From November 1 to November 15, 2025, Georgia will hold its annual campaign for filing property tax returns for 2024. This tax applies to all individuals who own real estate, land, or vehicles registered in the country, and whose total family income for 2024 exceeded 40,000 lari.

Key dates:

• by November 1, 2025 — submission of the declaration;
• by November 15, 2025 — payment of the tax.

Property tax is one of the most common questions among foreigners and residents who own real estate in Georgia.

Who exactly needs to pay? How do you calculate the amount? And what should you do if you have several apartments or a car with temporary license plates?

In this article, we will explain in detail who is subject to this obligation, how to calculate the tax correctly, and what benefits are provided by law.

What is property tax in Georgia?

Property tax is an annual local tax provided for in Articles 202—206 of the Tax Code of Georgia. It is administered by the Revenue Service (RS.ge), and specific rates and calculation procedures are approved by municipalities.

The main purpose of the tax is to finance local budgets at the expense of property owners, in proportion to their income and the market value of their assets.

It is important to understand that property tax is not an income tax or a sales tax, but rather a fee for owning registered property.

What types of property are taxed

The tax base includes the following categories:

• real estate registered in the Public Register (residential and commercial premises, land plots, unfinished construction projects);
• vehicles registered in Georgia (including cars with temporary Georgian license plates);
• land plots — subject to declaration regardless of income level.

Where the tax is regulated

The tax on personal property is regulated by the following normative acts:

1. The Tax Code of Georgia — Chapters XX and XXI (Articles 202—206);
2. Decisions of municipal assemblies (sakrebulo) — establish specific rates within the limits specified by the code;
3. Tax Service guidelines for filing returns (updated annually on RS.ge).

Why does this tax apply even to those who do not live in Georgia?

Even if you are not a tax resident of Georgia but own registered real estate or a car here, you are subject to the tax. The tax liability arises from ownership, not from place of residence.

For example:

• if you have an apartment in Batumi purchased in 2022, property tax is subject to declaration;
• you have a car with temporary Georgian license plates—it is also included in the declaration;
• if you have only signed a preliminary contract with the developer, without registration in the registry — the tax is not yet levied.

Who is exempt from tax

Certain categories of property are exempt from tax, including:

• property leased from a Georgian resident;
• property in high‐altitude settlements (for 10 years from the date of status assignment);
• property located in the territories specified in the Law “On Occupied Territories” — temporarily, until the conflict is resolved.

The full list of exemptions is set out in Article 206 of the Georgian Tax Code, and we will discuss it in detail in a separate section.

Why it is important to file your tax return on time

Even if your tax liability is zero (for example, if your family income is less than 40,000 lari), filing a tax return is still mandatory in some cases.

Late filing may result in penalties:

• 5 % of the tax amount for delays of up to 2 months;
• 10 % for delays of more than 2 months;
• 0.05 % penalty for each day of delay in payment.

In addition, the tax authorities may charge tax at the maximum rate (1 %) if the return is not filed on time.

Property tax is not a complicated but formalized process, where it is important to take into account ownership, family income, and the date of property registration.

In the following sections, we will take a detailed look at who exactly should file a return, how to determine the income from home ownership, calculate the market value of the property, and avoid mistakes when filing through RS.ge.

Who must file a property tax return in Georgia

Basic rule

The obligation to file a property tax return arises for individuals who:

1. own taxable property in Georgia—real estate, land, or a vehicle;
2. and at the same time, the total income of their household for 2024 exceeded 40,000 lari.

If the family’s income is less than 40,000 lari, no declaration is required, but there are important exceptions, such as ownership of land plots. These are discussed below.

What is considered “taxable property”

The following are subject to taxation:

• Real estate registered in the Public Registry (including unfinished construction projects);
• Vehicles registered in Georgia, including those with temporary license plates;
• Land plots, regardless of income.

Even if you only owned the property for part of the year, the tax is calculated in proportion to the period of ownership.

Example: You bought an apartment in June 2024 — you file a tax return for the whole of 2024, but the tax will only be calculated for 6 months (June—December).

