Golden Visa and Residency Through Property in Georgia: The 2026 Investor Guide

Georgia has built one of the most accessible residency-by-investment programs in the world. With a minimum property investment of $150,000, you gain a renewable residence permit, a favorable tax environment, and access to a real estate market that delivered 11.5% price growth in Tbilisi in early 2025. This guide covers everything you need to know about obtaining Georgian residency through property in 2026.

What Is Georgia’s Residency by Investment Program?

Georgia allows foreign nationals to obtain a residence permit by purchasing real estate above a set value threshold. The program is straightforward, requires no minimum stay, and includes your spouse and minor children in the same application. There are no language exams and no complex bureaucratic hurdles.

As of March 1, 2026, Georgia updated its investment thresholds. The program now offers two clear tiers:

One-Year Renewable Residence Permit

The entry-level tier requires a minimum property investment of $150,000 USD. The permit is granted for one year and renewed annually as long as you maintain ownership of the qualifying property. You are free to combine multiple properties to reach the threshold. Eligibility is based on the market value of the property, certified by an accredited Georgian appraiser, not the purchase price.

Five-Year Residence Permit with Path to Permanent Residency

Invest $300,000 USD or more in real estate or a qualifying business, and you receive a five-year temporary residence permit. After holding this permit, you become eligible to apply for permanent residency, which is a significant acceleration compared to the standard ten-year naturalization path. This tier suits investors who want long-term security and a clear route to deeper ties with Georgia.

Tax Benefits That Make Georgia Stand Out

The residency program is only part of the story. Georgia’s tax regime is what makes the country genuinely attractive for international investors.

Zero Tax on Foreign-Sourced Income

Georgia operates a territorial tax system. Income you earn outside Georgia, including dividends from foreign companies, rental income from property abroad, and capital gains from foreign assets, is generally not taxable in Georgia. This makes the country an ideal base for investors with a global portfolio.

Zero Capital Gains on Property Held Over Two Years

Sell a residential property you have owned for more than two years, and you pay 0% capital gains tax. If you sell within two years, a 5% tax applies to the profit. For long-term investors, this is a significant advantage.

Low Rental Income Tax

Rental income from residential properties is taxed at a flat 5% on gross income. There is no property transfer tax when you buy or sell. Annual property tax for income-generating properties ranges from 0.05% to 1% of market value, depending on your total family income.

No Property Transfer Tax

When you purchase or sell property in Georgia, you pay no transfer tax. Government registration fees are minimal, typically between $20 and $70 USD. This keeps transaction costs low and makes Georgia one of the most cost-efficient markets to enter and exit.

Georgia Real Estate Market: What the Numbers Show

The investment case for Georgian property is backed by strong market data. The total residential real estate market reached $4.3 billion in 2024, with continued growth into 2025.

Tbilisi: Steady Growth and Strong Yields

Tbilisi accounts for approximately 72% of Georgia’s real estate market. In Q1 2025, average prices for new builds reached $1,330 per square meter, a 11.5% year-on-year increase. High-end units priced above $1,500 per square meter accounted for nearly 28% of transactions by early 2026.

Rental yields in Tbilisi averaged 8.6% in 2025, with forecasts pointing to stable returns between 7.5% and 8.5% going forward. In prime areas, short-term rental yields reach 12% to 16%. Foreign nationals accounted for 6-7% of Tbilisi transactions in 2024, contributing over $155 million to the market. Key buyer groups include investors from Israel, Russia, and the Middle East.

Georgia’s GDP grew strongly in 2024, with estimates ranging from 5% to 9.7%. For 2025, major institutions including the World Bank and the Asian Development Bank project growth between 5% and 7.5%. A stable economy with government debt around 30% of GDP supports the long-term investment thesis.

Batumi: Coastal Returns with High Foreign Demand

Batumi’s market is driven by international buyers, who accounted for 52% of all apartment sales in 2025. Turnkey properties reached an average of $1,865 per square meter in 2025. Coastal properties generate rental yields exceeding 10%, supported by Batumi’s growing tourism sector and 280 sunny days per year.

