Code Art.79)
Sole proprietor tax (micro-business)1%on turnover up to GEL 30,000/month (~$11,000) (Tax Code Art.84)

Residency

Residency through property purchase in Georgia

$150,000 (from March 2026)Minimum investment
1-3 monthsProcessing time

A Georgian residence permit via property purchase from $150,000 (from March 1, 2026, previously $100,000). Issued for 1 year with the right to annual renewal. Does not require permanent residence. Covers a spouse and children. After 6 years of legal residence permit — permanent residence, after 10 — citizenship (without renouncing your own).

Source: Law of Georgia on the Legal Status of Foreigners

Rental yield

Rental yield by city in Georgia

CityTypeGrossNet
Batumi (premium seaside)Short-term Airbnb12–15%7–10%
BatumiLong-term7–10%4–6%
Tbilisi (Vake/Saburtalo)Long-term6–10%4–7%
Tbilisi (Old Town)Short-term Airbnb10–14%6–9%
GudauriWinter ski-resort rental10–15%6–10%
BakurianiFamily ski-resort rental8–12%5–8%

FAQ

Frequently asked questions about buying property in Georgia

Why is Georgia a top choice for Russians after 2022?

Visa-free stay for Russians for 1 year (the only one in Transcaucasia), fast property registration (1 day), FREEHOLD with no restrictions, direct flights (Aeroflot, S7, Pobeda resumed in 2023), a Russian-speaking environment (especially in Batumi), a low entry threshold ($40K). The main "soft-emigration" hub for Russian entrepreneurs since 2022.

Batumi or Tbilisi?

Batumi is the main Black Sea resort with seaside towers (Orbi City is the flagship). A short June-September season, short-term rental yield of 12-15%. Tbilisi is the capital, with a year-round urban rhythm, an expat community, and 6-10% long-term yield. For a pure tourist season — Batumi; for living plus stable rental — Tbilisi.

Which ski resorts are in Georgia?

Gudauri (the main one, 1670-3300m, 75 km of slopes, December-April season) and Bakuriani (1700m, 14 km of slopes, December-March season, family segment). Gudauri is pricier and more intense, Bakuriani quieter. Prices range from $40K for a studio to $500K for luxury villas by the slopes. Yield in the winter season is 12-15%.

What are the taxes in Georgia?

On purchase: 0% property acquisition tax. Registration in the Public Registry: ~$60. On ownership: an annual 1% tax on value (only if the income threshold is exceeded). Rental income tax for a sole proprietor: 1% of turnover (up to GEL 30,000/month ~$11K). This is a uniquely low rate — Georgia is effectively a "tax haven" for landlords.

What are the risks in Georgia?

The main ones: 1) Geopolitics — Russia-Georgia relations fluctuate; 2) Construction quality (Batumi is oversaturated with studios — you need to choose top projects: Orbi/Wyndham/Calligraphy); 3) Batumi seasonality — low season November-April; 4) Lari devaluation (but premium-segment prices are usually denominated in USD). Protection — top developers plus USD settlement.

What is the purchase threshold for a residence permit in Georgia in 2026?

From March 1, 2026 — $150,000 (previously $100,000). If a residence permit was obtained under the old threshold before 2026, there will be no reassessment upon renewal. The residence permit is issued for 1 year with renewal, with no permanent residence obligations.

How much is a square meter in Tbilisi and Batumi?

Batumi — ~$1,230/m² on average by the end of 2025 (up 15.4% year-on-year). Tbilisi — ~$1,200/m² on average. Premium on the seafront in Batumi (Orbi/Calligraphy/Wyndham) — $2,000-3,500/m². Gonio and Sarpi by the sea — $1,800-2,800/m². Gudauri and Bakuriani (mountains) — $1,000-2,200/m².

Other destinations

Explore other markets

UAEfrom $200,000Thailandfrom $80,000Omanfrom $180,000Turkeyfrom $80,000Cyprusfrom €200,000Greecefrom €150,000Indonesia (Bali)from $180,000Vietnamfrom $50,000Montenegrofrom €100,000Serbiafrom €80,000 (~8.8M ₽)Mexicofrom $120,000Armeniafrom $80,000Bahrainfrom $200,000Saudi Arabiafrom $300,000Kuwaitunavailable for non-GCCPhilippinesfrom $50,000Malaysiafrom $150,000Dominican Republicfrom $150,000Mauritiusfrom $300,000 (PDS entry), from $375,000 (residence permit)Seychellesfrom $500,000 (Eden Island apartments)Sri Lankafrom $80,000Cambodiafrom $40,000 (~4M ₽)Cabo Verdefrom €50,000 (~5.5M ₽)

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