A Georgian residence permit through property purchase is the most popular legalization route for investors, relocators and retirees: you buy a property (or several) with an official value from USD 150,000, register ownership and file at the House of Justice. There are no language exams and no minimum-stay requirements. One important recent change: on March 1, 2026 the threshold rose from USD 100,000 to USD 150,000 — the third increase in the program's history. This guide covers both routes (property-based and investor), the exact requirements, documents, timelines, what the permit gives you, the risks, and answers to common questions.
Two routes: the property permit and the investor permit
| Parameter | Short-term (property) permit | Investment residence permit |
|---|---|---|
| Threshold | property from USD 150,000 | investment from USD 300,000 |
| First term | up to 1 year | 5 years |
| Renewal | annually, while you own the property | permanent residence path after 5 years |
| Family | spouse and children under the same investment | spouse and children |
| Best for | buying a home or a rental apartment | larger investors targeting permanent residence |
The short-term (property) permit is the workhorse of the program: buy real estate officially valued at USD 150,000 or more and you have grounds for a residence permit of up to one year, renewable annually for as long as you keep the property.
The investment residence permit is a separate status for investments from USD 300,000 (real estate counts): it is issued for 5 years straight away and opens the road to permanent residence. If your budget sits between 150 and 300 thousand, start with the property permit — you can upgrade later by adding assets.
How the USD 150,000 threshold is calculated
- The threshold is based on the official valuation by an accredited appraiser, not the contract price. If you bought at a discount, the appraisal may come in below the deal price — build in a margin.
- Properties are combined: several apartments or commercial units can add up to the threshold, as long as all are registered in your name.
- Residential and commercial real estate qualifies; an off-plan unit does not count until ownership is registered.
- Grandfathering: those who bought and obtained a permit under the USD 100,000 threshold (before March 1, 2026) keep renewing under the old rules while they retain ownership.
Why people choose this route
- The money does not burn: unlike fees or golden-visa donations, the full amount becomes an asset you can rent out (6–10% per year in USD over the long run is realistic for Tbilisi and Batumi) or resell.
- Fast and simple: the purchase registers in one day, and the permit application is processed within 10–30 days.
- No exams or quotas: no language test, no multi-year source-of-funds archaeology, no minimum days of stay.
- Family included: the spouse and minor children receive permits based on the same investment.
Residence permit for pensioners
A separate scenario exists for financially independent retirees. The basis is not the size of the investment but proof of stable income or savings sufficient to live in Georgia without employment (pension, dividends, rental income). In practice pensioners often combine the two: buy an apartment (a home plus an asset) and show regular income — a profile the migration agency treats noticeably better. Add the climate, low cost of living and visa-free regimes, and Georgia ranks among the popular retirement-relocation destinations.
Documents and the step-by-step process
What you will need
- Passport (with notarized translations).
- An extract from the public registry confirming ownership.
- An accredited appraiser's report confirming market value of USD 150,000+.
- Photo, application, fee payment.
- For family members — apostilled and translated marriage/birth certificates.
Steps
- Choose the property. Make sure the realistic appraised value clears the threshold with a 5–10% margin.
- Due diligence. Verify the seller's title and the absence of encumbrances, liens and debts.
- Deal and registration. The sale-purchase agreement registers at the House of Justice — normally within 1 business day.
- Valuation. An accredited appraiser prepares the report for the migration service.
- File for the permit. Documents go to the Public Service Development Agency (via the House of Justice). Standard processing is 30 days; faster options cost a higher fee (roughly 200–400 GEL in total).
- Receive the card. After approval you collect the residence permit card.
What the permit gives you — and what it does not
It gives: legal residence without visa runs, easier account opening with Georgian banks, the right to do business and work, and grounds to extend the status to your family. After years of continuous residence you can apply for permanent residency (the investor route shortens that path).
It does not automatically give: citizenship or tax residency. You become a Georgian tax resident by spending 183+ days in any 12 months — which unlocks the local tax regimes (see our overview of Georgia's tax system).
Risks and what to check before buying
- The status is tied to ownership: sell the property and you lose the basis for renewal.
- Appraisal below the threshold: the main technical risk; solve it by choosing a property with a value margin and ordering a preliminary appraisal before the deal.
- Legal cleanliness: encumbrances, disputes, unauthorized construction — a mandatory check before purchase.
- Liquidity and rental demand: if the property must also earn, pick locations with real tenant demand rather than paper yields — we break down such cases in our catalog of vetted properties.
- Rules change: the threshold has been raised three times already. If you plan a purchase for residency purposes, waiting is expensive — every increase cuts off yesterday's budgets.
How Angels Investment helps
We run the whole route end-to-end: property selection that clears the residency threshold (with an appraisal margin), legal due diligence and deal support, accredited valuation, and preparation and filing of the permit application for you and your family. If you want the status and returns, we will match you with a property that works as an investment: see the selection of properties from USD 84,000 and the route breakdown with a calculator.
Read also:
FAQ
What is the minimum amount for a property-based permit?
From March 1, 2026 — property officially valued from USD 150,000 (previously USD 100,000). Several properties can be combined.
I bought before the threshold increase — what happens to my permit?
Holders who qualified under the USD 100,000 threshold keep renewing under the old rules while they retain ownership.
How does the investor permit differ from the property permit?
Property permit: from USD 150,000, up to one year, renewed annually. Investor permit: from USD 300,000, five years upfront with a path to permanent residence.
Will the permit remain if I sell the property?
No. The property-based permit rests on ownership — selling removes the basis for renewal.
Will my family receive permits too?
Yes, the spouse and minor children receive permits based on the same investment.
Does this route work for pensioners?
Yes, pensioners often combine a property purchase with proof of stable income — the most reliable combined scenario.
Can I rent out the purchased property?
Yes, the status does not restrict it: many owners earn 6–10% per year in USD, especially in tourist locations.