Who is exempt from filing a declaration

The following persons are not required to file a declaration:

• persons whose household income is ≤ 40,000 ₾ and who do not own land;
• citizens who do not own registered property (e.g., rented housing, preliminary contract only);
• tenants and lessees — if the property is not registered to them in the Public Register.

Exception: land

If you own land, you must file a declaration in any case, even if your total family income is less than 40,000 ₾. Land tax is a separate component of property tax, regulated by municipal rates and subject to filing by November 1, 2025, together with the general declaration.

What is “home ownership” and how to calculate total income

The concept of home ownership

According to paragraph 6 of Article 202 of the Tax Code of Georgia, home ownership refers to the owner of the property and members of their family who live with them and share the household.

A household includes:

• spouse;
• minor children, stepsons, stepdaughters;
• parents, grandparents;
• adult children, brothers, sisters, grandchildren — if they live together and run a joint household.

How is “total household income” determined?

Total income is all income received by the household during a calendar year (in our case, 2024), before taxes.

This includes:

• salary (gross amount before income tax deductions);
• income from entrepreneurial or other economic activities;
• profits from the sale of property, dividends, interest, grants, assistance, and other receipts;
• for individual entrepreneurs with small business status, 25 % of gross income is included in the calculation;
• for individual entrepreneurs without status, 100 % of income is included.

Участник	Доход в 2024 году	Статус	Учитывается в совокупном доходе
Father (small business owner)	60,000 ₾	Individual entrepreneur (1 % tax)	25 % × 60,000 = 15,000 ₾
Mother (employee)	25,000 ₾	Individual	25,000 ₾
Child	—	—	—
Total household income	40,000 ₾	—	40,000 ₾ → tax return is filed

Even if the family’s actual income is 85,000 ₾, only 40,000 ₾ is taken into account for property tax purposes, which reaches the threshold. Consequently, the family is required to file a tax return.

Participant	Income	Status	Taken into account
Ivan Petrov	32,000 ₾	Individual	32,000 ₾
Total			< 40,000 ₾ → no declaration is submitted

Participant	Income	Status	Taken into account
Father	70,000 ₾	Individual entrepreneur without status	70,000 ₾
Mother	40,000 ₾	Employee	40,000 ₾
Adult son	20,000 ₾	Works and lives separately	❌ not included
Total household income			110,000 ₾ → the 0.8—1 % rate applies

Income from foreign sources

For property tax purposes, all income received in 2024 is taken into account, including income from abroad, if the owner is not a Georgian citizen.

Exception: Income of Georgian citizens from foreign sources is not included in the calculation of total income.

Common mistake

Many taxpayers mistakenly believe that if spouses have separate sources of income, they can file separate tax returns.

This is incorrect: tax is calculated based on the total income of the household, not separately for each owner.

The main guideline is the household income. If it exceeds 40,000 ₾, a tax return is mandatory, even if the property is registered to one person.

The next step is to figure out what exactly is included in the income, what is excluded, and how this affects the tax rate.

What is included in property income for property tax purposes

General principle

For property tax purposes in Georgia, property income is defined as the total amount of income received by the owner and members of their family during the calendar year, before taxes (i.e., gross income).

This rule is established in paragraph 6 of Article 202 of the Tax Code of Georgia.

Thus, the tax authority assesses not your “net” income, but all accrued income — from work, investments, rent, or other sources.

Категория	Примеры	Особенности учёта
1. Income from economic activities	Profit from the sale of goods and services, rent, freelance work, consulting	Included in full, except for microbusiness income
2. Salary (gross)	Salary, bonuses, premiums, vacation pay, and sick pay	Accounted for on an accrual basis, not on an actual receipt basis
3. Income of an individual entrepreneur with small business status	Working with 1 % tax	Accounted for at 25 % of turnover
4. Income of individual entrepreneurs without status	General taxation system	In full
5. Income from the sale of property	Sale of an apartment, car, shares, cryptocurrency	If the property was held for less than 2 years, it is included in full.
6. Interest and dividends	Deposits, loans, shares	Included in full
7. Other income	Financial assistance, grants, rewards, gifts	If not covered by the exceptions in Article 202(7)

Source of income	Amount	Taken into account	Total
Salary	36 000 ₾	100 %	36,000 ₾
Income of individual entrepreneurs (small businesses)	60,000 ₾	25 %	15,000 ₾
Sale of a car (owned for 1 year)	20,000 ₾	100 %	20,000 ₾
Total household income			71,000 ₾

The threshold of 40,000 ₾ has been exceeded → declaration is mandatory.

