Georgia Golden Visa - Guide to Residency by Investment in 2026

Georgia offers one of the most accessible residency-by-investment programs in Europe - and possibly the world.

With no minimum stay requirements for property-based permits, no language tests, and equal treatment for foreign and local buyers, the country has attracted a steady stream of investors, remote workers, and entrepreneurs looking to establish a legal foothold in the Caucasus.

As of March 1, 2026, the entry-level real estate threshold increased from $100,000 to $150,000 - the first change since 2019. The $300,000 investor route remains unchanged and continues to offer a direct path to a 5-year permit and eventually permanent residency. Georgia also introduced a new IT residence permit in September 2025, giving tech professionals a dedicated 3-year pathway.

This guide covers every route, the costs involved, the March 2026 rule changes, and how residency connects to Georgia's famously favorable tax system.

Quick Summary:

• $150,000+ in real estate = 1-year renewable residence permit (updated March 1, 2026)

• $300,000+ investment (real estate or business) = 5-year permit leading to permanent residency

• Family members (spouse + minor children) are included under the same investment

• No minimum physical presence required for property-based permits

• Path to permanent residency after 5-6 years, citizenship eligibility after 10 years

• New Special Labour Activity Permit rules from March 2026 - investor permit holders ($300K+) are exempt

• IT professionals can now get a dedicated 3-year residence permit

Investment Routes at a Glance

Route 1: Real Estate Investment - $150,000 (Short-Term Residence Permit)

This is the most popular entry point for foreign investors in Georgia. Buy non-agricultural property worth at least $150,000, and you receive a 1-year residence permit that's renewable annually for as long as you maintain the investment.

What Changed in March 2026

The minimum property threshold increased from $100,000 to $150,000 - a 50% jump that had been in place since 2019. If you already hold a residence permit under the old threshold, your property's current market value must meet the new requirement at renewal time.

The increase applies to total portfolio value, not individual purchases. You can combine multiple properties to reach $150,000 as long as each one is properly registered and appraised.

How It Works

You purchase non-agricultural real estate anywhere in Georgia - apartments, houses, commercial property, or non-agricultural land all qualify. An accredited appraiser then determines the market value (not your purchase price). If the appraised value meets or exceeds $150,000 equivalent in GEL, you're eligible.

The permit covers you, your spouse, and your minor children through family reunification under a single investment. There's no income requirement, no language test, and no minimum number of days you need to spend in the country.

Key Details

• Property types: apartments, houses, commercial property, non-agricultural land

• Valuation: must be performed by an appraiser accredited by Georgia's Unified National Accreditation Body

• Market value is what counts - not the price you paid

• Multiple properties can be combined to meet the threshold

• Permit revoked if property is sold or total value drops below $150,000

• First application must be made in person in Georgia; renewals can be done remotely via Power of Attorney

Important: Foreigners cannot purchase agricultural land in Georgia. This restriction only applies to agricultural plots - all other property types are fully accessible.

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Route 2: $300,000 Investment (Investor Residence Permit)

The $300,000 route is the premium option. It grants an immediate 5-year residence permit and opens a faster path to permanent residency. You have two ways to structure it: real estate or business investment.

Option A: Real Estate ($300,000+)

Purchase non-agricultural property worth $300,000 or more. You'll receive a 5-year temporary residence permit. If you still own the property after 5 years, you're granted permanent residency - no need to demonstrate income, business activity, or even physical presence.

This is the most hands-off path to permanent residency in Georgia.

Option B: Business Investment ($300,000+)

Register a Georgian LLC and invest $300,000 into it. The investment can take several forms - purchasing property through the company, issuing loans, placing funds in term deposits, or a combination. Understanding the available business structures helps you choose the right setup.

An audit report must confirm the investment exceeds $300,000. Once approved, you receive a 5-year residence permit. However, the business route comes with annual turnover requirements:

• Year 1: $50,000 minimum turnover

• Year 2: $100,000 minimum turnover

• Years 3-5: $120,000 minimum turnover per year

Failing to meet these milestones puts your permit at risk during renewal.

Both Options Include

• 5-year residence permit for the main applicant, spouse, and minor children

• Processing time of approximately 30-45 calendar days

• Path to permanent residency after 5 years

• No minimum physical presence requirement

• Exempt from the new Special Labour Activity Permit requirement (March 2026)

Route 3: IT Residence Permit (New - September 2025)

Georgia introduced a dedicated residence permit for IT professionals in September 2025 - a move aimed at formalizing the thousands of tech workers already operating in the country.

