{"id":19139,"date":"2026-09-26T11:42:13","date_gmt":"2026-09-26T08:42:13","guid":{"rendered":"https:\/\/residence-estate.ge\/?p=19139"},"modified":"2026-09-26T11:42:16","modified_gmt":"2026-09-26T08:42:16","slug":"how-to-change-the-land-classification-in-georgia","status":"publish","type":"post","link":"https:\/\/residence-estate.ge\/cs\/all\/how-to-change-the-land-classification-in-georgia\/","title":{"rendered":"Jak zm\u011bnit \u00fa\u010del vyu\u017eit\u00ed pozemku v Gruzii"},"content":{"rendered":"<p>Na\u0161li jste pozemek s zem\u011bd\u011blsk\u00fdm statusem za atraktivn\u00ed cenu a chcete zjistit, zda je mo\u017en\u00e9 jej vyu\u017e\u00edt k v\u00fdstavb\u011b domu, vily nebo komer\u010dn\u00edho objektu. Prodejce v\u00e1s uji\u0161\u0165uje, \u017ee \u201ezm\u011bna statusu je snadn\u00e1\u201c. Toto tvrzen\u00ed je t\u0159eba ov\u011b\u0159it, a ne ho br\u00e1t za bernou minci.<\/p>\n\n\n\n<p>Gruz\u00ednsk\u00e1 legislativa skute\u010dn\u011b stanov\u00ed postup pro zm\u011bnu \u00fa\u010delu vyu\u017eit\u00ed pozemku \u2013 z zem\u011bd\u011blsk\u00e9ho na nezem\u011bd\u011blsk\u00fd. Tento postup je upraven <a href=\"https:\/\/matsne.gov.ge\/en\/document\/view\/4596113\" rel=\"nofollow noopener\" target=\"_blank\">Z\u00e1kon Gruzie \u201eO ur\u010den\u00ed \u00fa\u010delu vyu\u017eit\u00ed p\u016fdy a udr\u017eiteln\u00e9m hospoda\u0159en\u00ed se zem\u011bd\u011blskou p\u016fdou\u201c<\/a> \u0438 <a href=\"https:\/\/www.matsne.gov.ge\/en\/document\/view\/4912808\" rel=\"nofollow noopener\" target=\"_blank\">Na\u0159\u00edzen\u00edm gruz\u00ednsk\u00e9 vl\u00e1dy \u010d. 396 ze dne 1. \u010dervence 2020<\/a>. Tento postup v\u0161ak nen\u00ed automatickou z\u00e1rukou: v\u00fdsledek z\u00e1vis\u00ed na konkr\u00e9tn\u00edm pozemku, jeho um\u00edst\u011bn\u00ed, pl\u00e1novan\u00e9m vyu\u017eit\u00ed a dokumentaci.<\/p>\n\n\n\n<p><strong>Zm\u011bnu \u00fa\u010delu vyu\u017eit\u00ed nelze zam\u011b\u0148ovat s stavebn\u00edm povolen\u00edm.<\/strong> Jedn\u00e1 se o dva odli\u0161n\u00e9 spr\u00e1vn\u00ed postupy. Pozemek s nezem\u011bd\u011blsk\u00fdm statusem se nest\u00e1v\u00e1 automaticky vhodn\u00fdm pro v\u00fdstavbu jak\u00e9hokoli objektu \u2013 k tomu bude nav\u00edc nutn\u00e9 zjistit funk\u010dn\u00ed z\u00f3nu a parametry p\u0159\u00edpustn\u00e9 z\u00e1stavby.<\/p>\n\n\n\n<p>Tento \u010dl\u00e1nek obsahuje praktick\u00fd n\u00e1vod od ov\u011b\u0159en\u00ed p\u016fvodn\u00edho stavu a\u017e po z\u00edsk\u00e1n\u00ed aktualizovan\u00e9ho v\u00fdpisu z rejst\u0159\u00edku. Bez obecn\u00fdch \u00favah o atraktivit\u011b Gruzie: pouze to, co majitel nebo kupuj\u00edc\u00ed pot\u0159ebuje k tomu, aby mohl u\u010dinit informovan\u00e9 rozhodnut\u00ed.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Jak zm\u011bnit \u00fa\u010del vyu\u017eit\u00ed pozemku v Gruzii: stru\u010dn\u011b<\/h3>\n\n\n\n<p>Chcete-li zm\u011bnit \u00fa\u010del vyu\u017eit\u00ed pozemku ze zem\u011bd\u011blsk\u00e9ho na nezem\u011bd\u011blsk\u00fd, je nutn\u00e9 ov\u011b\u0159it aktu\u00e1ln\u00ed \u00fadaje o pozemku, ur\u010dit d\u016fvod zm\u011bny, posoudit \u00fazemn\u011b pl\u00e1novac\u00ed omezen\u00ed a podat \u017e\u00e1dost u N\u00e1rodn\u00ed agentury ve\u0159ejn\u00e9ho rejst\u0159\u00edku (NAPR). Zm\u011bna je mo\u017en\u00e1 pouze v p\u0159\u00edpad\u011b od\u016fvodn\u011bn\u00e9 pot\u0159eby a nen\u00ed automaticky zaru\u010dena.<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Co je t\u0159eba v\u011bd\u011bt<\/th><th>Stru\u010dn\u00e1 odpov\u011b\u010f<\/th><\/tr><\/thead><tbody><tr><td>Kam se obr\u00e1tit<\/td><td>N\u00e1rodn\u00ed agentura pro ve\u0159ejn\u00fd registr \u2013 NAPR<\/td><\/tr><tr><td>Co se m\u011bn\u00ed<\/td><td>Zem\u011bd\u011blstv\u00ed \u2192 Nezem\u011bd\u011blstv\u00ed<\/td><\/tr><tr><td>Je mo\u017en\u00e9 zm\u011bnit \u010d\u00e1st pozemku?<\/td><td>Ano, z\u00e1kon umo\u017e\u0148uje zm\u011bnu \u00fa\u010delu vyu\u017eit\u00ed cel\u00e9ho pozemku nebo jeho \u010d\u00e1sti<\/td><\/tr><tr><td>Registra\u010dn\u00ed poplatek<\/td><td>150 GEL \u2013 4 pracovn\u00ed dny; 270 GEL \u2013 1 pracovn\u00ed den; 350 GEL \u2013 v den pod\u00e1n\u00ed \u017e\u00e1dosti<\/td><\/tr><tr><td>Informace o funkci\/kategorii<\/td><td>13 GEL \u2013 4 pracovn\u00ed dny; 26 GEL \u2013 1 den; 39 GEL \u2013 v den pod\u00e1n\u00ed \u017e\u00e1dosti<\/td><\/tr><tr><td>Od\u0161kodn\u011bn\u00ed v Batumi a Tbilisi<\/td><td>34 001 GEL za hektar<\/td><\/tr><tr><td>\u00dazem\u00ed se zvl\u00e1\u0161tn\u00edmi p\u0159edpisy<\/td><td>100 000 GEL za hektar<\/td><\/tr><tr><td>Je v\u017edy nutn\u00e9 zm\u011bnit status u rodinn\u00e9ho domu?<\/td><td>Ne<\/td><\/tr><tr><td>D\u00e1v\u00e1 nov\u00fd status pr\u00e1vo okam\u017eit\u011b za\u010d\u00edt stav\u011bt?<\/td><td>Ne<\/td><\/tr><tr><td>Je schv\u00e1len\u00ed zaru\u010deno?<\/td><td>Ne \u2013 je nutn\u00e1 od\u016fvodn\u011bn\u00e1 pot\u0159eba<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>Hlavn\u00ed pravidlo: nekupujte zem\u011bd\u011blsk\u00fd pozemek jen proto, \u017ee prod\u00e1vaj\u00edc\u00ed slibuje, \u017ee \u201estatus lze snadno zm\u011bnit\u201c. Nejprve je nutn\u00e9 ov\u011b\u0159it konkr\u00e9tn\u00ed katastr\u00e1ln\u00ed objekt, funk\u010dn\u00ed z\u00f3nu, budouc\u00ed projekt a n\u00e1klady na tento postup.<\/p>\n<\/blockquote>\n\n\n\n<p>Z\u00e1kon skute\u010dn\u011b umo\u017e\u0148uje zm\u011bnit \u00fa\u010del cel\u00e9ho pozemku nebo jeho \u010d\u00e1sti, pokud k tomu existuje od\u016fvodn\u011bn\u00e1 pot\u0159eba, p\u0159i\u010dem\u017e rozhodnut\u00ed p\u0159ij\u00edm\u00e1 NAPR.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">U\u017e jste si vybrali pozemek? Za\u010dn\u011bte t\u011bmito 7 kroky<\/h3>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Po\u017e\u00e1dejte prod\u00e1vaj\u00edc\u00edho o katastr\u00e1ln\u00ed \u010d\u00edslo.<\/li>\n\n\n\n<li>Zkontrolujte aktu\u00e1ln\u00ed informace o pozemku v syst\u00e9mu NAPR.<\/li>\n\n\n\n<li>Zvolte kategorii: Zem\u011bd\u011blstv\u00ed nebo Nezem\u011bd\u011blstv\u00ed.<\/li>\n\n\n\n<li>Pokud se jedn\u00e1 o zem\u011bd\u011blsk\u00fd pozemek, zkontrolujte jeho kategorii.<\/li>\n\n\n\n<li>Ur\u010dete funk\u010dn\u00ed z\u00f3nu a p\u0159\u00edpustn\u00e9 parametry z\u00e1stavby.<\/li>\n\n\n\n<li>Zjist\u011bte, zda v\u00e1\u0161 projekt skute\u010dn\u011b vy\u017eaduje zm\u011bnu \u00fa\u010delu.<\/li>\n\n\n\n<li>Je\u0161t\u011b p\u0159ed slo\u017een\u00edm z\u00e1lohy si spo\u010d\u00edtejte n\u00e1klady na zm\u011bnu a v dohod\u011b si stanovte, kdo postup provede a co se stane v p\u0159\u00edpad\u011b odm\u00edtnut\u00ed.<\/li>\n<\/ol>\n\n\n\n<p>Pokud prod\u00e1vaj\u00edc\u00ed neposkytne katastr\u00e1ln\u00ed \u010d\u00edslo nebo navrhuje slo\u017eit z\u00e1lohu je\u0161t\u011b p\u0159ed proveden\u00edm pr\u00e1vn\u00ed a urbanistick\u00e9 prov\u011brky pozemku, nevych\u00e1zejte z p\u0159edpokladu, \u017ee se ur\u010den\u00ed pozemku pozd\u011bji ur\u010dit\u011b poda\u0159\u00ed zm\u011bnit.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Co znamen\u00e1 vymezen\u00ed pozemku<\/h2>\n\n\n\n<p>V Gruzii m\u00e1 ka\u017ed\u00fd pozemek ofici\u00e1ln\u011b zapsan\u00e9 <strong>ur\u010den\u00ed<\/strong> \u2014 \u00fadaje o n\u011bm jsou uvedeny ve st\u00e1tn\u00edm katastru nemovitost\u00ed, kter\u00fd vede N\u00e1rodn\u00ed agentura pro ve\u0159ejn\u00fd registr (NAPR, Public Registry). Pr\u00e1v\u011b tento status ur\u010duje, jak lze pozemek z\u00e1konn\u011b vyu\u017e\u00edvat.<\/p>\n\n\n\n<p>Z\u00e1kon stanov\u00ed dva z\u00e1kladn\u00ed druhy jmenov\u00e1n\u00ed:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Zem\u011bd\u011blsk\u00e1 p\u016fda<\/strong> (Zem\u011bd\u011blsk\u00e1) \u2014 je ur\u010dena p\u0159edev\u0161\u00edm pro zem\u011bd\u011blskou \u010dinnost: rostlinnou v\u00fdrobu, chov hospod\u00e1\u0159sk\u00fdch zv\u00ed\u0159at, zahradnictv\u00ed a souvisej\u00edc\u00ed zp\u016fsoby vyu\u017eit\u00ed.<\/li>\n\n\n\n<li><strong>Pozemky mimo zem\u011bd\u011blsk\u00e9 vyu\u017eit\u00ed<\/strong> (Non-Agricultural) \u2014 pozemek, kter\u00fd nespad\u00e1 do kategorie zem\u011bd\u011blsk\u00fdch pozemk\u016f. Mo\u017enost konkr\u00e9tn\u00ed v\u00fdstavby nebo komer\u010dn\u00edho vyu\u017eit\u00ed se d\u00e1le \u0159\u00edd\u00ed \u00fazemn\u011b pl\u00e1novac\u00edmi dokumenty a p\u0159edpisy o vyd\u00e1v\u00e1n\u00ed povolen\u00ed.<\/li>\n<\/ul>\n\n\n\n<p>Ofici\u00e1ln\u00ed status pozemku je uveden v katastr\u00e1ln\u00edm v\u00fdpisu nebo v informa\u010dn\u00edm v\u00fdpisu, kter\u00fd vyd\u00e1v\u00e1 NAPR. Status lze ov\u011b\u0159it osobn\u011b v servisn\u00edch centrech NAPR nebo prost\u0159ednictv\u00edm ofici\u00e1ln\u00edch digit\u00e1ln\u00edch kan\u00e1l\u016f agentury. <strong>Skute\u010dn\u00fd vzhled pozemku nen\u00ed d\u016fkazem jeho pr\u00e1vn\u00edho statusu.<\/strong> Pr\u00e1zdn\u00fd, zarostl\u00fd pozemek v p\u0159edm\u011bst\u00ed Batumi m\u016f\u017ee klidn\u011b slou\u017eit k zem\u011bd\u011blsk\u00fdm \u00fa\u010del\u016fm, zat\u00edmco pozemek s ji\u017e d\u00e1vno zbouran\u00fdmi stavbami m\u00e1 status nezem\u011bd\u011blsk\u00e9ho pozemku. Je t\u0159eba se d\u00edvat do dokument\u016f, nikoli na pozemek samotn\u00fd.