Income not included in aggregate income

The list is exhaustive (clause 7 of Article 202 of the Tax Code of Georgia). If a type of income is not specified in this list, it is included in the calculation by default.

Категория	Примеры	Комментарий
1. Inheritance, gifts, property after divorce	Apartment, car, money transferred by family members	Not included if received from family members
2. Sale of housing owned for > 2 years	Sale of an apartment inherited from parents	Income is excluded from the calculation
3. Income from the initial sale of refugees’ and IDPs’ property	Sale of housing received from the state	Exempt under subparagraph (n) of paragraph 1 of Article 82 of the Tax Code
4. Income of microbusinesses and fixed tax payers	Individual entrepreneur without employees and with turnover ≤ 30,000 ₾	Completely excluded
5. Charitable income exempt from income tax	Assistance for treatment from a foundation or NGO	Exemption under subparagraphs b1) and b2) of paragraph 1 of Article 82 of the Tax Code
6. Profit earned by an employee from the use of the employer’s personal vehicle	Compensation for personal vehicles used for work purposes	Does not turn on
7. Income of Georgian citizens from foreign sources	Salary, freelance work, dividends from abroad	Completely excluded
8. Special types of state compensation	One‐time payments to displaced persons and refugees	Excluded by virtue of special laws

Examples

Example 1:
A Georgian citizen receives a salary from a foreign company (through Deel) and lives in Tbilisi.
→ Income from a foreign source is not included in the calculation of property tax.

Example 2:
A foreigner owns an apartment in Batumi and receives income from renting it out on Airbnb.
→ Rental income is included in total income, even if the tenants are foreigners.

Example 3:
An individual sold a house that they had owned for more than two years.
→ The income is not included, regardless of the amount.

Important clarifications

1. Pensions and social benefits are included in total income unless specified in the exceptions.
2. Gifts and grants from private individuals are taxable unless they qualify as gifts between family members.
3. Cryptocurrency is treated as property: income from its sale less than 2 years after purchase is included in total income.
4. If the property is sold in installments, the entire amount of the transaction is taken into account, not just the payments received.

Checklist

Before filing your return, make sure that you:

• Have taken into account all family income for 2024 (including salary, individual entrepreneur income, interest, dividends);
• Have excluded only those types of income that are directly listed in Article 202(7) of the Tax Code;
• Have recalculated the income of small individual entrepreneurs at a rate of 25 %;
• Include foreign income if you are not a citizen of Georgia.

When determining property tax, it is important not to understate your income — the tax authorities may request confirmation of the data. It is better to check the amounts in advance with RS.ge or an accountant, especially if your family has multiple sources of income.

How to determine the market value of property and calculate property tax

What is “market value”?

According to paragraph 3 of Article 202 of the Tax Code of Georgia, the market value of property is the amount at which an object can be sold on the open market between independent parties. Simply put, it is the actual price at which your house, apartment, or car could be purchased as of December 31 of the reporting year (in our case, December 31, 2024).

Important: This value is not taken from the registry or cadastre—it is determined by the owner, but the tax authority has the right to verify the adequacy of the specified amount and recalculate it if it is clearly understated.

How to determine market value

There are three legal ways:

1. Independent assessment. You refer to similar objects on the market. For example, on the websites myhome.ge, ss.ge, autopapa.ge. The main thing is to use average real prices, not advertisements with artificially inflated or understated amounts.
2. Independent appraisal. The most reliable option. Order a report from a licensed appraiser (the cost of the service ranges from 100 to 250 ₾). The report will indicate the date of the appraisal and the justified market value — the tax authorities usually accept such documents without dispute.
3. Public data benchmark. The tax authorities may use a database of transactions from the Public Register or data on similar properties in the region. If you have indicated an amount that differs by more than 30-40% from the average price, a review is likely.