According to industry data, roughly 75% of the 30,000 employees in Georgia's IT sector are non-residents, and 84% of the country's 24,000 IT companies are linked to foreign capital. This permit gives them a proper legal framework.

Who Qualifies

• IT employees working under a local employment contract

• Individual entrepreneurs with small business status conducting IT activities

• Executives and authorized representatives of international IT companies operating in Georgia

Requirements

• At least 2 years of proven work experience in IT-related fields

• Annual income of at least $25,000 (must be received in at least two payments, 30+ days apart)

• Must physically reside in Georgia for at least 183 days per year

Permit Details

• Initially issued for 3 years

• Renewable in 3-year increments, up to 12 years total

• Family members (spouse and minor children) can apply after 6 months

• Permit revoked if you're absent from Georgia for 183+ days in any 12-month period (medical treatment abroad is an exception)

IT activities are classified under ISCO-08 code 25 and subcodes, plus NACE Rev.2 codes covering software development, IT consulting, data processing, computer games publishing, and related fields.

Best for: Software developers, IT consultants, remote tech workers, and managers of international IT companies who plan to live in Georgia long-term.

Path to Permanent Residency and Citizenship

Georgia's residency system follows a clear progression: temporary permit → permanent residency → citizenship (optional).

Permanent Residency

• Through the $300,000 route: After 5 years, if your investment is maintained, you're granted permanent residency directly.

• Through any other route: After 6 years of continuous residence, you can apply for a permanent residence permit. "Continuous" means you haven't been absent from Georgia for more than 90 days in the 5 years immediately preceding your application.

Permanent residency removes the need to maintain your original investment. Once granted, it's unconditional.

Citizenship

After 10 years of continuous residence in Georgia, you can apply for citizenship by naturalization. The requirements include:

• Georgian language proficiency (tested through an interview)

• Knowledge of Georgian history and culture

• Clean criminal record

• Renunciation of previous citizenship (Georgia generally does not allow dual citizenship, with narrow exceptions granted by presidential decree)

Important: Georgia does not offer direct citizenship by investment. You cannot buy a passport - you must actually live in the country for a decade. The 10-year clock starts from when you first receive your residence permit.

March 2026 Immigration Reforms - What Investors Should Know

Georgia overhauled its immigration system starting in late 2025, with major changes taking effect on March 1, 2026. The centerpiece is the Special Labour Activity Permit - a new requirement for most foreigners who work, freelance, or run businesses in Georgia.

Here's what matters for investors:

Who's Exempt

• Holders of investment residence permits ($300,000+) - fully exempt

• Holders of permanent residence permits - fully exempt

• Property owners who only receive rental income - exempt

• Diplomatic staff, refugees, asylum seekers - exempt

Who Needs the Permit

• Foreign employees of Georgian companies

• Freelancers and self-employed individuals

• Entrepreneurs (including Individual Entrepreneurs)

Key Deadlines

• March 1, 2026: New rules take effect

• May 1, 2026: Enforcement begins for self-employed foreigners already in Georgia

• January 1, 2027: Deadline for existing migrant workers to comply

• Penalties for non-compliance: 2,000 to 6,000 GEL

The permit application involves uploading documents (including a business plan for self-employed individuals), paying a fee of 200 GEL (standard, 30 days) or 400 GEL (expedited, 10 days), and completing a mandatory video interview with the Employment Agency.

Bottom line: If you invest $300,000+, you're exempt from this entire system. If you hold the $150,000 property permit and don't work in Georgia, you're also unaffected. But if you plan to freelance or run a business alongside your property investment, the new rules apply to you.

Tax Benefits of Georgian Residency

Georgia's residency-by-investment program becomes significantly more attractive when you factor in the tax system. Here's a brief overview - each topic has its own dedicated guide linked below.

0% Tax on Foreign-Source Income

Georgian tax residents pay nothing on income earned outside Georgia. Dividends from foreign companies, overseas rental income, international capital gains - all tax-free. This applies once you become a tax resident (183+ days in the country).

0% Tax on Cryptocurrency

Crypto gains are classified as foreign-source income under a 2019 Ministry of Finance ruling. Trading profits, staking rewards, mining income - all exempt for individual tax residents.

1% Small Business Tax

Individual Entrepreneurs with Small Business Status pay just 1% on gross turnover up to 500,000 GEL (~$185,000). Available to foreigners - no citizenship required.

