From March 1, 2026, the real estate threshold for obtaining a residence permit in Georgia will increase

From March 1, 2026, the minimum property value required to apply for a short-term residence permit in Georgia will change.

Instead of the previous threshold of USD 100,000 for the initial application, a property worth at least USD 150,000 will now be required.

The upcoming changes were announced in June 2025 by Mamuka Mdinaradze, leader of the ruling Georgian Dream party and current head of the State Security Service, during a special briefing on migration issues.

Statistics on residence permits based on real estate

According to official data:

• over the past 6 years, approximately 16,000 people have obtained residence permits on this basis;
• currently, approximately 3,600 foreign citizens retain this status.

The previous increase in the threshold took place in 2019, when the amount was increased from USD 35,000 to USD 100,000.

Important: the law does not apply retroactively

For those who have already obtained a residence permit based on real estate worth USD 100,000 or more, the previous rules apply.

If the residence permit was issued when the threshold was USD 100,000:

• the value of the real estate is not revised upon renewal;
• a new appraisal of the property is not required;
• the rule remains in effect after March 1, 2026.

However, there are some nuances.

If the owner:

• sold the property and purchased a new one after March 1, 2026,
• or did not manage to renew the residence permit and is reapplying,

— then the new threshold of USD 150,000 applies.

Scenarios after March 1, 2026

1. Initial application for a residence permit based on real estate

If you are applying for the first time after March 1, 2026:

• You must provide a report from a licensed appraiser confirming the market value of the property is over USD 150,000.
• The residence permit is issued for a period of 1 year.
• The following persons are eligible for a residence permit for the purpose of family reunification:
  • spouse,
  • children of any age.

2. Renewal of a residence permit obtained with a threshold of USD 100,000+

If you have previously obtained a short-term residence permit for real estate worth USD 100,000+ and:

• you have not sold the property,
• you continue to own the same real estate,

then:

• No revaluation of the real estate is required.
• No new appraiser’s report is required.
• The residence permit is extended for 1 year.
• Reunification with your spouse and children of any age is maintained.

This rule applies to each subsequent extension — the second, third, and so on — both before March 1, 2026, and after that date.

Conclusion

From March 1, 2026, the conditions for obtaining a residence permit for the first time based on real estate will become more stringent—the minimum threshold will increase to USD 150,000.

At the same time:

• residence permits already issued under the old threshold are protected by the principle of non‐retroactivity of the law;
• the key factor is the retention of ownership of the original property.

Those who are planning to purchase real estate to obtain a residence permit should take the new requirements into account when calculating their budget and deadlines for submitting documents.