<\/p>\n\n\n\n<p>D\u016fle\u017eit\u00fd pr\u00e1vn\u00ed detail: samotn\u00e1 skute\u010dnost, \u017ee se jedn\u00e1 o zem\u011bd\u011blsk\u00e9 vyu\u017eit\u00ed, neznamen\u00e1 automatick\u00fd z\u00e1kaz jak\u00e9koli v\u00fdstavby. Z\u00e1kon p\u0159ipou\u0161t\u00ed na zem\u011bd\u011blsk\u00fdch pozemc\u00edch ur\u010dit\u00e9 stavby, zejm\u00e9na ty, kter\u00e9 souvisej\u00ed s provozov\u00e1n\u00edm zem\u011bd\u011blsk\u00e9 \u010dinnosti. Ot\u00e1zku nutnosti zm\u011bny \u00fazemn\u00edho ur\u010den\u00ed je proto t\u0159eba posuzovat s ohledem na konkr\u00e9tn\u00ed pl\u00e1novan\u00e9 vyu\u017eit\u00ed, a nikoli ji \u0159e\u0161it p\u0159edem pouze na z\u00e1klad\u011b obecn\u00e9ho statusu.<\/p>\n\n\n\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"577\" src=\"https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/2_rezultat-1-1024x577.webp\" alt=\"Jak zm\u011bnit \u00fa\u010del vyu\u017eit\u00ed pozemku v Gruzii\" class=\"wp-image-19141\" srcset=\"https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/2_rezultat-1-1024x577.webp 1024w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/2_rezultat-1-300x169.webp 300w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/2_rezultat-1-18x10.webp 18w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/2_rezultat-1.webp 1300w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<p><strong>Tabulka 1. Zem\u011bd\u011blsk\u00e1 a nezem\u011bd\u011blsk\u00e1 p\u016fda<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Parametr<\/th><th>Zem\u011bd\u011blsk\u00e1<\/th><th>Nezem\u011bd\u011blsk\u00e1<\/th><th>Co by m\u011bl majitel zkontrolovat<\/th><\/tr><\/thead><tbody><tr><td>Hlavn\u00ed \u00fa\u010del<\/td><td>Zem\u011bd\u011blsk\u00e1 v\u00fdroba, zahradnictv\u00ed, pastviny<\/td><td>Pozemky, kter\u00e9 nejsou ur\u010deny k zem\u011bd\u011blsk\u00e9mu vyu\u017eit\u00ed<\/td><td>\u00da\u010del uveden\u00e9 v v\u00fdpisu NAPR<\/td><\/tr><tr><td>Stavebnictv\u00ed<\/td><td>Omezen\u011b (jednotliv\u00e9 objekty podle z\u00e1kona a stavebn\u00edho \u0159\u00e1du)<\/td><td>V r\u00e1mci stanoven\u00fdch urbanistick\u00fdch parametr\u016f<\/td><td>Funk\u010dn\u00ed z\u00f3na a stavebn\u00ed parametry<\/td><\/tr><tr><td>Kdo m\u016f\u017ee vlastnit<\/td><td>Omezen\u00ed pro zahrani\u010dn\u00ed fyzick\u00e9 osoby (s v\u00fdjimkami stanoven\u00fdmi z\u00e1konem)<\/td><td>Bez zvl\u00e1\u0161tn\u00edch omezen\u00ed ohledn\u011b ur\u010den\u00ed<\/td><td>Status vlastn\u00edka a p\u0159\u00edslu\u0161n\u00e1 omezen\u00ed<\/td><\/tr><tr><td>Kde se zaznamen\u00e1v\u00e1<\/td><td>Registr NAPR (ve\u0159ejn\u00fd registr)<\/td><td>Registr NAPR (ve\u0159ejn\u00fd registr)<\/td><td>Aktu\u00e1ln\u00ed katastr\u00e1ln\u00ed v\u00fdpis<\/td><\/tr><tr><td>Kompenzace p\u0159i zm\u011bn\u011b<\/td><td>Neplat\u00ed<\/td><td>Je stanovena p\u0159i p\u0159evodu ze zem\u011bd\u011blsk\u00e9ho do nezem\u011bd\u011blsk\u00e9ho \u00fa\u010delu v p\u0159\u00edpadech stanoven\u00fdch na\u0159\u00edzen\u00edm \u010d. 396 (zejm\u00e9na v Batumi, Tbilisi a na \u00fazem\u00edch se zvl\u00e1\u0161tn\u00ed regulac\u00ed)<\/td><td>Na\u0159\u00edzen\u00ed vl\u00e1dy \u010d. 396<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">\u00da\u010del vyu\u017eit\u00ed pozemku a jeho kategorie nejsou tot\u00e9\u017e<\/h2>\n\n\n\n<p>Jedn\u00e1 se o jednu z kl\u00ed\u010dov\u00fdch oblast\u00ed, kter\u00e1 je m\u00e1lokdy spr\u00e1vn\u011b vysv\u011btlena. Zam\u011b\u0148ov\u00e1n\u00ed pojm\u016f \u201eur\u010den\u00ed\u201c a \u201ekategorie\u201c vede k chyb\u00e1m jak p\u0159i anal\u00fdze pozemku, tak p\u0159i pod\u00e1n\u00ed \u017e\u00e1dosti do katastru.<\/p>\n\n\n\n<p><strong>\u00da\u010del<\/strong> \u2014 jedn\u00e1 se o pr\u00e1vn\u00ed status pozemku: zem\u011bd\u011blsk\u00fd nebo nezem\u011bd\u011blsk\u00fd. Pr\u00e1v\u011b tento status se m\u011bn\u00ed, kdy\u017e se hovo\u0159\u00ed o \u201ezm\u011bn\u011b statusu\u201c nebo \u201ep\u0159evodu pozemku\u201c.<\/p>\n\n\n\n<p><strong>Kategorie zem\u011bd\u011blsk\u00e9 p\u016fdy<\/strong> \u2014 jedn\u00e1 se o podrobn\u011bj\u0161\u00ed charakteristiku v r\u00e1mci zem\u011bd\u011blsk\u00e9ho vyu\u017eit\u00ed, kter\u00e1 popisuje aktu\u00e1ln\u00ed zp\u016fsob vyu\u017e\u00edv\u00e1n\u00ed p\u016fdy. Z\u00e1kon rozli\u0161uje n\u00e1sleduj\u00edc\u00ed kategorie:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Pastvina<\/strong> \u2014 p\u016fda vyu\u017e\u00edvan\u00e1 k pastv\u011b dobytka;<\/li>\n\n\n\n<li><strong>Seno<\/strong> \u2014 p\u016fda vyu\u017e\u00edvan\u00e1 k sklizni sena;<\/li>\n\n\n\n<li><strong>Orn\u00e1 p\u016fda<\/strong>, v\u010detn\u011b p\u016fdy pod trval\u00fdmi porosty \u2013 p\u016fda obhospoda\u0159ovan\u00e1 pro zem\u011bd\u011blsk\u00e9 plodiny nebo sady;<\/li>\n\n\n\n<li><strong>Pozemek u domu (homestead)<\/strong> \u2014 pozemek u domu, kter\u00fd slou\u017e\u00ed k provozov\u00e1n\u00ed vlastn\u00ed drobn\u00e9 zem\u011bd\u011blsk\u00e9 \u010dinnosti.<\/li>\n<\/ul>\n\n\n\n<p>P\u0159\u00edpustn\u00e9 sm\u011bry zm\u011bny kategorie jsou p\u0159\u00edmo omezeny z\u00e1konem a na\u0159\u00edzen\u00edm \u010d. 396 \u2013 mezi jednotliv\u00fdmi kategoriemi nelze p\u0159ech\u00e1zet libovoln\u011b.<\/p>\n\n\n\n<p>Jedn\u00e1 se o dv\u011b odli\u0161n\u00e9 spr\u00e1vn\u00ed \u00fakony s odli\u0161n\u00fdmi d\u016fvody a odli\u0161n\u00fdmi v\u00fdsledky.<\/p>\n\n\n\n<p><strong>Praktick\u00fd p\u0159\u00edklad 1 \u2013 zm\u011bna kategorie bez zm\u011bny \u00fa\u010delu:<\/strong> Pozemek je ur\u010den k zem\u011bd\u011blsk\u00e9mu vyu\u017eit\u00ed a je zaps\u00e1n jako pastvina. Vlastn\u00edk jej chce vyu\u017e\u00edvat jako ornou p\u016fdu. V tomto p\u0159\u00edpad\u011b se jedn\u00e1 o zm\u011bnu kategorie zem\u011bd\u011blsk\u00e9 p\u016fdy \u2013 jej\u00ed \u00fa\u010del p\u0159itom z\u016fst\u00e1v\u00e1 zem\u011bd\u011blsk\u00fd. Tento postup se \u0159\u00edd\u00ed jin\u00fdmi p\u0159edpisy ne\u017e p\u0159evod do nezem\u011bd\u011blsk\u00e9 kategorie.<\/p>\n\n\n\n<p><strong>Praktick\u00fd p\u0159\u00edklad 2 \u2013 zm\u011bna \u00fa\u010delu:<\/strong> Pozemek je ur\u010den k zem\u011bd\u011blsk\u00e9mu vyu\u017eit\u00ed. Majitel pl\u00e1nuje vybudovat komer\u010dn\u00ed objekt nebo hotel, co\u017e je neslu\u010diteln\u00e9 s jeho zem\u011bd\u011blsk\u00fdm ur\u010den\u00edm. V tomto p\u0159\u00edpad\u011b je nutn\u00e1 pr\u00e1v\u011b zm\u011bna \u00fa\u010delu vyu\u017eit\u00ed \u2013 p\u0159evod z \u201eagricultural\u201c na \u201enon-agricultural\u201c. Jedn\u00e1 se o jin\u00fd postup s jin\u00fdm bal\u00ed\u010dkem dokument\u016f, jin\u00fdmi d\u016fvody a jinou cenou.<\/p>\n\n\n\n<p>Pochopen\u00ed tohoto rozd\u00edlu je z\u00e1sadn\u011b d\u016fle\u017eit\u00e9 je\u0161t\u011b p\u0159ed pod\u00e1n\u00edm \u017e\u00e1dosti u NAPR. Chybn\u011b podan\u00e1 \u017e\u00e1dost m\u016f\u017ee v\u00e9st k zam\u00edtnut\u00ed nebo k prodlou\u017een\u00ed procesu.<\/p>\n\n\n\n<p><strong>Tabulka 2. \u00da\u010del, kategorie a funk\u010dn\u00ed z\u00f3na: v \u010dem spo\u010d\u00edv\u00e1 rozd\u00edl<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Pojem<\/th><th>Co ur\u010duje<\/th><th>Kde se to ov\u011b\u0159uje<\/th><th>Pro\u010d je to d\u016fle\u017eit\u00e9<\/th><\/tr><\/thead><tbody><tr><td>\u00da\u010del (zem\u011bd\u011blsk\u00fd \/ nezem\u011bd\u011blsk\u00fd)<\/td><td>Z\u00e1kladn\u00ed pr\u00e1vn\u00ed status pozemku<\/td><td>Registr NAPR, katastr\u00e1ln\u00ed v\u00fdpis<\/td><td>Stanovuje p\u0159\u00edpustn\u00e9 zp\u016fsoby pou\u017eit\u00ed obecn\u011b<\/td><\/tr><tr><td>Kategorie zem\u011bd\u011blsk\u00e9 p\u016fdy<\/td><td>Typ zem\u011bd\u011blsk\u00e9ho vyu\u017eit\u00ed: orn\u00e1 p\u016fda, pastvina, louka na seno, p\u0159\u00eddomn\u00ed zahrada<\/td><td>Registr NAPR, v\u00fdpis podle kategorie<\/td><td>Je d\u016fle\u017eit\u00e9 p\u0159i zm\u011bn\u011b kategorie v r\u00e1mci zem\u011bd\u011blsk\u00e9ho vyu\u017eit\u00ed<\/td><\/tr><tr><td>Funk\u010dn\u00ed z\u00f3na<\/td><td>Povolen\u00e9 typy objekt\u016f, po\u010det podla\u017e\u00ed, hustota z\u00e1stavby<\/td><td>\u00dazemn\u00ed pl\u00e1n \/ \u00fazemn\u00ed dokumentace obce<\/td><td>Ur\u010duje, co p\u0159esn\u011b lze postavit a s jak\u00fdmi parametry<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p><strong>P\u0159\u00edklad: pozemek pro vilu v Gonio<\/strong><\/p>\n\n\n\n<p>Kupuj\u00edc\u00ed na\u0161el pozemek o rozloze 1 000 m\u00b2 v Goniu. V inzer\u00e1tu je uvedeno, \u017ee na n\u011bm lze postavit vilu a v p\u0159\u00edpad\u011b pot\u0159eby \u201ezm\u011bnit status\u201c.<\/p>\n\n\n\n<p>Spr\u00e1vn\u00fd postup kontroly:<\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Z\u00edskat katastr\u00e1ln\u00ed \u010d\u00edslo.<\/li>\n\n\n\n<li>Ov\u011b\u0159it zapsovan\u00e9 ur\u010den\u00ed a kategorii pozemku.<\/li>\n\n\n\n<li>Ov\u011b\u0159it vlastn\u00edka a z\u00e1stavn\u00ed pr\u00e1va.<\/li>\n\n\n\n<li>Vytvo\u0159it funk\u010dn\u00ed z\u00f3nu.<\/li>\n\n\n\n<li>Ov\u011b\u0159it p\u0159\u00edpustn\u00fd typ objektu a parametry z\u00e1stavby.<\/li>\n\n\n\n<li>Zjistit, zda je u konkr\u00e9tn\u00ed vily skute\u010dn\u011b nutn\u00e1 zm\u011bna \u00fa\u010delu vyu\u017eit\u00ed.<\/li>\n\n\n\n<li>V p\u0159\u00edpad\u011b pot\u0159eby posoudit mo\u017enost zm\u011bny.<\/li>\n\n\n\n<li>Vypo\u010d\u00edtat kompenzaci a ostatn\u00ed n\u00e1klady.<\/li>\n\n\n\n<li>Teprve pot\u00e9 je t\u0159eba dohodnout z\u00e1lohu a podm\u00ednky transakce.<\/li>\n<\/ol>\n\n\n\n<p><strong>Z\u00e1sadn\u00ed chyba:<\/strong> nejprve koupit pozemek a teprve pot\u00e9 zjistit, zda je mo\u017en\u00e9 projekt realizovat.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Kdy je t\u0159eba zm\u011bnit \u00fa\u010del<\/h2>\n\n\n\n<p><strong>Nejprve si odpov\u011bzte na hlavn\u00ed ot\u00e1zku: pro\u010d si kupujete pozemek?