Example

1. An apartment in Batumi, 50 m², sea view, renovated.
2. On the market (at the end of 2024), such apartments cost between 110,000 and 130,000 ₾.
3. You indicate 120,000 ₾ — the tax office accepts the valuation without question.
4. If you had indicated 60,000 ₾, they might have asked for an explanation.

How to determine the market value of a car

For cars, you can refer to:

• the average price on autopapa.ge and myauto.ge websites;
• an independent appraiser’s report (for expensive or rare models);
• reference catalogs (NADA, Kelley Blue Book — when importing from the US).

Important: the value is also indicated as of December 31, 2024, regardless of when the car was purchased.

How to calculate the tax amount

The tax rate depends on the total income of the household for the year and is set by the municipality (within the limits provided for by law).

Household income (₾)	Rate range	Determined by the municipality
from 40,000 to 100,000 ₾	0,05—0,2 %	Tbilisi — 0.1 %
from 100,000 ₾ and above	0,8—1 %	For example, Batumi — 0.9 %

Each municipality (sakrebulo) sets its own specific rate within this range. It can be checked on the website rs.ge in the section “მუნიციპალური გადასახადები” (Municipal Taxes).

Example 1. Family with an income of 60,000 ₾

Property: apartment in Tbilisi
Market value: 200,000 ₾
Family income: 60,000 ₾
Municipal rate: 0.1 %.

Calculation: 200,000 × 0.1% = 200 ₾ payable.

Example 2. Family with an income of 120,000 ₾

Property: house in Batumi
Market value: 300,000 ₾
Family income: 120,000 ₾
Municipal rate: 0.9 %.

Calculation: 300,000 × 0.9% = 2,700 ₾ payable.

Example 3. Two properties and proportional ownership

Apartment: 150,000 ₾ (owned for the whole year)
Car: 30,000 ₾ (purchased on July 1)
Rate: 0.1 %
Family income: 70,000 ₾.

Object	Cost	Period	Base	Tax
Apartment	150,000 ₾	12 mon.	150,000 ₾	150 ₾
Auto	30,000 ₾	6 mon.	15,000 ₾ (½ year)	15 ₾
Total tax:				165 ₾

How to account for the period of ownership

If you did not own the property for the entire year, the tax is calculated in proportion to the number of months of ownership.

Formula: Tax = (Market value × Rate) × (Months of ownership / 12).

Common mistakes

• They indicate the cadastral value instead of the market value (underestimated by 2—3 times).
• They do not include cars with temporary license plates.
• They indicate only personal income, without taking into account their spouse or parents.
• They calculate using the rate from another municipality.
• They forget to file a land tax return.

ESPERO recommendations

• Indicate a realistic market value (use advertisements at the end of the year as a reference).
• For expensive items (apartments over ₾250,000, cars over ₾50,000) — order an independent appraisal.
• Save screenshots and reports — they will be useful during verification.
• If you owned the property for part of the year, calculate the tax proportionally.
• Do not wait for a notification from the RS — you must submit the declaration yourself.

The main thing when calculating property tax is to correctly determine the market value and apply the current rate at the place of registration of the property. Errors in valuation or missed deadlines can result in the maximum rate being applied and penalties being imposed.

How to file a property tax return in Georgia via RS.ge

1. Prepare your data in advance

Before logging into your tax account, make sure you have the following information at hand:

List of property:

• address, area, and type of real estate (residential/commercial);
• registration number from the Public Register (if available);
• vehicle details (make, model, number, date of registration);
• information about land plots (cadastral number, area, land category).

Financial data:

• total household income for 2024;
• market value of each property as of December 31, 2024 (preferably with confirmation — screenshots, appraisal, report);
• tax rate for your municipality (can be checked at rs.ge → Munitsipalni gadakshadebi).

