Can you check who owns a property in Georgia online?
Yes. Georgia's Public Registry is open: the law says registered data is public and available to anyone for viewing, and that an extract is given to any person who pays the fee. For a buyer this is the single most useful check there is, because in any transaction an interested person's right to a property is established only by an extract from the Public Registry. You do not need the seller's permission, and you do not need to be in Georgia.
This guide explains how to order an extract online, what to look for in it beyond the owner's name, how to see whether someone has filed an application on the property, and which other public registers are worth checking before you pay.
How to order an extract online
Find the cadastral code
Ask the seller or the agent for it, or read it from an earlier extract or the developer's documents.
Open the registry's e-services
The National Agency of Public Registry links its extract service from napr.gov.ge to the government portal my.gov.ge.
Choose the speed and language
A standard extract online costs GEL 13 and is ready in one working day, or GEL 52 the same day; an English-language extract costs an extra GEL 26.
Pay and download
Pay by bank card and download the extract as a document issued by the agency.
At a Public Service Hall counter the same extract costs GEL 20 for one working day or GEL 75 the same day. An electronic document issued by the agency counts as an original.
To be added by the team: AVI Estates to confirm, with a test order, whether a foreigner without a Georgian personal number can order an extract online and pay with a foreign card, and to add screenshots of the steps.
What does the extract tell you?
An extract brings three registers together: rights to immovable property, public-law restrictions, and tax liens and mortgages, all valid at the moment the extract is prepared. Under the registry's instruction it shows:
- the cadastral code, the address and a description of the property;
- the owner: name, surname and personal number for a person, or name, legal form and identification number for a company;
- the registered rights and obligations, such as mortgages, leases and co-ownership shares;
- public-law restrictions and tax liens, with their dates, scope, basis and issuing body;
- whether the owner appears in the register of debtors.
An extract has no fixed expiry date, but it only describes the property at the moment it was prepared. Order a new one just before you sign. Our guide on reading an extract goes through each field.
Has anyone filed an application on the property?
Every application to the registry gets a registration number when it is filed, and its status can be followed online through the application search on my.gov.ge. Three rules matter to a buyer. An application is refused if an identical application on the same property is already being processed. A suspended registration normally stays suspended for 30 calendar days. And no extract may be prepared while the registered data is suspended. If the registry will not issue an extract, or the seller cannot explain an open application, stop and ask why before you pay.
The registry's map portals
The agency links a map portal from its home page, and in July 2025 it presented a national geoportal, NSDI.GOV.GE, with layers including orthophotos and land parcel boundaries. These maps are useful for seeing where a plot lies, its shape and its neighbours. We found no statement that they show owners' names; for ownership, the extract remains the document to rely on.
Other public registers worth checking
| Check | Where | What it shows |
|---|---|---|
| Tax liens and seizures | The property extract | Registered on the property itself |
| Register of debtors | Enforcement Bureau, nbe.gov.ge; also flagged on the extract | Whether the owner has unpaid enforced debts |
| Company seller | Registry of Entrepreneurs, via the registry's services | Who may sign for the company, and its status |
| Court hearings | The courts' website ecd.court.ge | Published hearing schedules |
An extract from the register of debtors costs GEL 10, and the request needs the person's exact name, personal or identification number and address, so ask the seller for those details. A seller who appears there may be unable to sell freely, and the property may already carry a seizure.
To be added by the team: the partner lawyer to confirm whether the courts' website can be searched by a party's name, and how a buyer best checks for pending court cases about a property.
Can an owner be alerted when someone files on their property?
We found no official service that alerts an owner by text message when an application is filed on their property. The only text message mentioned in the registry's online services that we found is the confirmation of an extract order. Until such a service is confirmed, the protection is to check the extract yourself, especially before paying and again just before signing, and to keep your contact details current with the registry and the bank.
What should make you stop?
- The owner on the extract is not the person selling, and there is no valid power of attorney.