<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>\u00da\u010del n\u00e1kupu<\/th><th>Je nutn\u00e1 zm\u011bna \u00fa\u010delu?<\/th><\/tr><\/thead><tbody><tr><td>Soukrom\u00fd rodinn\u00fd d\u016fm<\/td><td>Nen\u00ed to nutn\u011b tak \u2013 v\u00fdstavba rodinn\u00e9ho domu na soukrom\u00e9m zem\u011bd\u011blsk\u00e9m pozemku je mo\u017en\u00e1 za p\u0159edpokladu dodr\u017een\u00ed p\u0159\u00edslu\u0161n\u00fdch urbanistick\u00fdch podm\u00ednek<\/td><\/tr><tr><td>Zem\u011bd\u011blsk\u00e1 \u010dinnost<\/td><td>Obvykle ne, pokud je pou\u017e\u00edv\u00e1n\u00ed v souladu s ur\u010den\u00edm a kategori\u00ed<\/td><\/tr><tr><td>Hotel<\/td><td>Tuto nutnost je t\u0159eba posoudit s ohledem na konkr\u00e9tn\u00ed projekt a lokalitu<\/td><\/tr><tr><td>Komer\u010dn\u00ed objekt<\/td><td>Pot\u0159ebnost je t\u0159eba posuzovat podle \u00fa\u010delu a pl\u00e1novan\u00e9ho vyu\u017eit\u00ed<\/td><\/tr><tr><td>Developersk\u00fd projekt<\/td><td>Je t\u0159eba prov\u00e9st komplexn\u00ed posouzen\u00ed \u00fa\u010delu, funk\u010dn\u00ed z\u00f3ny a parametr\u016f z\u00e1stavby<\/td><\/tr><tr><td>N\u00e1kup pozemku za \u00fa\u010delem dal\u0161\u00edho prodeje<\/td><td>Zm\u011bna \u00fa\u010delu nen\u00ed sama o sob\u011b povinn\u00e1; je t\u0159eba posoudit ekonomickou opodstatn\u011bnost tohoto postupu<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>Nem\u011b\u0148te \u00fa\u010del \u201epro ka\u017ed\u00fd p\u0159\u00edpad\u201c. Nejprve ur\u010dete budouc\u00ed objekt a ov\u011b\u0159te, zda je Agricultural skute\u010dnou p\u0159ek\u00e1\u017ekou pro jeho realizaci.<\/p>\n<\/blockquote>\n\n\n\n<p>Ne ka\u017ed\u00fd vlastn\u00edk zem\u011bd\u011blsk\u00e9ho pozemku je povinen zm\u011bnit jeho \u00fa\u010del. Nutnost zm\u011bny se odv\u00edj\u00ed od konkr\u00e9tn\u00edho pl\u00e1novan\u00e9ho vyu\u017eit\u00ed.<\/p>\n\n\n\n<p>Zm\u011bna ur\u010den\u00ed bude nutn\u00e1 v n\u00e1sleduj\u00edc\u00edch typick\u00fdch situac\u00edch:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Vlastn\u00edk pl\u00e1nuje pozemek vyu\u017e\u00edt k nezem\u011bd\u011blsk\u00e9 \u010dinnosti, kter\u00e1 nen\u00ed v souladu s jeho sou\u010dasn\u00fdm statusem.<\/li>\n\n\n\n<li>Pl\u00e1nuje se v\u00fdstavba hotelu, komer\u010dn\u00ed budovy nebo jin\u00e9ho objektu, kter\u00fd svou povahou odporuje zem\u011bd\u011blsk\u00e9mu ur\u010den\u00ed.<\/li>\n\n\n\n<li>P\u0159i anal\u00fdze pozemku p\u0159ed jeho koup\u00ed bylo zji\u0161t\u011bno, \u017ee jeho status neodpov\u00edd\u00e1 pl\u00e1novan\u00e9mu projektu.<\/li>\n\n\n\n<li>Jedn\u00e1 se o komer\u010dn\u00ed developersk\u00fd projekt, kter\u00fd pro z\u00edsk\u00e1n\u00ed stavebn\u00edho povolen\u00ed vy\u017eaduje status nezem\u011bd\u011blsk\u00e9ho pozemku.<\/li>\n\n\n\n<li>Vlastn\u00edk zva\u017euje zm\u011bnu \u00fazemn\u00edho ur\u010den\u00ed p\u0159ed dal\u0161\u00edm prodejem pozemku. Samotn\u00e1 zm\u011bna \u00fazemn\u00edho ur\u010den\u00ed v\u0161ak nezaru\u010duje n\u00e1r\u016fst tr\u017en\u00ed hodnoty ani likvidity: v\u00fdsledek z\u00e1vis\u00ed na poloze, funk\u010dn\u00ed z\u00f3n\u011b, stavebn\u00edch parametrech, p\u0159\u00edstupu, in\u017een\u00fdrsk\u00fdch s\u00edt\u00edch a popt\u00e1vce.<\/li>\n<\/ul>\n\n\n\n<p><strong>Zvl\u00e1\u0161tn\u00ed pozornost si zaslou\u017e\u00ed ot\u00e1zka individu\u00e1ln\u00edch rodinn\u00fdch dom\u016f.<\/strong> Zm\u011bna \u00fa\u010delu vyu\u017eit\u00ed nen\u00ed v jeho p\u0159\u00edpad\u011b nutn\u00e1 ve v\u0161ech p\u0159\u00edpadech: platn\u00fd z\u00e1kon\u00edk o \u00fazemn\u00edm pl\u00e1nov\u00e1n\u00ed, architektonick\u00e9 a stavebn\u00ed \u010dinnosti v Gruzii povoluje v\u00fdstavbu rodinn\u00e9ho domu na soukrom\u00e9m zem\u011bd\u011blsk\u00e9m pozemku za p\u0159edpokladu dodr\u017een\u00ed po\u017eadavk\u016f funk\u010dn\u00ed z\u00f3ny nebo podz\u00f3ny, st\u00e1vaj\u00edc\u00edho zastav\u011bn\u00e9ho prost\u0159ed\u00ed a dal\u0161\u00edch platn\u00fdch urbanistick\u00fdch podm\u00ednek. U hotel\u016f, komer\u010dn\u00edch a jin\u00fdch nezem\u011bd\u011blsk\u00fdch objekt\u016f je t\u0159eba nutnost zm\u011bny \u00fa\u010delu vyu\u017eit\u00ed posuzovat individu\u00e1ln\u011b s ohledem na konkr\u00e9tn\u00ed projekt a pozemek.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>Nejprve je t\u0159eba ur\u010dit, co p\u0159esn\u011b pl\u00e1nujete na pozemku postavit nebo tam prov\u00e1d\u011bt. Zm\u011bnit \u00fa\u010del \u201epro ka\u017ed\u00fd p\u0159\u00edpad\u201c, ani\u017e byste si ov\u011b\u0159ili funk\u010dn\u00ed z\u00f3nu a parametry z\u00e1stavby, je nespr\u00e1vn\u00fd postup. V n\u011bkter\u00fdch p\u0159\u00edpadech se zm\u011bna \u00fa\u010delu uk\u00e1\u017ee jako nezbytn\u00e1, ale nedostate\u010dn\u00e1 podm\u00ednka.<\/p>\n<\/blockquote>\n\n\n\n<p>Zvl\u00e1\u0161tn\u00edm p\u0159\u00edpadem je situace, kdy kupuj\u00edc\u00ed zva\u017euje koupi pozemku v Batumi, Tbilisi, Gonio, Kvariati nebo na jin\u00e9m m\u00edstn\u00edm trhu. Zde je obzvl\u00e1\u0161t\u011b d\u016fle\u017eit\u00e9 nejprve zjistit, zda je v\u016fbec re\u00e1ln\u00e9 zm\u011bnit \u00fa\u010del vyu\u017eit\u00ed dan\u00e9ho konkr\u00e9tn\u00edho pozemku, a teprve pot\u00e9 projedn\u00e1vat podm\u00ednky transakce.<\/p>\n\n\n\n<p><strong>Nejste si jisti, kter\u00fd pozemek je pro v\u00e1\u0161 projekt vhodn\u00fd?<\/strong><\/p>\n\n\n\n<p>Sd\u011blte n\u00e1m, co pl\u00e1nujete \u2013 rodinn\u00fd d\u016fm, vilu, investi\u010dn\u00ed \u010di komer\u010dn\u00ed objekt \u2013 a uve\u010fte rozpo\u010det a po\u017eadovanou lokalitu. Vybereme pro v\u00e1s pozemky a nemovitosti, kter\u00e9 budou odpov\u00eddat va\u0161im po\u017eadavk\u016fm.<\/p>\n\n\n\n<p><code><a href=\"\/cs\/quiz\/\">Vybrat nemovitost<\/a><\/code><\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Jak zm\u011bnit \u00fa\u010del vyu\u017eit\u00ed pozemku: krok za krokem<\/h2>\n\n\n\n<p>Toto je hlavn\u00ed \u010d\u00e1st \u010dl\u00e1nku. Postup zm\u011bny ur\u010den\u00ed spad\u00e1 do pravomoci <strong>N\u00e1rodn\u00ed agentura ve\u0159ejn\u00e9ho rejst\u0159\u00edku (NAPR)<\/strong>. Pr\u00e1v\u011b tam se pod\u00e1v\u00e1 \u017e\u00e1dost a pr\u00e1v\u011b NAPR rozhoduje a eviduje zm\u011bnu.<\/p>\n\n\n\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"577\" src=\"https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/3_rezultat-1-1024x577.webp\" alt=\"Jak zm\u011bnit \u00fa\u010del vyu\u017eit\u00ed pozemku v Gruzii\" class=\"wp-image-19142\" srcset=\"https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/3_rezultat-1-1024x577.webp 1024w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/3_rezultat-1-300x169.webp 300w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/3_rezultat-1-18x10.webp 18w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/3_rezultat-1.webp 1300w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<h3 class=\"wp-block-heading\">1. Ov\u011b\u0159it \u00fadaje v registru<\/h3>\n\n\n\n<p>Ne\u017e za\u010dnete cokoli podnikat, vy\u017e\u00e1dejte si aktu\u00e1ln\u00ed v\u00fdpis z ve\u0159ejn\u00e9ho rejst\u0159\u00edku. Nejedn\u00e1 se o pouhou formalitu \u2013 je to v\u00fdchoz\u00ed bod cel\u00e9ho postupu.<\/p>\n\n\n\n<p>Ve v\u00fdpisu nebo v informa\u010dn\u00edm p\u0159ehledu je t\u0159eba zkontrolovat:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Katastr\u00e1ln\u00ed k\u00f3d<\/strong> parcely \u2013 jedine\u010dn\u00fd identifik\u00e1tor v katastru;<\/li>\n\n\n\n<li><strong>Sou\u010dasn\u00e9 ur\u010den\u00ed<\/strong> \u2014 zem\u011bd\u011blsk\u00e9 nebo nezem\u011bd\u011blsk\u00e9;<\/li>\n\n\n\n<li><strong>Kategorie<\/strong> zem\u011bd\u011blsk\u00e9 p\u016fdy (je-li to relevantn\u00ed);<\/li>\n\n\n\n<li><strong>Majitel<\/strong> \u2014 ujistit se, \u017ee \u00fadaje jsou aktu\u00e1ln\u00ed;<\/li>\n\n\n\n<li><strong>Omezen\u00ed a z\u00e1t\u011b\u017ee<\/strong> \u2014 hypot\u00e9ka, exekuce, v\u011bcn\u00e1 b\u0159emena a dal\u0161\u00ed omezen\u00ed pr\u00e1v.<\/li>\n<\/ul>\n\n\n\n<p>NAPR poskytuje samostatnou informa\u010dn\u00ed slu\u017ebu \u2013 p\u0159\u00edpravu \u00fadaj\u016f o \u00fa\u010delu vyu\u017eit\u00ed pozemku a kategorii zem\u011bd\u011blsk\u00e9 p\u016fdy. Podle <a href=\"https:\/\/napr.gov.ge\/en\/page\/fees-and-terms\/informational-services-fee\" rel=\"nofollow noopener\" target=\"_blank\">\u00fadaje o tarifech NAPR<\/a>, podle \u00fadaj\u016f platn\u00fdch v dob\u011b p\u0159\u00edpravy tohoto materi\u00e1lu \u010din\u00ed cena t\u00e9to slu\u017eby <strong>13 GEL<\/strong> (4 pracovn\u00ed dny), <strong>26 GEL<\/strong> (1 pracovn\u00ed den) nebo <strong>39 GEL<\/strong> (v den pod\u00e1n\u00ed \u017e\u00e1dosti). Ceny je t\u0159eba ov\u011b\u0159it k datu pod\u00e1n\u00ed \u017e\u00e1dosti.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">2. Stanovit c\u00edl zm\u011bny<\/h3>\n\n\n\n<p>\u017d\u00e1dost o zm\u011bnu \u00fa\u010delu vyu\u017eit\u00ed se pod\u00e1v\u00e1 spolu s od\u016fvodn\u011bn\u00edm. Z\u00e1kon nestanov\u00ed automatick\u00e9 schv\u00e1len\u00ed na z\u00e1klad\u011b p\u0159\u00e1n\u00ed vlastn\u00edka \u2013 je nutn\u00e9 uv\u00e9st, jak\u00fdm zp\u016fsobem se m\u00e1 pozemek po zm\u011bn\u011b \u00fa\u010delu vyu\u017eit\u00ed vyu\u017e\u00edvat.<\/p>\n\n\n\n<p><strong>P\u0159\u00e1n\u00ed vlastn\u00edka samo o sob\u011b nen\u00ed dostate\u010dn\u00fdm d\u016fvodem.