2. Logging into your RS.ge personal account

Go to the official website: https://rs.ge and log in using one of the following methods:

• ID card (electronic signature on a Georgian resident card);
• RS Token or Mobile ID;
• User ID / Password — for non‐residents who have a tax ID number.

After logging in, open the section: Declarations → Property Tax (Individual) or in Georgian: განაცხადები → ქონების გადასახადი (ფიზიკური პირი).

3. Create a new declaration

Click on the “Create new declaration” button.

In the form that opens, you need to fill in several tabs in sequence:

Tab 1. General information

• Specify the year: 2024.
• Select the municipality where the property is registered.
• Confirm your details as a taxpayer.

Tab 2. Real estate

Add each property:

• type (residential/commercial/other);
• address and registration number (if available);
• market value (in ₾);
• period of ownership (months in 2024).

If the real estate is jointly owned, indicate only your share of the value (e.g., 50 %).

Tab 3. Vehicles

Add vehicles registered in Georgia:

• make, model, license plate number;
• market value as of December 31, 2024;
• period of ownership (in months);
• type of registration (permanent or temporary license plate).

Be sure to include even those vehicles that are registered to you but are not actually in use.

Tab 4. Land plots

Specify:

• cadastral number;
• area (m² or hectares);
• category (agricultural, non‐agricultural);
• market value (based on average prices in your region);
• tax rate (determined by the municipality).

If the land does not generate income, the tax must still be declared.

Tab 5. Household income

Here you need to indicate the total family income for 2024 (including income from individual entrepreneurship, salaries, dividends, etc.).

The system will automatically determine which category the household falls into:

• 40,000—100,000 ₾ → rate 0.05—0.2 %
• more than 100,000 ₾ → rate 0.8–1 %

If the income is ≤ 40,000 ₾, RS may display a notification that no tax is payable.

4. Check the calculation and confirm the declaration

After filling in all sections, the system will show a preliminary tax calculation. Check:

• the tax amount for each object;
• the total amount payable;
• the recipient’s details (depending on the municipality).

If everything is correct, click “Submit” / “გაგზავნა”.

After submitting the declaration, you can download a PDF copy with a submission mark.

5. Pay the tax

After confirming the declaration, the “Pay tax” / “გადახდა” button will appear.

You can pay the tax:

• through the online banking system of any Georgian bank (TBC, BOG, Credo, etc.);
• at an RS cash desk or bank using the details provided in the tax return;
• using a QR code, if one has been automatically generated by the system.

Payment deadline: no later than November 15, 2025.

If you are filing a tax return for the first time

• A tax account is created automatically when you register for a tax ID number.
• If you do not have access, submit a request for restoration using the “Recover access” form on RS.ge or in person at your nearest Revenue Service office.
• Foreigners can log in through a representative by power of attorney.

Responsibility for late submission

Violation	Fine	Penalty
Delay of up to 2 months	5 % of the tax amount	0.05 % per day
Delay of more than 2 months	10 %	0.05 % per day
No declaration submitted at all	The tax is calculated at the maximum rate (1 %)

Tips from ESPERO

• Fill out your tax return no later than mid-October — the RS.ge website is often overloaded in November.
• Save your PDF tax return and payment order — these are documentary evidence of payment.
• If you own several properties in different municipalities, submit separate declarations.
• If you sell property during the year, don’t forget to indicate the period of ownership.
• Check that the income is indicated for the entire household, not just for one family member.

You can file your return via RS.ge in just 15—20 minutes if you prepare your data in advance. The main thing is not to put it off until the last day and not to underestimate the value of the property: the tax authorities check for compliance with market prices, especially in Batumi, Tbilisi, and Kutaisi.

Frequently asked questions and common mistakes when filing property tax returns

Do I have to pay tax if the apartment is still under construction?

If you have only signed a preliminary agreement with the developer and the property is not registered in the Public Register, you are not considered the owner — no tax is levied.

However, if construction has been completed and you have already registered the property (even without a certificate of occupancy), the tax is payable in full from the date of registration.

Is a declaration submitted for each family member?

No. One declaration is submitted for the entire household, i.e., for all family members living together and sharing a common household.