0% Corporate Tax for IT Exporters

LLCs with Virtual Zone Status pay 0% corporate tax and 0% VAT on services delivered to foreign clients. Only 5% applies when dividends are distributed.

No Wealth, Inheritance, or Gift Tax

Georgia doesn't tax accumulated wealth, inherited assets, or family transfers. Your property investment passes to heirs without triggering additional property taxes.

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Property Investment and the HNWI Tax Program

If your Georgian real estate investment reaches $500,000, it can count toward the HNWI tax program - which grants tax residency without the 183-day presence requirement.

Costs Breakdown

What's NOT charged: No stamp duty, no property transfer tax, no VAT on resale properties between individuals, and no additional surcharges for foreign buyers.

Application Process - Step by Step

Step 1: Choose Your Route

Decide between the $150,000 property route (1-year renewable) or the $300,000 investment route (5-year permit). Your choice depends on budget, how quickly you want permanent residency, and whether you plan to run a business in Georgia.

Step 2: Purchase Property or Make Your Investment

• For real estate: complete the purchase and register ownership at the Public Service Hall. Registration takes 1-4 business days.

• For business investment: register a Georgian LLC, make the $300,000 investment, and obtain an audit report confirming the investment amount.

Step 3: Get an Accredited Appraisal

The property's market value must be assessed by an appraiser accredited by Georgia's Unified National Accreditation Body. This is mandatory - the permit is based on market value, not purchase price.

Step 4: Prepare Your Documents

• Valid passport

• Criminal record report from your home country

• Proof of investment (property registration extract from NAPR, or audit report for business investment)

• Accredited appraisal report

• Passport-sized photos

• Application form

All foreign documents need certified Georgian translation and apostille.

Step 5: Submit Your Application

Apply at any Public Service Hall in Georgia. For first-time property-based applications, you must be physically present. The $300,000 business route can be submitted in person or through a representative with Power of Attorney.

Step 6: Wait for Processing

Standard processing takes approximately 30 calendar days. You can leave Georgia after submitting and return when approved.

Step 7: Collect Your Residence Card

Within one month of receiving your residence permit, apply for a residence card at any Public Service Hall or territorial office. Failing to apply for the card within 6 months can result in permit termination.

Important Considerations

Legal Residency vs. Tax Residency

These are completely different statuses in Georgia. A residence permit gives you the right to live in the country. Tax residency determines your tax obligations. You can hold one without the other.

To become a tax resident, you need to either spend 183+ days per year in Georgia or qualify through the HNWI program. Simply holding a property-based residence permit does not make you a tax resident.

Home Country Obligations

Georgian residency doesn't cancel tax obligations elsewhere. US citizens owe tax on worldwide income regardless of where they live. Citizens of other countries should verify whether establishing Georgian residency requires formally exiting tax residency in their home country.

Georgia has double taxation treaties with 57+ countries that can prevent the same income from being taxed twice.

Due Diligence

Before purchasing property, verify ownership through the NAPR (National Agency of Public Registry), check for liens or encumbrances, confirm zoning matches your intended use, and assess the developer's financial standing for new builds. Working with a local lawyer for due diligence typically costs 500-2,000 GEL and is worth every lari.

Banking

Georgian banks offer multi-currency accounts (GEL, USD, EUR) and allow foreigners to open accounts without residency. Full repatriation of investment proceeds and rental income is permitted. Expect 5+ business days for corporate account KYC review.

Georgia vs. Other Golden Visa Programs

Georgia stands out for its combination of low entry cost, zero purchase tax, favorable ongoing taxation, and minimal presence requirements. The trade-off is a longer path to citizenship (10 years) and a passport with less global mobility than European or Caribbean alternatives.

FAQ

Is there a golden visa program in Georgia?

Georgia doesn't use the term "golden visa" officially, but the country offers residency-by-investment through two main routes: a $150,000 real estate purchase for a 1-year renewable permit, or a $300,000 investment (real estate or business) for a 5-year permit. Both are functionally equivalent to golden visa programs offered by other countries.

How much do I need to invest to get residency in Georgia?

The minimum is $150,000 in non-agricultural real estate for a 1-year renewable permit. For a 5-year permit with a direct path to permanent residency, the threshold is $300,000 in real estate or through a Georgian business. IT professionals can qualify without any investment if they meet income and experience requirements.

Can I buy property in Georgia remotely?

