Georgia property residence permit: the USD 150,000 rule

Who qualifies

• You own immovable property in Georgia with a market value above USD 150,000, measured in GEL at the equivalent rate.
• The property is not agricultural land. Farmland does not count toward the threshold, whatever its value.
• A certified valuer working for a body accredited by the Georgian Accreditation Centre has assessed the market value. The price in your purchase contract is not enough by itself.

The permit also covers your spouse and children.

The 2026 threshold change

The same change applies to the D5 visa, the immigration visa for property owners. If you are buying now, a property valued at exactly USD 150,000 is not enough: the law says "more than".

Validity and renewal

The permit is issued for 1 year and can be extended a year at a time (Art. 16(1)(f), 16(3)). You do not need a new valuation at each extension while you own the same property. Unlike the work and family permits, the short-term permit is not subject to the 40-day rule, which asks most applicants to file at least 40 days before their lawful stay ends. Extensions can be filed no earlier than 90 days before expiry.

The permit ends when your ownership ends. The Public Registry tells the Public Service Development Agency (PSDA) within 2 weeks of the change, so a sale will be noticed (Art. 20¹(4), 21(1¹)).

The D5 visa

The D5 visa is the immigration visa for owners of property above USD 150,000 (Art. 7(3)(d)). The Ministry of Foreign Affairs decides D5 applications within 10 days, faster than the 30 days for other D visas. If you are already in Georgia lawfully, you can apply through a Public Service Hall (the state service centres where you file) or PSDA. A D5 visa can be extended inside Georgia.

You must be in Georgia lawfully when you apply for the permit, and a visa-free stay is one lawful basis. The permit cannot be issued to someone in Georgia on an ordinary C visa (Art. 14(1³)). See visa-free stay in Georgia.

Cost

Add the valuation, the Public Registry extract, translations and any apostilles. See what a Georgian residence permit costs.

Working on a property permit

The short-term permit gives no right to work. The Law on Labour Migration exempts investment permit holders from the work permit, but it does not exempt short-term permit holders. Our reading is that a property permit holder who takes a job or runs a business in Georgia needs the right to work, unless another exemption applies. See the Georgian work permit.

Property permit or investment permit

If your property is worth more than USD 300,000, compare this permit with the investment residence permit. It runs for 5 years instead of 1, lets you work without a work permit, and can become an unlimited permit after 5 years of owning the property. The short-term permit has no route of its own to permanent residence.

Neither permit makes you a tax resident. Tax residency depends on 183 days in Georgia in any continuous 12-month period. If you rent the property out, residential rent is taxed at 5% of gross income. See Georgian tax residency.