Georgia Real Estate: What Foreign Buyers Should Know First

This post is for international buyers evaluating Georgia (often Tbilisi or Batumi). The goal is to help you understand what to verify, which risks matter, and how to avoid assumptions that don't hold up on the ground.

Start with the legal boundaries (land matters)

In Georgia, the rules for land can differ by category. For example, agricultural land ownership has specific limitations and conditions for aliens/foreign-dominant entities, including rules around inheritance and investment-plan exceptions.

Source: Matsne.gov.ge — Organic Law of Georgia on Agricultural Land Ownership

How to evaluate an opportunity (practical checklist)

1. Asset type: apartment vs house vs land; new-build vs resale.
2. Title & registry: confirm ownership status and registration pathway before paying significant deposits.
3. Rental reality: validate demand drivers (tourism, universities, business districts) and assume seasonality.
4. Costs: include furnishing, maintenance, utilities, and management fees in your model.
5. Exit plan: plan for time-to-sell and liquidity differences versus more mature markets.

Tbilisi vs Batumi (how they differ)

• Tbilisi: more diversified demand (residential + business + education). Often better for year-round tenancy strategies.
• Batumi: more seasonal dynamics in many submarkets; hospitality-style management becomes more important.

FAQ

Can foreigners buy property in Georgia?

Foreign buyers do participate in the market, but rules differ by asset type (especially land). Always confirm the current legal position for your specific purchase with qualified local counsel.

What is the biggest mistake?

Assuming a single rule applies to all property types. Land and agricultural land can have different rules than standard residential apartments.

What's the safest approach?

Start with apartments in well-understood areas, do strict title due diligence, and underwrite rental demand conservatively.