<\/strong> Od\u016fvodn\u011bn\u00ed mus\u00ed souviset s konkr\u00e9tn\u00edm pl\u00e1novan\u00fdm vyu\u017eit\u00edm, kter\u00e9 z\u00e1kon charakterizuje jako \u201eopodstatn\u011bnou pot\u0159ebu\u201c. Nedostate\u010dn\u011b od\u016fvodn\u011bn\u00e1 \u017e\u00e1dost m\u016f\u017ee v\u00e9st k vy\u017e\u00e1d\u00e1n\u00ed dopl\u0148uj\u00edc\u00edch informac\u00ed nebo k zam\u00edtnut\u00ed, pokud z p\u0159edlo\u017een\u00fdch podklad\u016f nevypl\u00fdv\u00e1 od\u016fvodn\u011bn\u00e1 nutnost zm\u011bny \u00fa\u010delu.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">3. Zkontrolovat prostorov\u00e1 omezen\u00ed<\/h3>\n\n\n\n<p>P\u0159ed pod\u00e1n\u00edm \u017e\u00e1dosti je t\u0159eba se ujistit, \u017ee neexistuj\u00ed \u017e\u00e1dn\u00e1 prostorov\u00e1 ani urbanistick\u00e1 omezen\u00ed, kter\u00e1 by mohla zm\u011bnu \u00fa\u010delu vyu\u017eit\u00ed zkomplikovat nebo znemo\u017enit.<\/p>\n\n\n\n<p>NAPR m\u00e1 p\u0159i posuzov\u00e1n\u00ed \u017e\u00e1dosti pr\u00e1vo zohlednit \u00fadaje p\u0159\u00edslu\u0161n\u00e9 obce a podm\u00ednky \u00fazemn\u00edho pl\u00e1nov\u00e1n\u00ed dan\u00e9ho \u00fazem\u00ed. Zvl\u00e1\u0161tn\u00ed pr\u00e1vn\u00ed re\u017eim \u00fazem\u00ed \u2013 nap\u0159\u00edklad ochrann\u00e9 p\u00e1smo pam\u00e1tky kulturn\u00edho d\u011bdictv\u00ed nebo chr\u00e1n\u011bn\u00e1 p\u0159\u00edrodn\u00ed oblast \u2013 m\u016f\u017ee omezit p\u0159\u00edpustn\u00e9 vyu\u017eit\u00ed pozemku a ovlivnit rozhodnut\u00ed o zm\u011bn\u011b \u00fa\u010delu vyu\u017eit\u00ed. Konkr\u00e9tn\u00ed omezen\u00ed je t\u0159eba ov\u011b\u0159it na z\u00e1klad\u011b \u00fazemn\u00edho pl\u00e1nu p\u0159\u00edslu\u0161n\u00e9 z\u00f3ny a obecn\u00ed \u010di odv\u011btvov\u00e9 dokumentace.<\/p>\n\n\n\n<p>Pamatujte si z\u00e1sadn\u00ed rozd\u00edl \u2013 jedn\u00e1 se o t\u0159i samostatn\u00e9 pr\u00e1vn\u00ed ot\u00e1zky, kter\u00e9 se \u0159\u00edd\u00ed r\u016fzn\u00fdmi postupy a dokumenty:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Zm\u011bna \u00fa\u010delu<\/strong> \u2014 zm\u011bna statusu z \u201eagricultural\u201c na \u201enon-agricultural\u201c v registru NAPR.<\/li>\n\n\n\n<li><strong>Zm\u011bna funk\u010dn\u00ed z\u00f3ny<\/strong> \u2014 samostatn\u00fd proces \u00fazemn\u00edho pl\u00e1nov\u00e1n\u00ed na \u00farovni obce.<\/li>\n\n\n\n<li><strong>Stavebn\u00ed povolen\u00ed<\/strong> \u2014 samostatn\u00fd spr\u00e1vn\u00ed postup.<\/li>\n<\/ul>\n\n\n\n<p><strong>Co je t\u0159eba p\u0159ipravit p\u0159ed pod\u00e1n\u00edm \u017e\u00e1dosti u NAPR<\/strong><\/p>\n\n\n\n<p>P\u0159ed pod\u00e1n\u00edm \u017e\u00e1dosti je vhodn\u00e9 m\u00edt k dispozici:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>katastr\u00e1ln\u00ed \u010d\u00edslo pozemku;<\/li>\n\n\n\n<li>aktu\u00e1ln\u00ed informace o zapsan\u00e9m pr\u00e1vu;<\/li>\n\n\n\n<li>\u00fadaje o za\u0159azen\u00ed a kategorii;<\/li>\n\n\n\n<li>dokumenty a podklady, kter\u00e9 umo\u017e\u0148uj\u00ed objasnit p\u0159edpokl\u00e1dan\u00e9 vyu\u017eit\u00ed pozemku;<\/li>\n\n\n\n<li>informace o funk\u010dn\u00ed z\u00f3n\u011b a platn\u00fdch omezen\u00edch, pokud jsou pro projekt relevantn\u00ed;<\/li>\n\n\n\n<li>\u00fadaje o z\u00e1stupci a jeho pravomoc\u00edch, pokud \u017e\u00e1dost pod\u00e1v\u00e1 z\u00e1stupce.<\/li>\n<\/ul>\n\n\n\n<p>Nejedn\u00e1 se o univerz\u00e1ln\u00ed ofici\u00e1ln\u00ed seznam dokument\u016f. P\u0159esn\u00fd seznam je t\u0159eba up\u0159esnit pro konkr\u00e9tn\u00ed \u017e\u00e1dost podanou u NAPR.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">4. Vyplnit a podat \u017e\u00e1dost<\/h3>\n\n\n\n<p>\u017d\u00e1dost se pod\u00e1v\u00e1 u NAPR. Obsah dokumentace je t\u0159eba stanovit pro konkr\u00e9tn\u00ed \u017e\u00e1dost podle aktu\u00e1ln\u00edch po\u017eadavk\u016f NAPR \u2013 ofici\u00e1ln\u00ed zdroje nestanovuj\u00ed \u017e\u00e1dn\u00fd univerz\u00e1ln\u00ed a vy\u010derp\u00e1vaj\u00edc\u00ed seznam. Je\u0161t\u011b p\u0159ed pod\u00e1n\u00edm \u017e\u00e1dosti je t\u0159eba identifikovat pozemek a \u017eadatele, ov\u011b\u0159it zapsan\u00e9 pr\u00e1vo a katastr\u00e1ln\u00ed \u00fadaje a p\u0159ipravit podklady potvrzuj\u00edc\u00ed od\u016fvodn\u011bnou nutnost zm\u011bny \u00fa\u010delu vyu\u017eit\u00ed.<\/p>\n\n\n\n<p>Krom\u011b toho mohou b\u00fdt v z\u00e1vislosti na pozemku a okolnostech vy\u017eadov\u00e1ny dal\u0161\u00ed katastr\u00e1ln\u00ed nebo geodetick\u00e9 podklady v p\u0159\u00edpad\u011b nesrovnalost\u00ed, jako\u017e i dokumenty souvisej\u00edc\u00ed se zvl\u00e1\u0161tn\u00edm re\u017eimem dan\u00e9ho \u00fazem\u00ed.<\/p>\n\n\n\n<p><strong>P\u0159esn\u00fd seznam dokument\u016f je t\u0159eba si ov\u011b\u0159it p\u0159\u00edmo u NAPR<\/strong> p\u0159ed pod\u00e1n\u00edm \u017e\u00e1dosti \u2013 po\u017eadavky se mohou li\u0161it v z\u00e1vislosti na charakteristik\u00e1ch konkr\u00e9tn\u00edho pozemku a aktu\u00e1ln\u00ed praxi agentury.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">5. Z\u00edskat rozhodnut\u00ed a zaregistrovat zm\u011bnu<\/h3>\n\n\n\n<p>Rozhodnut\u00ed p\u0159ij\u00edm\u00e1 NAPR \u2013 mus\u00ed b\u00fdt od\u016fvodn\u011bn\u00e9. V p\u0159\u00edpad\u011b kladn\u00e9ho rozhodnut\u00ed se zm\u011bna \u00fa\u010delu vyu\u017eit\u00ed zaznamen\u00e1 do ve\u0159ejn\u00e9ho rejst\u0159\u00edku. Po z\u00e1pisu obdr\u017e\u00ed vlastn\u00edk aktualizovan\u00fd v\u00fdpis, v n\u011bm\u017e bude uveden nov\u00fd status pozemku.<\/p>\n\n\n\n<p>V p\u0159\u00edpad\u011b zam\u00edtnut\u00ed je t\u0159eba se sezn\u00e1mit s d\u016fvody uveden\u00fdmi v rozhodnut\u00ed a s postupem pro pod\u00e1n\u00ed odvol\u00e1n\u00ed, pokud je to mo\u017en\u00e9.<\/p>\n\n\n\n<p><strong>Po obdr\u017een\u00ed aktualizovan\u00e9ho v\u00fdpisu si nezapome\u0148te zkontrolovat, zda jsou v\u0161echny zm\u011bny spr\u00e1vn\u011b zohledn\u011bny:<\/strong> nov\u00e9 ur\u010den\u00ed, katastr\u00e1ln\u00ed k\u00f3d, absence technick\u00fdch chyb.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Algoritmus pro majitele v 7 kroc\u00edch<\/h3>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Z\u00edskat aktu\u00e1ln\u00ed v\u00fdpis z registru NAPR a ov\u011b\u0159it ur\u010den\u00ed, kategorii a omezen\u00ed.<\/li>\n\n\n\n<li>Ur\u010dit, co p\u0159esn\u011b se s pozemkem pl\u00e1nuje ud\u011blat.<\/li>\n\n\n\n<li>Ov\u011b\u0159it funk\u010dn\u00ed z\u00f3nu a urbanistick\u00e9 parametry u m\u011bstsk\u00e9ho \u00fa\u0159adu.<\/li>\n\n\n\n<li>Ujist\u011bte se, \u017ee zm\u011bna \u00fa\u010delu je pro pl\u00e1novan\u00e9 pou\u017eit\u00ed skute\u010dn\u011b nezbytn\u00e1.<\/li>\n\n\n\n<li>P\u0159ipravit sadu dokument\u016f a od\u016fvodn\u011bn\u00ed.<\/li>\n\n\n\n<li>Podat \u017e\u00e1dost u NAPR.<\/li>\n\n\n\n<li>Z\u00edskat rozhodnut\u00ed; v p\u0159\u00edpad\u011b kladn\u00e9ho v\u00fdsledku \u2013 obdr\u017eet aktualizovan\u00fd v\u00fdpis a zkontrolovat jeho spr\u00e1vnost.<\/li>\n<\/ol>\n\n\n\n<p><strong>Tabulka 3. Postup zm\u011bny \u00fa\u010delu vyu\u017eit\u00ed krok za krokem<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>D\u011bj<\/th><th>Org\u00e1ny<\/th><th>V\u00fdsledek<\/th><th>Mo\u017en\u00e1 obt\u00ed\u017enost<\/th><\/tr><\/thead><tbody><tr><td>Z\u00edskat v\u00fdpis a zkontrolovat stav<\/td><td>NAPR<\/td><td>Aktu\u00e1ln\u00ed informace o pozemku<\/td><td>Z\u00e1t\u011b\u017ee, nesrovnalosti v \u00fadaj\u00edch<\/td><\/tr><tr><td>Ur\u010dit \u00fa\u010del pou\u017eit\u00ed<\/td><td>Majitel \/ odborn\u00edk<\/td><td>Od\u016fvodn\u011bn\u00ed \u017e\u00e1dosti<\/td><td>Nejasnost ohledn\u011b pl\u00e1novan\u00e9ho vyu\u017eit\u00ed<\/td><\/tr><tr><td>Zkontrolovat prostorov\u00e1 omezen\u00ed<\/td><td>M\u011bstsk\u00e1 samospr\u00e1va \/ NAPR<\/td><td>Pochopen\u00ed p\u0159\u00edpustnosti zm\u011bny<\/td><td>Zvl\u00e1\u0161tn\u00ed re\u017eim pro dan\u00e9 \u00fazem\u00ed<\/td><\/tr><tr><td>Podat \u017e\u00e1dost spolu s dokumenty<\/td><td>NAPR<\/td><td>P\u0159ijet\u00ed \u017e\u00e1dosti k posouzen\u00ed<\/td><td>Ne\u00fapln\u00e1 sada dokument\u016f<\/td><\/tr><tr><td>Z\u00edskat \u0159e\u0161en\u00ed<\/td><td>NAPR<\/td><td>Od\u016fvodn\u011bn\u00e9 schv\u00e1len\u00ed nebo zam\u00edtnut\u00ed<\/td><td>\u017d\u00e1dost o dopl\u0148uj\u00edc\u00ed informace<\/td><\/tr><tr><td>Zaregistrov\u00e1n\u00ed zm\u011bny<\/td><td>NAPR \/ Ve\u0159ejn\u00fd registr<\/td><td>Aktualizovan\u00fd v\u00fdpis<\/td><td>Technick\u00e9 chyby p\u0159i zad\u00e1v\u00e1n\u00ed<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Kolik stoj\u00ed zm\u011bna \u00fa\u010delu vyu\u017eit\u00ed<\/h2>\n\n\n\n<p>N\u00e1klady spojen\u00e9 se zm\u011bnou \u00fa\u010delu vyu\u017eit\u00ed skl\u00e1dky se skl\u00e1daj\u00ed z n\u011bkolika slo\u017eek, kter\u00e9 je d\u016fle\u017eit\u00e9 nezam\u011b\u0148ovat.<\/p>\n\n\n\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"577\" src=\"https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/4_rezultat-1-1024x577.webp\" alt=\"Jak zm\u011bnit \u00fa\u010del vyu\u017eit\u00ed pozemku v Gruzii\" class=\"wp-image-19143\" srcset=\"https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/4_rezultat-1-1024x577.webp 1024w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/4_rezultat-1-300x169.webp 300w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/4_rezultat-1-18x10.webp 18w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/4_rezultat-1.webp 1300w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<h3 class=\"wp-block-heading\">Registra\u010dn\u00ed poplatek NAPR<\/h3>\n\n\n\n<p>Podle <a href=\"https:\/\/napr.gov.ge\/en\/page\/fees-and-terms\/immovable-property-registration-fee\" rel=\"nofollow noopener\" target=\"_blank\">tarify NAPR<\/a>, platn\u00e9 v dob\u011b p\u0159\u00edpravy tohoto materi\u00e1lu, \u010din\u00ed poplatek za z\u00e1pis zm\u011bny \u00fa\u010delu vyu\u017eit\u00ed nebo kategorie zem\u011bd\u011blsk\u00e9ho pozemku:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>150 GEL<\/strong> \u2014 lh\u016fta pro vy\u0159\u00edzen\u00ed 4 pracovn\u00ed dny;<\/li>\n\n\n\n<li><strong>270 GEL<\/strong> \u2014 lh\u016fta pro vy\u0159\u00edzen\u00ed: 1 pracovn\u00ed den;<\/li>\n\n\n\n<li><strong>350 GEL<\/strong> \u2014 vy\u0159\u00edzen\u00ed v den pod\u00e1n\u00ed \u017e\u00e1dosti.