Investors should note that approximately 58,000 new apartments are projected for completion in Batumi between 2025 and 2029. This supply pipeline means careful project selection matters. Established developers with proven track records and strong locations are the safer choice.

How Prime Groups Projects Qualify for Georgian Residency

Prime Groups develops luxury residential projects across Tbilisi and Batumi. All six projects are positioned at price points that align with or exceed the $150,000 residency threshold, making them natural choices for investors seeking both a quality home and a qualifying investment.

Browse view all projects on the Prime Groups website, or read on for a summary of each development.

Dighomi View 2: Tbilisi’s Newest Luxury Development

Dighomi View 2 is Prime Groups’ newest development in Didi Dighomi, one of Tbilisi’s fastest-growing districts. The project is currently under construction and offers investors the opportunity to enter at pre-completion prices. Didi Dighomi has seen consistent infrastructure investment and strong demand from both local and international buyers, making it one of the most active submarkets in the city.

Dighomi View: Ready to Move In

For investors who want immediate occupancy or rental income from day one, Dighomi View offers ready-to-move apartments in Tbilisi. Completed units in Didi Dighomi are in high demand from tenants, and the project’s location gives owners direct access to the rental market without waiting for construction to finish.

Solana Grand Residences: Black Sea Beachfront Living

Solana Grand Residences is Prime Groups’ flagship coastal project, located on the first line of the Black Sea in Kobuleti, near Batumi. The development spans 12,000 square meters and includes 1,150 apartments. Its proximity to the Petra Fortress and 280 sunny days per year make it one of the most desirable addresses on the Georgian coast. Projected returns range from 7% to 12%, driven by strong short-term rental demand from domestic and international tourists.

New Vision Plaza: Completed Luxury Tower

New Vision Plaza is a completed 19-floor tower in Didi Dighomi, Tbilisi. The project delivered 125 units ranging from 52 to 200 square meters and was completed in May 2024. It is now fully sold out, which reflects the strong demand for Prime Groups developments and the quality of the finished product.

Green Plaza: Prime Groups’ First Project

Green Plaza was Prime Groups’ first completed development, a 9-floor, 90-unit building in Didi Dighomi, completed in December 2018. Units were priced between $80,000 and $97,000 at launch. The project is now almost fully sold out, with only three units remaining. Its track record demonstrates the developer’s ability to deliver and the long-term value of Didi Dighomi real estate.

Reverence by Otium: Luxury Living in Batumi

Reverence by Otium is Prime Groups’ premium development in Batumi, located on Adliya Street. The project targets buyers seeking a high-end lifestyle in Georgia’s coastal city, with design and amenities that reflect the Otium brand’s commitment to quality. As a development under construction, it offers investors the opportunity to secure units at current prices ahead of completion.

Understanding the Path to Georgian Citizenship

For investors with a long-term vision, Georgian residency opens a path to citizenship. An individual who has lawfully resided in Georgia for ten consecutive years qualifies to apply for naturalization. The requirements include continued ownership of the qualifying property, proficiency in the Georgian language, and knowledge of Georgian history and basic principles of law.

The five-year investment permit accelerates this timeline. After holding the five-year permit and then obtaining permanent residency, you are on a faster track than the standard naturalization route. For investors who want to establish deep roots in Georgia, this structured pathway offers a clear long-term plan.

It is worth noting that foreigners are prohibited from purchasing agricultural land in Georgia. All Prime Groups projects are urban residential and commercial developments, so this restriction does not affect buyers of our properties.

What to Look for When Choosing a Qualifying Property

Not all properties are equal when it comes to residency qualification. The key factors to evaluate are location, developer track record, and the certified market value of the property.

Location drives both rental demand and long-term capital appreciation. Didi Dighomi in Tbilisi has emerged as one of the city’s most active investment districts, with consistent infrastructure development and strong tenant demand. In Batumi, first-line coastal properties command premium prices and generate the highest short-term rental yields.