You can purchase property remotely using a Power of Attorney. However, the first residence permit application based on real estate must be submitted in person in Georgia. Renewals can be handled remotely. Many investors visit once to complete the purchase, submit their application, and handle banking - then manage everything else from abroad.

Does my family qualify under the same investment?

Yes. Your spouse and minor children can receive residence permits under the same property purchase or business investment. No additional investment is required for family members. For the IT residence permit, family members can apply 6 months after the main applicant receives their permit.

What happens if my property value drops below the threshold?

Your residence permit may be revoked at renewal time. Georgia bases eligibility on current market value, not your original purchase price. If the appraised value falls below $150,000 (or $300,000 for the investor route), you'll need to either purchase additional property to make up the difference or accept that your permit won't be renewed.

Can I work in Georgia with a property-based residence permit?

The property-based permit ($150,000) gives you the right to live in Georgia, but it doesn't automatically grant work authorization. Under the March 2026 reforms, you'll need a Special Labour Activity Permit if you plan to work, freelance, or run a business. The $300,000 investor permit exempts you from this requirement entirely.

Do I need to live in Georgia to keep my residence permit?

For the $150,000 and $300,000 property routes, there's no minimum stay requirement. You can hold the permit without spending a single day in the country. The IT residence permit is different - you must spend at least 183 days per year in Georgia or risk having it revoked.

What types of property qualify for residency in Georgia?

Apartments, houses, commercial property, and non-agricultural land all qualify. Agricultural land is the only category excluded - and foreigners are prohibited from purchasing it regardless. You can combine multiple properties to meet the investment threshold as long as each is properly registered and appraised.

Can I rent out my investment property?

Yes. There's no restriction on renting out property used for your residence permit. Rental income from residential property is taxed at a flat 5% for individuals. Many investors cover a significant portion of their holding costs through rental income - particularly in Tbilisi and Batumi where demand from expats and tourists is strong.

How does property investment connect to Georgian tax residency?

Owning property alone doesn't make you a tax resident. You need to either spend 183+ days per year in Georgia or qualify through the High Net Worth Individual (HNWI) program. However, if your Georgian real estate is worth $500,000+, it counts toward the HNWI program's local asset requirement - potentially giving you tax residency without physical presence.

What is the difference between the $150,000 and $300,000 investment routes?

The $150,000 route gives you a 1-year permit that must be renewed annually. You'll need 6 years of continuous residence to qualify for permanent residency. The $300,000 route gives you a 5-year permit and a faster path - permanent residency is granted after 5 years if the investment is maintained. The $300,000 route also exempts you from the new work permit requirements.

Can I get Georgian citizenship through investment?

Not directly. Georgia has no citizenship-by-investment program. You must reside in the country continuously for 10 years, pass a Georgian language test, and demonstrate knowledge of Georgian history and culture. The process starts with a residence permit, progresses to permanent residency, and eventually allows a citizenship application. Dual citizenship is generally not recognized - most applicants must renounce their previous nationality.

Is Georgia a good place to invest in real estate in 2026?

Georgia offers a compelling combination: no purchase tax, annual property taxes between 0-1%, zero capital gains after holding for 2 years, and a growing rental market in Tbilisi and Batumi. Property prices remain well below Western European levels. The addition of residency rights makes the investment serve double duty. That said, standard due diligence applies - work with a local lawyer, verify ownership through NAPR, and get an independent appraisal before committing.

Could Georgia's residency-by-investment rules change?

Yes, and they already have. The property threshold increased from $100,000 to $150,000 effective March 2026 - the first change in seven years. Georgia has also introduced new work permit requirements and an IT residence category. The direction of change suggests Georgia is tightening and formalizing its immigration system rather than closing it. However, no investment migration program anywhere is guaranteed to remain static. Existing permit holders are generally grandfathered under current rules, but renewal conditions may change.

Wrapping Up

Georgia offers one of the most straightforward residency-by-investment options available in 2026. The $150,000 real estate route provides an easy entry point with minimal bureaucracy, while the $300,000 investor route delivers a faster path to permanent residency with added benefits like work permit exemptions. IT professionals now have their own dedicated pathway too.

The March 2026 changes - higher property thresholds and new work permit requirements - signal that Georgia is maturing its immigration system. For investors, the fundamentals remain strong: no purchase tax, minimal annual obligations, favorable tax treatment, and a clear legal framework.

Work with a local lawyer for property due diligence and a tax advisor if you're planning to use Georgian residency as part of a broader tax strategy. The registration process is fast, but getting the structure right from the start saves headaches down the road.