<\/li>\n<\/ul>\n\n\n\n<p>Ne\u017e pod\u00e1te \u017e\u00e1dost, nezapome\u0148te si ov\u011b\u0159it aktu\u00e1ln\u00ed tarify p\u0159\u00edmo na webov\u00fdch str\u00e1nk\u00e1ch NAPR nebo v servisn\u00edm st\u0159edisku, proto\u017ee tarify se mohou zm\u011bnit.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Kompenzace za zm\u011bnu zem\u011bd\u011blsk\u00e9ho ur\u010den\u00ed<\/h3>\n\n\n\n<p>Jedn\u00e1 se o samostatnou platbu, kter\u00e1 <strong>nen\u00ed sou\u010d\u00e1st\u00ed registra\u010dn\u00edho poplatku<\/strong> a je regulov\u00e1no <a href=\"https:\/\/www.matsne.gov.ge\/en\/document\/view\/4912808\" rel=\"nofollow noopener\" target=\"_blank\">Na\u0159\u00edzen\u00edm gruz\u00ednsk\u00e9 vl\u00e1dy \u010d. 396<\/a>. Kompenzace se vyb\u00edr\u00e1 p\u0159i zm\u011bn\u011b ur\u010den\u00ed zem\u011bd\u011blsk\u00e9 p\u016fdy na nezem\u011bd\u011blskou v p\u0159\u00edpad\u011b pozemk\u016f v oblastech se zvl\u00e1\u0161tn\u00ed regulac\u00ed, jako\u017e i v r\u00e1mci spr\u00e1vn\u00edch hranic Tbilisi a Batumi.<\/p>\n\n\n\n<p>Podle platn\u00e9ho zn\u011bn\u00ed usnesen\u00ed:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Spr\u00e1vn\u00ed hranice Tbilisi<\/strong> - <strong>34 001 GEL za hektar<\/strong>;<\/li>\n\n\n\n<li><strong>Spr\u00e1vn\u00ed hranice Batumi<\/strong> - <strong>34 001 GEL za hektar<\/strong>;<\/li>\n\n\n\n<li><strong>\u00dazem\u00ed se zvl\u00e1\u0161tn\u00edmi p\u0159edpisy<\/strong> - <strong>100 000 GEL za hektar<\/strong>.<\/li>\n<\/ul>\n\n\n\n<p>V\u00fdpo\u010det se prov\u00e1d\u00ed \u00fam\u011brn\u011b ke skute\u010dn\u00e9 plo\u0161e p\u0159ev\u00e1d\u011bn\u00e9ho pozemku. <strong>U pozemku v jin\u00e9 oblasti je t\u0159eba samostatn\u011b ov\u011b\u0159it, zda se na n\u011bj vztahuje zvl\u00e1\u0161tn\u00ed re\u017eim; nem\u011blo by se automaticky p\u0159edpokl\u00e1dat, \u017ee plat\u00ed jin\u00e1 sazba<\/strong> \u2014 platn\u00e9 zn\u011bn\u00ed na\u0159\u00edzen\u00ed \u010d. 396 stanov\u00ed kompenzaci pr\u00e1v\u011b pro uveden\u00e9 kategorie \u00fazem\u00ed.<\/p>\n\n\n\n<p>Od placen\u00ed t\u00e9to kompenzace je osvobozena zm\u011bna \u00fa\u010delu vyu\u017eit\u00ed zem\u011bd\u011blsk\u00e9 p\u016fdy, kter\u00e1 je ve vlastnictv\u00ed st\u00e1tu, autonomn\u00ed republiky nebo obce.<\/p>\n\n\n\n<p><strong>Ilustrativn\u00ed p\u0159\u00edklad v\u00fdpo\u010dtu pro pozemek v Batumi:<\/strong><\/p>\n\n\n\n<p>Fiktivn\u00ed pozemek o rozloze 1 000 m\u00b2 (0,1 ha) v r\u00e1mci spr\u00e1vn\u00edch hranic Batumi.<\/p>\n\n\n\n<p>0,1 ha \u00d7 34 001 GEL\/ha = <strong>3 400,1 GEL<\/strong> (n\u00e1hrada, bez zapo\u010d\u00edt\u00e1n\u00ed registra\u010dn\u00edho poplatku).<\/p>\n\n\n\n<p>Toto je pouze ilustrativn\u00ed p\u0159\u00edklad. Kone\u010dn\u00e1 \u010d\u00e1stka z\u00e1vis\u00ed na aktu\u00e1ln\u00ed sazb\u011b platn\u00e9 ke dni pod\u00e1n\u00ed \u017e\u00e1dosti a na p\u0159esn\u00e9 v\u00fdm\u011b\u0159e pozemku. Ve\u0161ker\u00e9 v\u00fdpo\u010dty je nutn\u00e9 ov\u011b\u0159it podle platn\u00e9ho zn\u011bn\u00ed na\u0159\u00edzen\u00ed \u010d. 396.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Jak\u00e1 bude v\u00fd\u0161e kompenzace v Batumi a Tbilisi?<\/h3>\n\n\n\n<p>P\u0159i sou\u010dasn\u00e9 sazb\u011b 34 001 GEL za hektar:<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Rozloha p\u0159ev\u00e1d\u011bn\u00e9ho pozemku<\/th><th>Plocha v hektarech<\/th><th>Odhadovan\u00e1 kompenzace<\/th><\/tr><\/thead><tbody><tr><td>300 \u043c\u00b2<\/td><td>0,03 ha<\/td><td>1 020,03 GEL<\/td><\/tr><tr><td>500 m\u00b2<\/td><td>0,05 ha<\/td><td>1 700,05 GEL<\/td><\/tr><tr><td>1 000 m\u00b2<\/td><td>0,10 ha<\/td><td>3 400,10 GEL<\/td><\/tr><tr><td>1 500 m\u00b2<\/td><td>0,15 ha<\/td><td>5 100,15 GEL<\/td><\/tr><tr><td>2 000 m\u00b2<\/td><td>0,20 ha<\/td><td>6 800,20 GEL<\/td><\/tr><tr><td>5 000 m\u00b2<\/td><td>0,50 ha<\/td><td>17 000,50 GEL<\/td><\/tr><tr><td>10 000 m\u00b2<\/td><td>1 ha<\/td><td>34 001 GEL<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p>Jedn\u00e1 se pouze o kompenza\u010dn\u00ed platbu. Do v\u00fdpo\u010dtu nejsou zahrnuty registra\u010dn\u00ed poplatek NAPR, z\u00edsk\u00e1n\u00ed informac\u00ed, p\u0159\u00edpadn\u00e9 katastr\u00e1ln\u00ed nebo geodetick\u00e9 pr\u00e1ce, urbanistick\u00e1 kontrola a odborn\u00e9 slu\u017eby.<\/p>\n\n\n\n<p>Tyto \u00fadaje vypl\u00fdvaj\u00ed p\u0159\u00edmo z ofici\u00e1ln\u00ed sazby 34 001 GEL\/ha. Na\u0159\u00edzen\u00ed rovn\u011b\u017e stanov\u00ed \u010d\u00e1stku 100 000 GEL\/ha pro \u00fazem\u00ed podl\u00e9haj\u00edc\u00ed zvl\u00e1\u0161tn\u00ed regulaci.<\/p>\n\n\n\n<p><strong>Pokud se pozemek nach\u00e1z\u00ed na \u00fazem\u00ed se zvl\u00e1\u0161tn\u00edmi p\u0159edpisy<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Oblast<\/th><th>Kompenzace p\u0159i sazb\u011b 100 000 GEL\/ha<\/th><\/tr><\/thead><tbody><tr><td>300 \u043c\u00b2<\/td><td>3 000 GEL<\/td><\/tr><tr><td>500 m\u00b2<\/td><td>5 000 GEL<\/td><\/tr><tr><td>1 000 m\u00b2<\/td><td>10 000 GEL<\/td><\/tr><tr><td>2 000 m\u00b2<\/td><td>20 000 GEL<\/td><\/tr><tr><td>5 000 m\u00b2<\/td><td>50 000 GEL<\/td><\/tr><tr><td>1 ha<\/td><td>100 000 GEL<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>Nelze uplatnit sazbu 100 000 GEL pouze proto, \u017ee se pozemek nach\u00e1z\u00ed v rekrea\u010dn\u00ed nebo drah\u00e9 lokalit\u011b. Nejprve je t\u0159eba zjistit, zda se na dan\u00e9 \u00fazem\u00ed vztahuje zvl\u00e1\u0161tn\u00ed regulace.<\/p>\n<\/blockquote>\n\n\n\n<p><strong>Kdy je t\u0159eba vyplatit kompenzaci:<\/strong> na\u0159\u00edzen\u00ed \u010d. 396 stanov\u00ed vyplacen\u00ed kompenzace <strong>do p\u0159ijet\u00ed kone\u010dn\u00e9ho rozhodnut\u00ed o zm\u011bn\u011b \u00fa\u010delu vyu\u017eit\u00ed pozemku<\/strong>. Platba se p\u0159ev\u00e1d\u00ed do st\u00e1tn\u00edho rozpo\u010dtu Gruzie.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Dal\u0161\u00ed n\u00e1klady<\/h3>\n\n\n\n<p>Krom\u011b povinn\u00fdch plateb m\u016f\u017ee skute\u010dn\u00e1 cena z\u00e1kroku zahrnovat:<\/p>\n\n\n\n<p><strong>Tabulka 4. Z \u010deho se skl\u00e1daj\u00ed n\u00e1klady p\u0159i zm\u011bn\u011b \u00fa\u010delu vyu\u017eit\u00ed<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>P\u0159edm\u011bt v\u00fddaj\u016f<\/th><th>\u010c\u00e1stka \/ orienta\u010dn\u00ed hodnota<\/th><\/tr><\/thead><tbody><tr><td>Registra\u010dn\u00ed poplatek NAPR<\/td><td>150 \/ 270 \/ 350 GEL (v z\u00e1vislosti na dob\u011b trv\u00e1n\u00ed)<\/td><\/tr><tr><td>Od\u0161kodn\u011bn\u00ed za p\u0159evod zem\u011bd\u011blsk\u00e9 p\u016fdy<\/td><td>Podle sazeb stanoven\u00fdch v na\u0159\u00edzen\u00ed \u010d. 396 (\u00fam\u011brn\u011b k rozloze; pro Batumi, Tbilisi a \u00fazem\u00ed se zvl\u00e1\u0161tn\u00ed regulac\u00ed)<\/td><\/tr><tr><td>Informa\u010dn\u00ed p\u0159ehled NAPR (ur\u010den\u00ed\/kategorie)<\/td><td>13 \/ 26 \/ 39 GEL (v z\u00e1vislosti na dob\u011b trv\u00e1n\u00ed)<\/td><\/tr><tr><td>Katastr\u00e1ln\u00ed nebo geodetick\u00e9 pr\u00e1ce<\/td><td>Z\u00e1le\u017e\u00ed na situaci a na dodavateli<\/td><\/tr><tr><td>Projektov\u00e9 \/ urbanistick\u00e9 studie<\/td><td>Z\u00e1le\u017e\u00ed na situaci<\/td><\/tr><tr><td>Odborn\u00e1 kontrola u slo\u017eit\u00fdch objekt\u016f<\/td><td>Z\u00e1le\u017e\u00ed na odborn\u00edkovi<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>N\u00e1klady na tento \u00fakon se neomezuj\u00ed pouze na registra\u010dn\u00ed poplatek. U pozemk\u016f v Batumi a Tbilisi m\u016f\u017ee kompenza\u010dn\u00ed platba v\u00fdrazn\u011b p\u0159evy\u0161ovat n\u00e1klady na registraci. Tuto skute\u010dnost je t\u0159eba zohlednit p\u0159i posuzov\u00e1n\u00ed investi\u010dn\u00ed v\u00fdhodnosti zm\u011bny \u00fa\u010delu vyu\u017eit\u00ed.<\/p>\n<\/blockquote>\n\n\n\n<p><strong>Jak porovnat zem\u011bd\u011blsk\u00fd pozemek a hotov\u00fd nezem\u011bd\u011blsk\u00fd pozemek<\/strong><\/p>\n\n\n\n<p>Nesrovn\u00e1vejte pouze cenu za metr \u010dtvere\u010dn\u00ed.<\/p>\n\n\n\n<p>Pou\u017eijte vzorec:<\/p>\n\n\n\n<p><strong>Celkov\u00e1 cena projektu = cena pozemku + registra\u010dn\u00ed poplatky + p\u0159\u00edpadn\u00e1 kompenzace + katastr\u00e1ln\u00ed\/geodetick\u00e9 n\u00e1klady + posouzen\u00ed z hlediska \u00fazemn\u00edho pl\u00e1nov\u00e1n\u00ed + n\u00e1klady na \u010das a p\u0159\u00edpravu projektu.<\/strong><\/p>\n\n\n\n<p>P\u0159\u00edklad:<\/p>\n\n\n\n<p>Pokud je zem\u011bd\u011blsk\u00fd pozemek o rozloze 1 000 m\u00b2 v Batumi o 3 000 GEL levn\u011bj\u0161\u00ed ne\u017e srovnateln\u00fd nezem\u011bd\u011blsk\u00fd pozemek, \u010din\u00ed stanoven\u00e1 kompenzace p\u0159i p\u0159evodu cel\u00e9 plochy p\u0159ibli\u017en\u011b <strong>3 400,10 GEL<\/strong>, a to je\u0161t\u011b p\u0159ed zapo\u010d\u00edt\u00e1n\u00edm registra\u010dn\u00edho poplatku a ostatn\u00edch n\u00e1klad\u016f.<\/p>\n\n\n\n<p>Z toho vypl\u00fdv\u00e1, \u017ee ni\u017e\u0161\u00ed cena zem\u011bd\u011blsk\u00e9ho pozemku sama o sob\u011b neznamen\u00e1 v\u00fdhodn\u011bj\u0161\u00ed n\u00e1kup.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Jak dlouho trv\u00e1 tento z\u00e1krok?