Two points derail most applications: the threshold changed in March 2026, and the value is not set by the Public Registry.
The threshold changed on 1 March 2026
The property value requirement rose from USD 100,000 to USD 150,000. The earlier figure had applied since July 2019.
The higher requirement applies to transactions concluded on or after 1 March 2026. The law is not retroactive.
If you already hold a permit under the old threshold, the property's value is not reassessed at renewal for as long as you retain ownership of the same property. No revaluation is required and nothing needs to change.
If the purchase is still ahead of you, plan against 150,000.
A certified assessor sets the value
What counts for the permit is the market value established by a certified assessor from a body accredited by the Georgian national accreditation authority.
Not the Public Registry, and not a cadastral certificate. The registry records title; it does not determine value for residence permit purposes.
The price you actually paid carries no legal weight for the application. An apartment bought for USD 160,000 may be valued at 140,000, in which case no grounds for the permit arise regardless of what was spent. The reverse happens too.
Hence the correct sequence: valuation first, purchase decision second, if the residence permit is part of the goal. It is the one step that costs little and eliminates the most expensive mistake available.
Key conditions
The grounds hold only while you own the property. Sell it and the right to renew disappears: the current permit runs to the end of its term and simply is not renewed, unless another lawful basis exists by then.
The property may be residential or commercial. The exception is agricultural land, which does not count for this ground. The assessed value is what matters.
A residence permit grants the right to live in Georgia. Employment of foreign nationals is regulated separately by the Law on Labour Migration, so before starting work it is worth checking whether you need a work permit in your case.
Documents required
- the application form
- a copy of the passport
- a document confirming lawful stay in Georgia
- a document evidencing title to the property
- a report on market value by a certified assessor of an accredited body
- a colour 3×4 photo in electronic form
- proof of fee payment
The application is filed with the Public Service Development Agency (SDA) through a Public Service Hall. The state fee is GEL 300 for review within 30 calendar days, GEL 450 within 20 days and GEL 600 within 10 days.
Once approved, a separate obligation follows: registering your residential address within one month.
Residence permits for the owner's family
Under SDA requirements, the spouse and children of the property owner can also obtain a short-term residence permit on this ground. A separate document package with proof of kinship is filed for them.
If the property is worth more than USD 300,000, consider the investor residence permit: after five years it allows you to apply for a residence permit for indefinite stay.
What we do
We check the property against the threshold before the deal, arrange the valuation with an accredited assessor, run the legal due diligence on the property, and prepare and file the residence permit application.
FAQ
What threshold applies now?
USD 150,000 since 1 March 2026. Before that date the threshold was USD 100,000, in force since July 2019.
I hold a permit under the old threshold, will it be revoked?
No. The law is not retroactive. Where the permit was obtained under the USD 100,000 threshold and you retain ownership of the same property, the value is not reassessed at renewal.
Does the purchase price or the valuation count?
The valuation. Market value is established by a certified assessor from an accredited body, not by the Public Registry and not by the sale agreement. The two figures can differ noticeably.
Can I combine several properties to reach the threshold?
Sources differ on this point. If that is your scenario, confirm the agency's position before the deal and get it in writing, rather than relying on general practice.
Do I have to live in Georgia to renew?
No. There is no minimum presence requirement for this basis.
What happens to the permit if I sell?
The current permit stays valid to the end of its term but will not be renewed on this basis. Another lawful ground would be needed.
Does the permit carry the right to work?
A residence permit grants the right to live in Georgia. The right to work is regulated separately by the Law on Labour Migration: besides a residence permit, a labour immigrant needs an employment agreement and the right to work. The procedure is described on our work permit page.
Does a commercial property qualify?
Yes. There is no restriction on property type; the assessed value is what matters.
How much does a property-based permit cost and how long does it take?
The Public Service Development Agency charges GEL 300 for review within 30 calendar days, GEL 450 within 20 days and GEL 600 within 10 days. The application is filed no later than 40 calendar days before your lawful stay in Georgia expires.
Can my spouse and children get a permit together with me?
Yes. Under SDA requirements, the spouse and children of the owner can also obtain a short-term residence permit on the property ownership ground. Separate documents are filed for them, including proof of kinship.
Does agricultural land qualify?
No. The short-term residence permit counts property in Georgia except agricultural land. Residential and commercial properties qualify if their market value, as assessed by an accredited assessor, exceeds USD 150,000.