What is included
- A first check that your property and your situation fit the property-based route: market value, land category, registration in your name, and your legal stay at the date of filing.
- The valuation by an accredited appraiser, arranged and followed until the report is issued; the appraiser's fee is yours and paid to the appraiser.
- The file assembled in the order the Public Service Hall expects: passport, registry extract, valuation report, photographs, proof of legal stay and the family documents.
- Legalisation and certified translation of documents issued abroad, coordinated with you before you travel or through a consulate.
- Submission at the Public Service Hall in person with you, or by a representative under a power of attorney.
- Tracking of the application to the decision and the issue of the residence card, with every step reported to you in writing.
- Each year's renewal, filed while the current card is still valid, backed by new proof that you still own the property; the law asks for no new valuation while you keep the same property.
Who this service is for
Owners of non-agricultural property in Georgia worth more than the threshold who want a legal base in the country for themselves and their family: buyers who purchased with us, buyers who purchased elsewhere, and holders of an existing permit who need the yearly renewal handled properly. Since 1 March 2026 the threshold is more than $150,000, valued by an accredited appraiser; before that date it was $100,000, and holders who qualified under the old rule can renew while they keep the property that qualified them. The rules themselves, what the permit gives and does not give, and how it compares with the other routes are explained in the Residency section; this page describes how we handle the application.
Timeline
Eligibility check
We look at the registry extract, the land category, the likely value against the threshold, your passport and your current legal stay, and tell you in writing whether the route works for you and what could stop it.
Valuation
An accredited appraiser inspects the property and issues a report. If the market value in the report is below $150,000, the application will fail even if you paid more, and we tell you that before filing.
Documents from abroad
Family certificates and any other foreign documents are legalised with an apostille or through a consulate, then translated into Georgian by a certified translator.
Filing
The application is submitted at the Public Service Hall, with you or by your representative, and the state fee for the chosen processing speed is paid.
Decision and card
We follow the application to the decision, answer any request for additional documents, and arrange collection of the residence card.
Renewal
Before the permit expires, we confirm that the property is still registered to you and file the renewal.
To be added by the team: the official processing times and state fees by speed, the exact document list and the renewal window, each with its source on the Public Service Hall or the Legislative Herald of Georgia, confirmed by the partner lawyer. Until then this page describes the sequence without durations or amounts.
The eligibility check, in detail
| Ownership | The property must be registered in your name in the Public Registry. A preliminary contract or a paid deposit is not ownership, and an application filed with a contract instead of an extract is refused. |
|---|---|
| Value | Non-agricultural property worth more than $150,000, as confirmed by an accredited appraiser; the purchase price is not the test. Adding several properties together is not confirmed, so we plan around one property above the line. |
| Land category | Land registered in the agricultural category is left out of the total, even when a house stands on it. |
| Legal stay | You must be in Georgia lawfully on the day of filing: within your visa-free period or on a valid visa. Filing after it has lapsed creates a problem no property solves. |
| Family | Your spouse and children can join on the strength of the same property, once their civil documents are legalised and translated. |
| Ownership structure | Property held jointly, through a company or recently transferred raises questions that the partner lawyer answers before filing rather than after a refusal. |
Threshold and conditions: IMI Daily and EIG Law, checked 10 October 2026; official text to be cited after lawyer review.
The valuation and why it decides the application
The single most common reason a property-based application fails is a valuation below the threshold, and it surprises buyers who paid more than the threshold for their apartment. The appraiser assesses market value, not the price in your contract. A new apartment bought at a premium in a tower with many similar units, or bought in instalments with the instalment premium built into the price, can be valued lower than what was paid. An apartment in a white frame is valued as a white frame. A buyer near the line should therefore have an indicative valuation before signing the purchase, not after, and our eligibility check says when that is advisable. The valuation is commissioned in your name and addressed to you, the appraiser is paid by you at their own fee, and the report is yours whatever it says. If it comes in below the threshold, we tell you the options: adding a second property, waiting, or using a different route described in the Residency section.