<\/h2>\n\n\n\n<p>Ofici\u00e1ln\u00ed lh\u016fta pro registra\u010dn\u00ed slu\u017ebu NAPR \u010din\u00ed 1 a\u017e 4 pracovn\u00ed dny v z\u00e1vislosti na zvolen\u00e9m tarifu. Jedn\u00e1 se o lh\u016ftu pro samotn\u00fd registra\u010dn\u00ed \u00fakon po p\u0159ijet\u00ed rozhodnut\u00ed, nikoli o celkovou dobu trv\u00e1n\u00ed cel\u00e9ho procesu.<\/p>\n\n\n\n<p><strong>Skute\u010dn\u00e1 cesta majitele m\u016f\u017ee trvat podstatn\u011b d\u00e9le<\/strong>, pokud:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>je t\u0159eba \u010das na shrom\u00e1\u017ed\u011bn\u00ed a p\u0159\u00edpravu dokument\u016f;<\/li>\n\n\n\n<li>NAPR \u017e\u00e1d\u00e1 o dopl\u0148uj\u00edc\u00ed \u00fadaje nebo informace;<\/li>\n\n\n\n<li>je nutn\u00e9 z\u00edskat \u00fadaje od m\u011bstsk\u00e9ho \u00fa\u0159adu;<\/li>\n\n\n\n<li>v katastru se vyskytuj\u00ed nesrovnalosti nebo chyby v rejst\u0159\u00edku;<\/li>\n\n\n\n<li>Na pozemku existuj\u00ed omezen\u00ed, kter\u00e1 je t\u0159eba vy\u0159e\u0161it.<\/li>\n<\/ul>\n\n\n\n<p>Nepo\u010d\u00edtejte s t\u00edm, \u017ee cel\u00fd proces zvl\u00e1dnete za 1\u20134 dny jen proto, \u017ee takov\u00e1 je lh\u016fta pro registraci. Realistick\u00fd odhad lh\u016ft by m\u011bl zohlednit \u010das pot\u0159ebn\u00fd na p\u0159\u00edpravn\u00e9 f\u00e1ze.<\/p>\n\n\n\n<p><strong>Tabulka 5. Orienta\u010dn\u00ed term\u00edny jednotliv\u00fdch f\u00e1z\u00ed<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>F\u00e1ze<\/th><th>Orientace podle lh\u016fty<\/th><th>Na \u010dem to z\u00e1vis\u00ed<\/th><\/tr><\/thead><tbody><tr><td>Z\u00edsk\u00e1n\u00ed aktu\u00e1ln\u00edch informac\u00ed \/ v\u00fdpisu z NAPR<\/td><td>Podle podm\u00ednek p\u0159\u00edslu\u0161n\u00e9 informa\u010dn\u00ed slu\u017eby; aktu\u00e1ln\u00ed sazbu si ov\u011b\u0159te ke dni pod\u00e1n\u00ed \u017e\u00e1dosti<\/td><td>Druh po\u017eadovan\u00e9 slu\u017eby<\/td><\/tr><tr><td>P\u0159\u00edprava dokument\u016f a od\u016fvodn\u011bn\u00ed<\/td><td>Individu\u00e1ln\u011b<\/td><td>\u00daplnost informac\u00ed, dostupnost katastr\u00e1ln\u00edch \u00fadaj\u016f<\/td><\/tr><tr><td>Projedn\u00e1n\u00ed \u017e\u00e1dosti NAPR<\/td><td>Z\u00e1le\u017e\u00ed na postupu<\/td><td>\u00daplnost bal\u00ed\u010dku, \u017e\u00e1dosti o dopl\u0148uj\u00edc\u00ed informace<\/td><\/tr><tr><td>Z\u00e1pis zm\u011bny \u00fa\u010delu (v p\u0159\u00edpad\u011b kladn\u00e9ho rozhodnut\u00ed)<\/td><td>1\u20134 pracovn\u00ed dny<\/td><td>Zvolen\u00fd tarif (150 \/ 270 \/ 350 GEL)<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Pro\u010d nemus\u00ed doj\u00edt ke zm\u011bn\u011b \u00fa\u010delu<\/h2>\n\n\n\n<p><strong>Nedostate\u010dn\u00e9 od\u016fvodn\u011bn\u00ed.<\/strong> \u017d\u00e1dost bez jasn\u00e9ho uveden\u00ed pl\u00e1novan\u00e9ho vyu\u017eit\u00ed nebo s nejasn\u00fdm od\u016fvodn\u011bn\u00edm m\u016f\u017ee v\u00e9st k \u017e\u00e1dosti o dopl\u0148uj\u00edc\u00ed informace nebo k zam\u00edtnut\u00ed \u2013 pokud z p\u0159edlo\u017een\u00fdch podklad\u016f nevypl\u00fdv\u00e1 od\u016fvodn\u011bn\u00e1 nutnost zm\u011bny \u00fa\u010delu.<\/p>\n\n\n\n<p><strong>Prostorov\u00e1 a urbanistick\u00e1 omezen\u00ed.<\/strong> Zvl\u00e1\u0161tn\u00ed pr\u00e1vn\u00ed re\u017eim dan\u00e9ho \u00fazem\u00ed m\u016f\u017ee omezit p\u0159\u00edpustn\u00e9 vyu\u017eit\u00ed pozemku a ovlivnit rozhodnut\u00ed o zm\u011bn\u011b jeho ur\u010den\u00ed. Konkr\u00e9tn\u00ed omezen\u00ed je t\u0159eba ov\u011b\u0159it v \u00fazemn\u00edm pl\u00e1nu p\u0159\u00edslu\u0161n\u00e9 z\u00f3ny a v obecn\u00ed \u010di odv\u011btvov\u00e9 dokumentaci \u2013 a to je\u0161t\u011b p\u0159ed pod\u00e1n\u00edm \u017e\u00e1dosti.<\/p>\n\n\n\n<p><strong>Ne\u00fapln\u00e1 dokumentace.<\/strong> Nedostate\u010dnost p\u0159edlo\u017een\u00fdch \u00fadaj\u016f m\u016f\u017ee v\u00e9st k \u017e\u00e1dosti o dopl\u0148uj\u00edc\u00ed informace nebo ovlivnit rozhodnut\u00ed NAPR, co\u017e v kone\u010dn\u00e9m d\u016fsledku prodlou\u017e\u00ed celkovou dobu trv\u00e1n\u00ed \u0159\u00edzen\u00ed.<\/p>\n\n\n\n<p><strong>Probl\u00e9my s katastrem.<\/strong> Rozd\u00edly mezi skute\u010dn\u00fdmi hranicemi pozemku a katastr\u00e1ln\u00edmi \u00fadaji, technick\u00e9 chyby v katastru, nevy\u0159e\u0161en\u00e9 z\u00e1le\u017eitosti t\u00fdkaj\u00edc\u00ed se sousedn\u00edch pozemk\u016f \u2013 to v\u0161e m\u016f\u017ee b\u00fdt p\u0159ek\u00e1\u017ekou p\u0159i posuzov\u00e1n\u00ed \u017e\u00e1dosti.<\/p>\n\n\n\n<p><strong>Konflikt s pr\u00e1vn\u00edm re\u017eimem dan\u00e9ho \u00fazem\u00ed.<\/strong> Pokud je pl\u00e1novan\u00e9 vyu\u017eit\u00ed pozemku po zm\u011bn\u011b jeho ur\u010den\u00ed v rozporu s funk\u010dn\u00ed z\u00f3nou nebo s p\u0159edpisy \u00fazemn\u00edho pl\u00e1nov\u00e1n\u00ed dan\u00e9ho \u00fazem\u00ed, samotn\u00e1 zm\u011bna ur\u010den\u00ed tento probl\u00e9m nevy\u0159e\u0161\u00ed.<\/p>\n\n\n\n<p><strong>Pokus o vy\u0159e\u0161en\u00ed ot\u00e1zky funk\u010dn\u00edho \u010dlen\u011bn\u00ed zm\u011bnou ur\u010den\u00ed.<\/strong> \u010castou chybou je \u017e\u00e1dost o zm\u011bnu \u00fa\u010delu vyu\u017eit\u00ed v p\u0159\u00edpadech, kdy skute\u010dn\u00e1 p\u0159ek\u00e1\u017eka le\u017e\u00ed v jin\u00e9 spr\u00e1vn\u00ed rovin\u011b: funk\u010dn\u00ed z\u00f3nov\u00e1n\u00ed a zm\u011bna \u00fa\u010delu vyu\u017eit\u00ed nejsou tot\u00e9\u017e.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>Schv\u00e1len\u00ed zm\u011bny \u00fazemn\u00edho ur\u010den\u00ed neznamen\u00e1 automatick\u00e9 povolen\u00ed k v\u00fdstavb\u011b jak\u00e9hokoli objektu na dan\u00e9m pozemku. Po zm\u011bn\u011b \u00fazemn\u00edho ur\u010den\u00ed je nutn\u00e9 samostatn\u011b stanovit, jak\u00e9 konkr\u00e9tn\u00ed objekty a s jak\u00fdmi parametry jsou na dan\u00e9m \u00fazem\u00ed povoleny.<\/p>\n<\/blockquote>\n\n\n\n<p>V p\u0159\u00edpad\u011b zam\u00edtnut\u00ed je t\u0159eba prostudovat d\u016fvody uveden\u00e9 v rozhodnut\u00ed NAPR a postup pro pod\u00e1n\u00ed odvol\u00e1n\u00ed, je-li to mo\u017en\u00e9. Anal\u00fdza d\u016fvod\u016f pom\u00e1h\u00e1 pochopit, zda je mo\u017en\u00e9 p\u0159ek\u00e1\u017eky odstranit a podat \u017e\u00e1dost znovu.<\/p>\n\n\n\n<p><strong>Co d\u011blat, kdy\u017e NAPR zam\u00edtl \u017e\u00e1dost<\/strong><\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Z\u00edskejte od\u016fvodn\u011bn\u00e9 rozhodnut\u00ed a zjist\u011bte p\u0159esn\u00fd d\u016fvod zam\u00edtnut\u00ed.<\/li>\n\n\n\n<li>Zjist\u011bte, zda se probl\u00e9m t\u00fdk\u00e1 dokument\u016f, katastr\u00e1ln\u00edch \u00fadaj\u016f, \u00fa\u010delu projektu nebo prostorov\u00fdch omezen\u00ed.<\/li>\n\n\n\n<li>Pokud nem\u00e1te dostatek informac\u00ed, zeptejte se, jak\u00e9 dokumenty je t\u0159eba doplnit.<\/li>\n\n\n\n<li>Pokud byl zji\u0161t\u011bn katastr\u00e1ln\u00ed probl\u00e9m, nejprve jej vy\u0159e\u0161te.<\/li>\n\n\n\n<li>Pokud se p\u0159ek\u00e1\u017eka t\u00fdk\u00e1 funk\u010dn\u00ed z\u00f3ny, nepod\u00e1vejte stejnou \u017e\u00e1dost opakovan\u011b: nejprve je t\u0159eba vy\u0159e\u0161it \u00fazemn\u00ed omezen\u00ed.<\/li>\n\n\n\n<li>Posu\u010fte ekonomickou opodstatn\u011bnost op\u011btovn\u00e9ho pou\u017eit\u00ed.<\/li>\n\n\n\n<li>Pokud se rozhodnut\u00ed t\u00fdk\u00e1 v\u00fdznamn\u00fdch majetkov\u00fdch z\u00e1jm\u016f, pora\u010fte se s odborn\u00edkem na pr\u00e1vo ohledn\u011b postupu a vyhl\u00eddek na pod\u00e1n\u00ed odvol\u00e1n\u00ed.<\/li>\n<\/ol>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>Opakovan\u00e9 pod\u00e1n\u00ed stejn\u00fdch dokument\u016f bez odstran\u011bn\u00ed p\u0159\u00ed\u010diny zam\u00edtnut\u00ed samo o sob\u011b probl\u00e9m nevy\u0159e\u0161\u00ed.<\/p>\n<\/blockquote>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Zm\u011bna \u00fa\u010delu vyu\u017eit\u00ed a v\u00fdstavba<\/h2>\n\n\n\n<p>Jedn\u00edm z nej\u010dast\u011bj\u0161\u00edch zdroj\u016f omyl\u016f je ztoto\u017e\u0148ov\u00e1n\u00ed statusu pozemku jako nezem\u011bd\u011blsk\u00e9ho s automatick\u00fdm \u201epovolen\u00edm ke stavb\u011b\u201c. <strong>To nen\u00ed pravda.<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"577\" src=\"https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/5_rezultat-1-1024x577.webp\" alt=\"Jak zm\u011bnit \u00fa\u010del vyu\u017eit\u00ed pozemku v Gruzii\" class=\"wp-image-19144\" srcset=\"https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/5_rezultat-1-1024x577.webp 1024w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/5_rezultat-1-300x169.webp 300w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/5_rezultat-1-18x10.webp 18w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/5_rezultat-1.webp 1300w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<p>Spr\u00e1vn\u00fd postup pro majitele, kter\u00fd pl\u00e1nuje stavbu, vypad\u00e1 jinak:<\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li><strong>Ov\u011b\u0159it katastr\u00e1ln\u00ed \u00fadaje<\/strong> \u2014 aktu\u00e1ln\u00ed \u00fadaje z NAPR o pozemku, jeho rozloze, hranic\u00edch a vlastn\u00edkovi.<\/li>\n\n\n\n<li><strong>Ov\u011b\u0159it ur\u010den\u00ed<\/strong> \u2014 zem\u011bd\u011blsk\u00e9 nebo nezem\u011bd\u011blsk\u00e9.<\/li>\n\n\n\n<li><strong>Ur\u010dit funk\u010dn\u00ed z\u00f3nu<\/strong> \u2014 jak\u00fd zp\u016fsob vyu\u017eit\u00ed je pro dan\u00e9 \u00fazem\u00ed stanoven v dokumentech \u00fazemn\u00edho pl\u00e1nov\u00e1n\u00ed obce.<\/li>\n\n\n\n<li><strong>Zjistit p\u0159\u00edpustn\u00e9 parametry z\u00e1stavby<\/strong> \u2014 povolen\u00e9 typy objekt\u016f, po\u010det podla\u017e\u00ed, koeficienty z\u00e1stavby a dal\u0161\u00ed normy.