Any adult member of the family can file a tax return on behalf of the household, but they must include the income of everyone (spouse, parents, minor children, etc.).

If the family income is less than 40,000 ₾, is it not necessary to file a tax return?

That’s right, in most cases. However, there is one exception: if you own land, you must file a tax return in any case, even if you owe no tax.

This is a requirement of municipal regulations, as land tax is part of property tax.

The car was purchased in the middle of the year—how should the tax be calculated?

The tax is calculated in proportion to the number of months of ownership.

Example:

• The car was purchased on July 1, 2024.
• Market value: 30,000 ₾.
• Municipal rate — 0.1 %.

Formula: 30 000 × 0,1 % × (6 / 12) = 15 ₾.

Shared ownership apartment — how to divide the tax?

Each co‐owner pays in proportion to their share.

If two people each own 50 % of an apartment, then each person must declare half of the market value.

Example:

• Cost of an apartment: 200 000 ₾.
• Share: 50 %.
• Rate: 0.1 %.

→ 100 000 × 0.1 % = 100 ₾ payable.

How to account for income from renting an apartment?

Income from renting out real estate is included in the total income of the household in full, regardless of whether you received payment in cash, to your account, or through platforms (Airbnb, Booking, etc.).

Exception: If the lease is conducted as a sole proprietorship with small business status, only 25 % of the turnover is included in the calculation.

What about foreign income?

If you are a Georgian citizen, your foreign income is not included in the calculation of property tax.

If you are a foreigner, your foreign income is taken into account.

Example: A foreigner lives in Batumi, works remotely for a foreign company, and earns 50,000 ₾. → Income is included in the calculation → there is an obligation to file a tax return.

Is the tax rate different in Tbilisi and Batumi?

Yes. Each municipality sets its own rate within the limits established by the Tax Code:

Municipality	Income 40–100 thousand ₾	Income >100,000 ₾
Tbilisi	0.1 %	0.8 %
Batumi	0.15 %	0.9 %
Kutaisi	0.2 %	1 %

Current rates are published annually on the RS.ge website in the municipal taxes section.

What if the property is sold before the end of the year?

The tax is calculated in proportion to the period of ownership. If the property is sold in August, you only pay tax for 8 months.

Formula: (Cost × Rate) × (8 / 12).

What happens if you don’t file a tax return?

Fine: 5 % for delays of up to 2 months, 10 % for delays of more than 2 months.

Penalty: 0.05 % per day of the tax amount.

Additionally: the tax authority may charge tax at the maximum rate (1 %) and send a notice of debt.

Calculation examples

Example 1 — a family with an income of 70,000 ₾ and one apartment

• Apartment in Tbilisi — 200,000 ₾.
• Family income — 70,000 ₾.
• Municipal tax rate — 0.1%.

💰 Tax: 200,000 × 0.1% = 200 ₾.

Example 2 — income above 100,000 ₾, two properties

• Apartment (Batumi): 250,000 ₾.
• Car: 40,000 ₾.
• Family income: 150,000 ₾.
• Rate: 0.9%.

💰 Tax: (250,000 + 40,000) × 0.9% = 2,610 ₾

Example 3 — Partial year of ownership

• Apartment: 180,000 ₾, purchased in September.
• Income: 60,000 ₾.
• Rate: 0.1%.
• Ownership: 4 months.

💰 Tax: 180,000 × 0.1% × (4 / 12) = 60 ₾.

Checklist before filing your tax return

• Verify that you are the owner according to the Public Register.
• Collect data on all properties (including cars and land).
• Determine the market value as of December 31, 2024.
• Calculate the total family income for 2024.
• Check the municipal tax rate.
• Submit your tax return on RS.ge by November 1, 2025.
• Pay the tax by November 15, 2025.
• Save the PDF tax return and receipt.

Conclusion

Property tax in Georgia is not just a formality. It directly affects the taxpayer’s status and the ability to use property in transactions, banking operations, and when applying for a residence permit.

• Submit your return on time,
• indicate the actual value,
• and don’t forget to include the income of the entire family.

Then you will not have any issues with the tax authorities.