- The extract shows a seizure, a tax lien or a mortgage that nobody has mentioned.
- The registry will not prepare an extract because the data is suspended.
- An application on the property is open and the seller cannot explain it.
- The owner is listed in the register of debtors.
Reading the owner line carefully
The owner line is the part of the extract buyers look at first, and it repays a slow reading. A person is identified by name, surname and personal number; compare all three with the seller's passport or ID card, not just the name. A company is identified by its name, legal form and identification number, and the person who may sign for it has to be confirmed separately in the Registry of Entrepreneurs, because the property extract does not show who represents the company. Where the extract lists several owners, each with a share, every one of them must sign or be represented. And where the owner is married, remember that property acquired during a marriage is joint property under the Civil Code unless a marriage contract says otherwise, even if only one spouse appears on the extract; ask about the spouse's consent.
Checking a flat that is still being built
For a flat in a building under construction, the extract shows the plot and the building being built rather than a finished unit, and buyers who have registered a preliminary ownership right appear on it. This is useful in two ways. It shows whether the developer actually owns or has rights to the plot, and whether the plot is mortgaged to a bank. And it can reveal whether a preliminary right to the unit you are being offered has already been registered for someone else. Ask the developer for the unit's planned number and compare it with what is registered, and register your own preliminary right as soon as your agreement allows.
When to check, and how often
- When you first get serious about a property: to confirm that the seller is the owner and to see any mortgage or restriction before you negotiate.
- Before you pay any deposit: nothing new should have appeared since your first check.
- On the day before signing: the version you rely on at the notary or the Public Service Hall.
- After registration: the extract in your name is the proof that the purchase is complete.
At GEL 13 an extract, all four checks together cost GEL 52, and each one can catch a problem the others would miss.
Seeing the documents behind a registration
The extract summarises the registered rights; the documents behind them can tell you more. The law provides that electronic copies of the documents submitted for a registration are posted on the registry's electronic portal and are available to anyone free of charge. For a resale flat this can include the contract by which the seller acquired it, which lets you check that the seller's own purchase was in order. For a foreign bank, lawyer or court, the registry also issues extracts in English for an extra GEL 26, which often saves a translation.
Frequently asked questions
Is property ownership in Georgia public?
Yes; registered data is public and anyone can obtain an extract for a fee.
How much does an online extract cost?
GEL 13 for one working day or GEL 52 the same day; an English-language version costs an extra GEL 26.
Do I need the cadastral code?
Yes, it is the reliable way to identify the property; ask the seller for it.
Can I search by the owner's name?
We found no official search by owner name; the extract is ordered for a property.
Does the extract show debts?
It shows tax liens, mortgages, seizures and whether the owner is in the register of debtors.
How long is an extract valid?
It has no expiry date, but it is only accurate for the moment it was made; order a new one before signing.
Can I see if someone filed an application?
Applications get a number and their status can be followed online; a suspended property cannot get an extract.
Will I get an alert if someone files on my flat?
We found no such official service; check your extract regularly.
Sources
- Law of Georgia on the Public Registry (Articles 6, 9, 10, 21, 23, 25), Legislative Herald of Georgia (accessed 18 October 2026)
- Instruction on the Public Registry, Minister of Justice Order No 487 (Articles 5, 6), Legislative Herald of Georgia (accessed 18 October 2026)
- Fees and terms: informational services, National Agency of Public Registry (accessed 18 October 2026)
- Extract from the Public Registry, National Agency of Public Registry (accessed 18 October 2026)
- Rules of the Registry of Debtors, Minister of Justice Order No 234, Legislative Herald of Georgia (accessed 18 October 2026)
- National geoportal NSDI.GOV.GE presented, National Agency of Public Registry, 22 July 2025 (accessed 18 October 2026)
Change log
- - Guide published from the Law on the Public Registry, the registry instruction, NAPR fee pages and the debtors register rules.