<\/li>\n\n\n\n<li><strong>V p\u0159\u00edpad\u011b pot\u0159eby zm\u011bnit \u00fa\u010del<\/strong> \u2014 pouze pokud aktu\u00e1ln\u00ed stav skute\u010dn\u011b p\u0159edstavuje p\u0159ek\u00e1\u017eku pro pl\u00e1novan\u00fd projekt.<\/li>\n\n\n\n<li><strong>Samostatn\u011b vy\u0159\u00eddit z\u00e1le\u017eitosti souvisej\u00edc\u00ed s projektov\u00e1n\u00edm a z\u00edsk\u00e1n\u00edm stavebn\u00edho povolen\u00ed<\/strong> \u2014 jedn\u00e1 se o samostatn\u00fd spr\u00e1vn\u00ed proces, kter\u00fd v \u017e\u00e1dn\u00e9m p\u0159\u00edpad\u011b automaticky nevypl\u00fdv\u00e1 ze skute\u010dnosti, \u017ee do\u0161lo ke zm\u011bn\u011b ur\u010den\u00ed.<\/li>\n<\/ol>\n\n\n\n<p>Praktick\u00fd p\u0159\u00edklad: pozemek z\u00edskal status nezem\u011bd\u011blsk\u00e9ho pozemku. To neur\u010duje, kolik podla\u017e\u00ed je povoleno, jak\u00e9 procento pozemku lze zastav\u011bt, zda je mo\u017en\u00e9 vybudovat objekt komer\u010dn\u00edho nebo pouze bytov\u00e9ho charakteru. V\u0161echny tyto parametry jsou stanoveny funk\u010dn\u00ed z\u00f3nou a stavebn\u00edmi p\u0159edpisy \u2013 samostatn\u00fdmi dokumenty, kter\u00e9 je nutn\u00e9 ov\u011b\u0159it na m\u011bstsk\u00e9m \u00fa\u0159ad\u011b.<\/p>\n\n\n\n<p>Ot\u00e1zky t\u00fdkaj\u00edc\u00ed se stavebn\u00edho povolen\u00ed v Gruzii \u2013 postup, dokumenty, lh\u016fty, org\u00e1ny \u2013 p\u0159edstavuj\u00ed samostatn\u00e9 t\u00e9ma, kter\u00e9 si zaslou\u017e\u00ed vlastn\u00ed rozbor.<\/p>\n\n\n\n<p>Pro \u010dten\u00e1\u0159e, kte\u0159\u00ed se teprve rozhoduj\u00ed a nev\u011bd\u00ed, s jak\u00fdm pozemkem nebo objektem za\u010d\u00edt:<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>Pokud jste si zat\u00edm nevybrali konkr\u00e9tn\u00ed pozemek, ale pl\u00e1nujete stavbu, investici nebo p\u0159est\u011bhov\u00e1n\u00ed do Gruzie, vypl\u0148te kr\u00e1tk\u00fd dotazn\u00edk na webu The Residence. Pom\u016f\u017ee v\u00e1m to rychleji se zorientovat v mo\u017enostech, kter\u00e9 odpov\u00eddaj\u00ed va\u0161im c\u00edl\u016fm: <a href=\"\/cs\/quiz\/\">vyhledat objekt podle parametr\u016f<\/a>.<\/p>\n<\/blockquote>\n\n\n\n<p><strong>Kdy m\u016f\u017ee \u00fazemn\u00ed pl\u00e1n slou\u017eit jako podklad pro zm\u011bnu \u00fa\u010delu vyu\u017eit\u00ed<\/strong><\/p>\n\n\n\n<p>Gruz\u00ednsk\u00fd stavebn\u00ed z\u00e1kon\u00edk samostatn\u011b upravuje situaci, kdy \u00fazemn\u00ed pl\u00e1n nebo podrobn\u00fd \u00fazemn\u00ed pl\u00e1n po\u010d\u00edt\u00e1 se zm\u011bnou funk\u010dn\u00ed z\u00f3ny, kter\u00e1 umo\u017e\u0148uje zm\u011bnit zem\u011bd\u011blsk\u00e9 vyu\u017eit\u00ed pozemku na nezem\u011bd\u011blsk\u00e9.<\/p>\n\n\n\n<p>V takov\u00e9m p\u0159\u00edpad\u011b m\u00e1 dot\u010den\u00e1 osoba pr\u00e1vo po\u017e\u00e1dat o z\u00e1pis zm\u011bny \u00fa\u010delu vyu\u017eit\u00ed, p\u0159i\u010dem\u017e p\u0159\u00edslu\u0161n\u00e9 rozhodnut\u00ed v r\u00e1mci schv\u00e1len\u00e9ho pl\u00e1nu p\u0159edstavuje podklad pro zm\u011bnu \u00fa\u010delu vyu\u017eit\u00ed v NAPR.<\/p>\n\n\n\n<p>U velk\u00fdch developersk\u00fdch projekt\u016f je proto nutn\u00e9 analyzovat nejen v\u00fdpis z ve\u0159ejn\u00e9ho rejst\u0159\u00edku, ale i platn\u00e9 dokumenty \u00fazemn\u00edho pl\u00e1nov\u00e1n\u00ed.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Co je t\u0159eba zkontrolovat p\u0159ed koup\u00ed pozemku<\/h2>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Co zkontrolovat<\/th><th>Co p\u0159esn\u011b nainstalovat<\/th><th>\u010cerven\u00e1 vlajka<\/th><\/tr><\/thead><tbody><tr><td>Katastr\u00e1ln\u00ed k\u00f3d<\/td><td>Odpov\u00edd\u00e1 k\u00f3d navrhovan\u00e9mu pozemku?<\/td><td>Prodejce k\u00f3d neposkytuje<\/td><\/tr><tr><td>Majitel<\/td><td>Kdo je registrov\u00e1n v NAPR<\/td><td>Prod\u00e1vaj\u00edc\u00ed nen\u00ed toto\u017en\u00fd s vlastn\u00edkem<\/td><\/tr><tr><td>\u00da\u010del<\/td><td>Zem\u011bd\u011blstv\u00ed \/ Nezem\u011bd\u011blstv\u00ed<\/td><td>V inzer\u00e1tu je uveden jin\u00fd stav<\/td><\/tr><tr><td>Kategorie<\/td><td>Pastviny, louky na seno, orn\u00e1 p\u016fda, zahradn\u00ed pozemky<\/td><td>Kategorie nen\u00ed zn\u00e1ma<\/td><\/tr><tr><td>Hranice<\/td><td>Odpov\u00eddaj\u00ed si katastr\u00e1ln\u00ed a skute\u010dn\u00e9 hranice?<\/td><td>Plot\/silnice p\u0159esahuj\u00ed hranice<\/td><\/tr><tr><td>Z\u00e1t\u011b\u017ee<\/td><td>Hypot\u00e9ka, exekuce, v\u011bcn\u00e9 b\u0159emeno<\/td><td>Existuj\u00ed nevy\u0159e\u0161en\u00e1 omezen\u00ed<\/td><\/tr><tr><td>Vchod<\/td><td>Existuje pr\u00e1vn\u011b zaru\u010den\u00fd p\u0159\u00edstup?<\/td><td>Fyzick\u00e1 cesta existuje, pr\u00e1vn\u00ed p\u0159\u00edstup v\u0161ak ne<\/td><\/tr><tr><td>Funk\u010dn\u00ed z\u00f3na<\/td><td>Co je na tomto \u00fazem\u00ed povoleno<\/td><td>Pl\u00e1novan\u00e1 stavba neodpov\u00edd\u00e1 dan\u00e9 z\u00f3n\u011b<\/td><\/tr><tr><td>Parametry z\u00e1stavby<\/td><td>Typ, plocha, po\u010det podla\u017e\u00ed a dal\u0161\u00ed parametry<\/td><td>Projekt nelze realizovat v po\u017eadovan\u00e9 podob\u011b<\/td><\/tr><tr><td>Komunikace<\/td><td>Skute\u010dn\u00e1 mo\u017enost p\u0159ipojen\u00ed<\/td><td>\u201eKomunikace nabl\u00edzku\u201c bez potvrzen\u00ed p\u0159ipojen\u00ed<\/td><\/tr><tr><td>Zm\u011bna ur\u010den\u00ed<\/td><td>Je to nutn\u00e9 a nakolik je to re\u00e1ln\u00e9?<\/td><td>Jedin\u00fdm d\u016fvodem je slib prod\u00e1vaj\u00edc\u00edho<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p>O tom, jak obecn\u011b prob\u00edh\u00e1 prov\u011b\u0159ov\u00e1n\u00ed nemovitost\u00ed v Gruzii, se do\u010dtete v podrobn\u00e9m \u010dl\u00e1nku: \u201e<a href=\"https:\/\/residence-estate.ge\/cs\/guides\/how-to-check-a-developer-in-georgia\/\" data-type=\"post\" data-id=\"17519\">Jak prov\u011b\u0159it nemovitost v Gruzii p\u0159ed koup\u00ed<\/a>\u201e. Ot\u00e1zky souvisej\u00edc\u00ed s b\u0159emeny p\u0159edstavuj\u00ed samostatn\u00e9 d\u016fle\u017eit\u00e9 t\u00e9ma, kter\u00e9 je t\u0159eba prozkoumat je\u0161t\u011b p\u0159ed uzav\u0159en\u00edm transakce.\u201c<\/p>\n\n\n\n<p>Zahrani\u010dn\u00ed kupuj\u00edc\u00ed se nav\u00edc mus\u00ed ujistit, \u017ee je mo\u017en\u00e9 pozemek v jeho sou\u010dasn\u00e9m stavu koupit. V\u00edce informac\u00ed najdete v n\u00e1sleduj\u00edc\u00ed \u010d\u00e1sti a v \u010dl\u00e1nku \u201e<a href=\"\/cs\/all\/can-a-foreigner-buy-land-in-georgia\/\">M\u016f\u017ee cizinec koupit pozemek v Gruzii?<\/a>&#171;.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Co je pro cizince d\u016fle\u017eit\u00e9<\/h2>\n\n\n\n<p>Ur\u010den\u00ed \u00fa\u010delu pozemku m\u00e1 pro zahrani\u010dn\u00edho kupuj\u00edc\u00edho dvoj\u00ed v\u00fdznam.<\/p>\n\n\n\n<p>Za prv\u00e9, <strong>Obecn\u011b plat\u00ed, \u017ee zahrani\u010dn\u00ed fyzick\u00e9 osoby maj\u00ed omezen\u00e1 pr\u00e1va na nab\u00fdv\u00e1n\u00ed zem\u011bd\u011blsk\u00e9 p\u016fdy v Gruzii.<\/strong> To bylo zji\u0161t\u011bno <a href=\"https:\/\/www.matsne.gov.ge\/en\/document\/view\/4596123\" rel=\"nofollow noopener\" target=\"_blank\">Organick\u00fd z\u00e1kon Gruzie o vlastnictv\u00ed zem\u011bd\u011blsk\u00e9 p\u016fdy<\/a>. Z\u00e1kon v\u0161ak stanov\u00ed v\u00fdjimky \u2013 zejm\u00e9na z\u00edsk\u00e1n\u00ed zem\u011bd\u011blsk\u00e9 p\u016fdy d\u011bdictv\u00edm. Pro n\u011bkter\u00e9 <strong>pr\u00e1vnick\u00e9 osoby soukrom\u00e9ho pr\u00e1va registrovan\u00e9 v Gruzii, jejich\u017e majoritn\u00edm spole\u010dn\u00edkem je zahrani\u010dn\u00ed subjekt<\/strong> Plat\u00ed zvl\u00e1\u0161tn\u00ed re\u017eim: n\u00e1kup je mo\u017en\u00fd na z\u00e1klad\u011b investi\u010dn\u00edho pl\u00e1nu a rozhodnut\u00ed gruz\u00ednsk\u00e9 vl\u00e1dy. <\/p>\n\n\n\n<p>Zadruh\u00e9, p\u0159ed p\u0159evodem vlastnick\u00e9ho pr\u00e1va mus\u00ed zm\u011bnu \u00fa\u010delu vyu\u017eit\u00ed iniciovat \u017eadatel opr\u00e1vn\u011bn\u00fd podle z\u00e1kona. V typick\u00e9 kupn\u00ed smlouv\u011b tuto z\u00e1le\u017eitost \u0159e\u0161\u00ed st\u00e1vaj\u00edc\u00ed vlastn\u00edk. Konkr\u00e9tn\u00ed opr\u00e1vn\u011bn\u00ed a mo\u017enost zastupov\u00e1n\u00ed je t\u0159eba ov\u011b\u0159it v NAPR.<\/p>\n\n\n\n<p>Z toho vypl\u00fdv\u00e1 <strong>d\u016fle\u017eit\u00fd praktick\u00fd sc\u00e9n\u00e1\u0159<\/strong>:<\/p>\n\n\n\n<p>Prodejce nab\u00edz\u00ed zem\u011bd\u011blsk\u00fd pozemek za n\u00edzkou cenu a \u00fastn\u011b slibuje: \u201epo koupi zm\u011bn\u00edte jeho status\u201c. U b\u011b\u017en\u00e9ho p\u0159\u00edm\u00e9ho n\u00e1kupu zahrani\u010dn\u00ed fyzickou osobou takov\u00fd postup zpravidla nefunguje: nejprve je t\u0159eba ov\u011b\u0159it p\u0159\u00edpustnost nabyt\u00ed zem\u011bd\u011blsk\u00e9 p\u016fdy a v\u00fdjimky stanoven\u00e9 z\u00e1konem. N\u00e1slednou zm\u011bnu \u00fa\u010delu vyu\u017eit\u00ed nelze pova\u017eovat za zaru\u010den\u00fd zp\u016fsob, jak obej\u00edt omezen\u00ed.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>Nepodepisujte smlouvu a nevkl\u00e1dejte zna\u010dnou z\u00e1lohu za zem\u011bd\u011blsk\u00fd pozemek pouze na z\u00e1klad\u011b \u00fastn\u00edho slibu prod\u00e1vaj\u00edc\u00edho. Je spr\u00e1vn\u011bj\u0161\u00ed si p\u0159edem ov\u011b\u0159it: zda je n\u00e1kup tohoto pozemku p\u0159\u00edpustn\u00fd s ohledem na z\u00e1konn\u00e1 omezen\u00ed a v\u00fdjimky, zda je re\u00e1ln\u011b mo\u017en\u00e9 zm\u011bnit jeho \u00fa\u010del, kdo prov\u00e1d\u00ed dan\u00fd postup, za jak\u00fdch podm\u00ednek a co se stane se z\u00e1lohou, pokud ke zm\u011bn\u011b nedojde.