Developer track record matters because the certified market value of your property must remain above the residency threshold at each annual renewal. Properties built by established developers with a history of quality delivery hold their value better over time. Prime Groups has delivered four completed projects since 2018, with New Vision Plaza completing in May 2024 and Green Plaza maintaining strong resale values since its 2018 completion.

The appraisal process is straightforward. An accredited Georgian appraiser certifies the market value of your property. This value, not the original purchase price, determines your eligibility. In a market where Tbilisi prices grew 11.5% year-on-year in early 2025, properties purchased at or near the threshold are likely to appreciate above it over time.

Georgia vs. Other Residency Programs: A Direct Comparison

When you compare Georgia’s program to other popular residency-by-investment destinations, the value proposition becomes clear.

Dubai (UAE): The entry-level residency requires a minimum property investment of $204,000 for a two-year permit. The 10-year Golden Visa requires $545,000. Dubai offers 0% income tax and strong rental yields, but the program does not lead to citizenship.

Turkey: A $200,000 investment qualifies for a one-year renewable residency. A $400,000 investment leads directly to citizenship in six to eight months, with a three-year property hold requirement. Turkey’s high inflation and currency volatility add risk to the investment.

Portugal: Direct real estate investment no longer qualifies for Portugal’s Golden Visa. Investors must now commit €500,000 or more to qualifying funds. The program leads to EU citizenship after five years, which remains its primary appeal.

Greece: The most affordable EU Golden Visa, requiring €250,000 to €800,000 depending on the region. It grants Schengen access and a path to EU citizenship, but the investment threshold is significantly higher than Georgia’s.

Georgia’s $150,000 entry point, combined with its territorial tax system and 0% capital gains on long-term property holdings, makes it one of the most cost-effective residency programs available in 2026.

The Application Process: What to Expect

The process for obtaining Georgian residency through property is designed to be efficient. Processing time for a short-term residence permit is approximately 30 days, with expedited options available for a fee. The initial application must be submitted in person within Georgia, but subsequent renewals are managed remotely.

Key steps in the process:

• Purchase qualifying property with a market value of $150,000 or more, certified by an accredited Georgian appraiser
• Register the property with the National Agency of Public Registry
• Submit your residence permit application to the Civil Registry Agency in Georgia
• Include documentation for your spouse and minor children if applying as a family
• Renew annually by confirming continued ownership and property value

There are no minimum stay requirements. You do not need to live in Georgia to maintain your residence permit. This flexibility suits investors who want the benefits of Georgian residency without relocating full-time.

Who Is Buying Property in Georgia?

Georgia’s real estate market attracts a diverse international buyer base. In Tbilisi, foreign buyers contributed over $155 million to the market in 2024, with investors from Israel, Russia, and the Middle East leading the way. In Batumi, foreign buyers accounted for 52% of all apartment sales in 2025, with buyers from Israel, the EU, Ukraine, and Russia most prominent.

GCC investors are increasingly active in both cities. Georgia’s territorial tax system, which exempts most foreign-sourced income from taxation, is particularly attractive for investors from Gulf countries who are accustomed to low-tax environments. The combination of affordable entry prices, strong rental yields, and a straightforward residency program makes Georgia a natural fit for GCC portfolio diversification.

Start Your Georgian Property Investment

Georgia offers a rare combination: a low investment threshold, a genuinely favorable tax regime, a growing real estate market, and a residency program that includes your family with no stay requirements. The $150,000 entry point is accessible, and the 0% capital gains tax on long-term holdings means your exit is as tax-efficient as your entry.

Prime Groups has delivered multiple successful projects across Tbilisi and Batumi, with a track record that spans from Green Plaza in 2018 to the ongoing development of Dighomi View 2, Solana Grand Residences, and Reverence by Otium. Each project is designed to meet the needs of international investors seeking quality, location, and returns.

To learn more about which project fits your investment goals and residency requirements, contact our team today. Our advisors work with international buyers across the GCC, Europe, and Israel to match the right property to the right investment strategy.