Including your family
One property can carry the whole family's application, which is one of the main reasons families choose this route. Their inclusion depends on documents that prove the relationship, issued in your country and accepted in Georgia: marriage certificates, birth certificates, and for some families documents about custody or adoption. Each must be legalised, by apostille if your country is party to the Hague Convention or through a Georgian consulate if not, and translated into Georgian by a certified translator. Names must match letter for letter across passports, certificates and translations, which is a frequent problem for families whose names are transliterated differently in different documents; we check every spelling before anything is translated. The country guides in By country say which legalisation route applies to you.
What we need from you
- The registry extract showing the property in your name, or the purchase in progress so that the timing can be planned.
- Your passport, valid for the permit's term, and those of the family members who will apply.
- Family certificates, legalised in your country and ready for translation; we tell you exactly which and how before you travel.
- Your travel dates, so that the filing happens while your stay is legal.
- A power of attorney, if you want a representative to file or collect on your behalf.
- For renewals, notice of any change in the property or its ownership since the last application.
Price basis
We quote this service in writing, following the basis set out on the prices and fees page; normally there is a fixed fee for the first application and a separate fee for each renewal. You also pay third-party costs, which the quote shows as estimates: the appraiser's fee, the state fee at the Public Service Hall for the processing speed you choose, legalisation in your country, certified translation, and a notary if a power of attorney is drawn up in Georgia. The Remote package on the packages page includes the first application.
To be added by the team: the fixed fee for the first application and for renewals, awaiting the owner's figures before it is added to the standard quote.
When an application is refused, and how we avoid it
Most refusals we hear about come from five causes, and the service is built to catch each one before filing. A valuation below the threshold: caught by the eligibility check and, where the value is close, by an indicative valuation before purchase. Agricultural land: caught by reading the extract's land category. Ownership not yet registered: caught by insisting on the extract before filing. A lapsed legal stay: caught by planning the filing date around your entry date. Documents that do not match: caught by checking every name and date across passports, certificates and translations. If a refusal still happens, you receive the reasons in writing with the partner lawyer's view on whether a new application or an appeal makes sense; we do not file again on the same file without a change that answers the reason. This page carries a review notice until the partner lawyer has confirmed its wording.
Keeping the permit
A property-based permit exists because of the ownership, so the ownership has to continue. Selling the property, giving it to a relative or transferring it to a company can end the permit; a fall in market value does not by itself end it, because the law exempts an owner who keeps the same property from a new valuation at renewal. Before you change anything about the property, tell us: the change may be fine, may need to wait for a renewal date, or may need another ground for staying, and the time to find out is before the change. If you plan to sell, the resale service starts with exactly this question. Holders who qualified under the $100,000 rule should be especially careful, because if something changes, a fresh application may be judged against today's threshold.
Frequently asked questions
Can you get me a residence permit?
No one can promise one. The permit is decided by the state on the file submitted. What we do is check that you qualify, build a complete and consistent file, file it on time and follow it to the decision, which removes the avoidable reasons for refusal.
My apartment cost more than $150,000. Am I safe?
Not necessarily. The test is the market value in an accredited appraiser's report, not the contract price. If you are close to the line, an indicative valuation before filing is the way to find out.
Can I apply without being in Georgia?
A representative can file and collect under a power of attorney, but you must be in Georgia lawfully at the date of filing, and some steps may require your presence. We plan the filing around your stay.
Can my family apply with me?
Yes. The law extends this ground to the owner's spouse and children, provided their certificates are legalised and translated. We check every spelling across the documents before translation.
Do you handle renewals for permits obtained elsewhere?
Yes. We check that the property is still registered to you, which is what the renewal rests on, and file it before the permit expires; no new valuation is needed while you keep the same property.
Does this permit let me work in Georgia?
No, not by itself. The permit is about where you live; paid work is a separate permission that most foreigners have needed since 1 March 2026, and the list of exemptions was still being settled when we last checked. The Residency section explains the difference.
Change log
- - Service page created; being reviewed by the partner lawyer; price basis to be supplied by the owner.