<\/p>\n<\/blockquote>\n\n\n\n<p>Nejedn\u00e1 se o pr\u00e1vn\u00ed poradenstv\u00ed t\u00fdkaj\u00edc\u00ed se konkr\u00e9tn\u00ed transakce \u2013 jde o z\u00e1sadn\u00ed postup prov\u011b\u0159ov\u00e1n\u00ed, kter\u00fd je nutn\u00e9 absolvovat p\u0159ed p\u0159ijet\u00edm jak\u00fdchkoli finan\u010dn\u00edch z\u00e1vazk\u016f.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p><strong>Varovn\u00e9 sign\u00e1ly p\u0159i koupi zem\u011bd\u011blsk\u00e9 p\u016fdy<\/strong><\/p>\n\n\n\n<p>Bu\u010fte obzvl\u00e1\u0161t\u011b opatrn\u00ed, pokud prodejce nebo zprost\u0159edkovatel \u0159ekne:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u201eTen status ur\u010dit\u011b zm\u011bn\u00ed.\u201c<\/li>\n\n\n\n<li>\u201eNejd\u0159\u00edv to kupte, pak to vy\u0159i\u010fte.\u201c<\/li>\n\n\n\n<li>\u201eSoused postavil d\u016fm \u2013 tak\u017ee to jde i tady.\u201c<\/li>\n\n\n\n<li>\u201eNon-Agricultural znamen\u00e1, \u017ee se tam d\u00e1 stav\u011bt cokoli.\u201c<\/li>\n\n\n\n<li>\u201eFunk\u010dn\u00ed z\u00f3nu nen\u00ed t\u0159eba kontrolovat.\u201c<\/li>\n\n\n\n<li>\u201eKomunikace na dosah \u2013 p\u0159ipojen\u00ed zaru\u010deno.\u201c<\/li>\n\n\n\n<li>\u201eKatastr\u00e1ln\u00ed k\u00f3d v\u00e1m sd\u011bl\u00edme a\u017e po zaplacen\u00ed z\u00e1lohy.\u201c<\/li>\n<\/ul>\n\n\n\n<p>\u017d\u00e1dn\u00e9 z t\u011bchto tvrzen\u00ed samo o sob\u011b neprokazuje pr\u00e1vn\u00ed ani urbanistickou vhodnost pozemku.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">\u010cast\u00e9 chyby majitel\u016f<\/h2>\n\n\n\n<p>Praktick\u00fd seznam chyb, ke kter\u00fdm doch\u00e1z\u00ed p\u0159i nakl\u00e1d\u00e1n\u00ed s pozemky v Gruzii.<\/p>\n\n\n\n<p><strong>1. Zam\u011b\u0148ovat \u00fa\u010del a funk\u010dn\u00ed z\u00f3nu.<\/strong> \u00dazemn\u00ed ur\u010den\u00ed (zem\u011bd\u011blsk\u00e9 \/ nezem\u011bd\u011blsk\u00e9) a funk\u010dn\u00ed z\u00f3na jsou odli\u0161n\u00e9 pojmy z r\u016fzn\u00fdch dokument\u016f. Z\u00edsk\u00e1n\u00ed statusu nezem\u011bd\u011blsk\u00e9ho \u00fazem\u00ed samo o sob\u011b nevy\u0159e\u0161\u00ed ot\u00e1zku stavebn\u00edho povolen\u00ed. D\u016fsledek: ztr\u00e1ta \u010dasu a pen\u011bz na zm\u011bnu ur\u010den\u00ed, po kter\u00e9 se uk\u00e1\u017ee, \u017ee funk\u010dn\u00ed z\u00f3na omezuje mo\u017enosti z\u00e1stavby.<\/p>\n\n\n\n<p><strong>2. Pova\u017eovat zm\u011bnu ur\u010den\u00ed za automatickou.<\/strong> Postup je stanoven z\u00e1konem, ale kladn\u00fd v\u00fdsledek nen\u00ed zaru\u010den. Odm\u00edtnut\u00ed nebo dodate\u010dn\u00e9 po\u017eadavky jsou re\u00e1ln\u00fdm v\u00fdsledkem. D\u016fsledek: neuskute\u010dn\u011bn\u00fd projekt, u n\u011bho\u017e se zm\u011bna \u00fa\u010delu po\u010d\u00edtala jako ji\u017e vy\u0159e\u0161en\u00e1 z\u00e1le\u017eitost.<\/p>\n\n\n\n<p><strong>3. Kupovat pozemek p\u0159ed ov\u011b\u0159en\u00edm jeho stavu a skute\u010dn\u00e9 mo\u017enosti zm\u011bny.<\/strong> N\u00e1kup pozemku p\u0159ed ov\u011b\u0159en\u00edm jeho statusu a platn\u00fdch omezen\u00ed s sebou nese riziko dodate\u010dn\u00fdch v\u00fddaj\u016f nebo nemo\u017enosti realizovat pl\u00e1novan\u00fd projekt. D\u016fsledek: kupuj\u00edc\u00ed zjist\u00ed, \u017ee zm\u011bna \u00fa\u010delu vyu\u017eit\u00ed nen\u00ed mo\u017en\u00e1 nebo je podstatn\u011b n\u00e1kladn\u011bj\u0161\u00ed, ne\u017e se o\u010dek\u00e1valo.<\/p>\n\n\n\n<p><strong>4. Spol\u00e9hat se na text inzer\u00e1tu nam\u00edsto ofici\u00e1ln\u00edho v\u00fdpisu.<\/strong> Stav pozemku uveden\u00fd v inzer\u00e1tu nemus\u00ed odpov\u00eddat aktu\u00e1ln\u00edm \u00fadaj\u016fm v katastru nemovitost\u00ed. D\u016fsledek: jedn\u00e1n\u00ed a p\u0159edb\u011b\u017en\u00e9 z\u00e1vazky zalo\u017een\u00e9 na nespr\u00e1vn\u00fdch informac\u00edch.<\/p>\n\n\n\n<p><strong>5. Pova\u017eovat status \u201enezem\u011bd\u011blsk\u00fd\u201c za stavebn\u00ed povolen\u00ed.<\/strong> \u201eNon-Agricultural\u201c je status ur\u010den\u00ed vyu\u017eit\u00ed, nikoli povolen\u00ed. K v\u00fdstavb\u011b je zapot\u0159eb\u00ed samostatn\u00e9 \u0159\u00edzen\u00ed. D\u016fsledek: pozemek byl zakoupen, ur\u010den\u00ed vyu\u017eit\u00ed bylo zm\u011bn\u011bno, ale s v\u00fdstavbou nelze za\u010d\u00edt, ani\u017e by byly absolvov\u00e1ny dal\u0161\u00ed kroky.<\/p>\n\n\n\n<p><strong>6. Nezohlednit kompenza\u010dn\u00ed platbu.<\/strong> V Batumi a Tbilisi m\u016f\u017ee kompenzace za p\u0159evod zem\u011bd\u011blsk\u00e9 p\u016fdy v\u00fdrazn\u011b p\u0159ekro\u010dit o\u010dek\u00e1v\u00e1n\u00ed. D\u016fsledek: finan\u010dn\u00ed model projektu se uk\u00e1\u017ee jako nespr\u00e1vn\u00fd.<\/p>\n\n\n\n<p><strong>7. Porovn\u00e1vat pouze cenu pozemku a p\u0159itom opom\u00edjet celkov\u00e9 n\u00e1klady spojen\u00e9 se zm\u011bnou statusu.<\/strong> Zem\u011bd\u011blsk\u00fd pozemek m\u016f\u017ee b\u00fdt nab\u00edzen za ni\u017e\u0161\u00ed cenu ne\u017e srovnateln\u00fd nezem\u011bd\u011blsk\u00fd pozemek \u2013 nejde v\u0161ak o univerz\u00e1ln\u00ed pravidlo. Registra\u010dn\u00ed poplatek plus kompenzace plus katastr\u00e1ln\u00ed pr\u00e1ce plus lh\u016fty mohou zm\u011bnit ekonomiku transakce. D\u016fsledek: kone\u010dn\u00e1 cena nezem\u011bd\u011blsk\u00e9ho pozemku po zm\u011bn\u011b \u00fa\u010delu vyu\u017eit\u00ed p\u0159evy\u0161uje tr\u017en\u00ed cenu obdobn\u00e9ho nezem\u011bd\u011blsk\u00e9ho pozemku.<\/p>\n\n\n\n<p><strong>8. Ignorovat probl\u00e9my s katastru nemovitost\u00ed ve f\u00e1zi p\u0159\u00edpravy \u017e\u00e1dosti.<\/strong> Pokud nebudou katastr\u00e1ln\u00ed nesrovnalosti odhaleny v p\u0159edstihu, mohou b\u00fdt zji\u0161t\u011bny p\u0159i p\u0159\u00edprav\u011b nebo posuzov\u00e1n\u00ed \u017e\u00e1dosti v r\u00e1mci NAPR a mohou si vy\u017e\u00e1dat dal\u0161\u00ed katastr\u00e1ln\u00ed \u00fakony. D\u016fsledek: \u0159\u00edzen\u00ed se prodlu\u017euje a vznikaj\u00ed dodate\u010dn\u00e9 n\u00e1klady na katastr\u00e1ln\u00ed pr\u00e1ce.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"577\" src=\"https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/6_rezultat-1024x577.webp\" alt=\"Jak zm\u011bnit \u00fa\u010del vyu\u017eit\u00ed pozemku v Gruzii\" class=\"wp-image-19145\" srcset=\"https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/6_rezultat-1024x577.webp 1024w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/6_rezultat-300x169.webp 300w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/6_rezultat-18x10.webp 18w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/09\/6_rezultat.webp 1300w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p>Spr\u00e1vn\u00fd postup p\u0159i nakl\u00e1d\u00e1n\u00ed s pozemkem neza\u010d\u00edn\u00e1 pod\u00e1n\u00edm \u017e\u00e1dosti o zm\u011bnu \u00fa\u010delu vyu\u017eit\u00ed, ale ov\u011b\u0159en\u00edm toho, co p\u0159esn\u011b s pozemkem pl\u00e1nujete ud\u011blat a jak to odpov\u00edd\u00e1 jeho aktu\u00e1ln\u00edmu statusu.<\/p>\n\n\n\n<p>Zkontrolujte ofici\u00e1ln\u00ed \u00fadaje v NAPR \u2013 \u00fa\u010del vyu\u017eit\u00ed, kategorii, omezen\u00ed. Ur\u010dete \u00fa\u010del vyu\u017eit\u00ed. Stanovte funk\u010dn\u00ed z\u00f3nu a urbanistick\u00e9 parametry prost\u0159ednictv\u00edm m\u011bstsk\u00e9ho \u00fa\u0159adu. Teprve pot\u00e9 bude jasn\u00e9, zda je zm\u011bna \u00fa\u010delu v z\u00e1sad\u011b nutn\u00e1, zda je pro dan\u00fd pozemek re\u00e1ln\u011b mo\u017en\u00e9 ji z\u00edskat a kolik to bude st\u00e1t s p\u0159ihl\u00e9dnut\u00edm k registra\u010dn\u00edmu poplatku i p\u0159\u00edpadn\u00e9 kompenza\u010dn\u00ed platb\u011b.<\/p>\n\n\n\n<p>Zm\u011bna \u00fa\u010delu vyu\u017eit\u00ed je pouze n\u00e1stroj, nikoli automatick\u00e9 \u0159e\u0161en\u00ed. Pozemek v Batumi, Tbilisi, Gonio nebo Kvariati vy\u017eaduje stejn\u011b pe\u010dlivou prov\u011brku bez ohledu na to, co \u0159\u00edk\u00e1 prod\u00e1vaj\u00edc\u00ed. Investi\u010dn\u00ed \u010di stavebn\u00ed rozhodnut\u00ed p\u0159ijat\u00e9 po d\u016fkladn\u00e9m prov\u011b\u0159en\u00ed v\u0161ech parametr\u016f je rozhodnut\u00edm zalo\u017een\u00fdm na re\u00e1ln\u00fdch \u00fadaj\u00edch, nikoli na domn\u011bnk\u00e1ch.<\/p>","protected":false},"excerpt":{"rendered":"<p>Na\u0161li jste pozemek s zem\u011bd\u011blsk\u00fdm statusem za atraktivn\u00ed cenu a [\u2026]<\/p>","protected":false},"author":14,"featured_media":19140,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[174],"tags":[],"class_list":["post-19139","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-all"],"acf":[],"_links":{"self":[{"href":"https:\/\/residence-estate.ge\/cs\/wp-json\/wp\/v2\/posts\/19139","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/residence-estate.ge\/cs\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/residence-estate.ge\/cs\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/residence-estate.ge\/cs\/wp-json\/wp\/v2\/users\/14"}],"replies":[{"embeddable":true,"href":"https:\/\/residence-estate.ge\/cs\/wp-json\/wp\/v2\/comments?post=19139"}],"version-history":[{"count":4,"href":"https:\/\/residence-estate.ge\/cs\/wp-json\/wp\/v2\/posts\/19139\/revisions"}],"predecessor-version":[{"id":19894,"href":"https:\/\/residence-estate.ge\/cs\/wp-json\/wp\/v2\/posts\/19139\/revisions\/19894"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/residence-estate.ge\/cs\/wp-json\/wp\/v2\/media\/19140"}],"wp:attachment":[{"href":"https:\/\/residence-estate.ge\/cs\/wp-json\/wp\/v2\/media?parent=19139"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/residence-estate.ge\/cs\/wp-json\/wp\/v2\/categories?post=19139"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/residence-estate.ge\/cs\/wp-json\/wp\/v2\/tags?post=19139"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}