How to legalise income in Georgia from rental property for foreigners

Georgia has long been renowned as a country of property registration in Georgia goes quickly and transparently: The House of Justice processes the title deeds in 1-4 daysIf you are a foreigner, there are nuances to the transaction. But if you are a foreigner, there are nuances on the way to the transaction: language, data accuracy, site verification and payment methods. In these instructions, we're going to lay it all out property registration in GeorgiaFrom choosing a flat to receiving the registry extract - with realistic timelines, figures and tips on how not to fall into traps. I will walk the journey with you in a "live" voice - as a person who once registered an apartment in Batumi in a day and Nearly lost the deposit because of a mistake in my name..

Legal basis and conditions for registration of real estate in Georgia

Georgian law explicitly allows ownership of real estate by foreigners and binds the emergence of ownership rights to registration with the National Agency for Public Registry (NAPR). The norms on private property and its protection are enshrined in the Civil Code of Georgia, and the procedure for making entries is set out in the acts of the NAPR and the procedures of the Public Service Hall. The key principle is simple: you become the owner from the moment you make an entry in the public register.

Important: A foreigner does not need neither a residence permit nor a separate permit to buy an apartment/house in Georgia. A passport and a properly executed contract are sufficient.

Who and what can acquire: equality of rights with a key exception

Foreign individuals and legal entities may acquire and register rights to city real estate (flats, flats, houses, non-residential premises, car parks) on conditions equal to Georgian citizens. The ownership right arises after registration with NAPR and is valid throughout the country.

Key Exception: foreign individuals cannot purchase agricultural land. This restriction does not apply to urban properties and non-agricultural parcels.

Legal ownership structures are permissible:

• Purchase to a foreign individual (standard for flats/houses in the city).
• Purchase to a legal entity registered in Georgia (LLC/IP). This format is often used for investment projects and when dealing with land with a special purpose.

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Proof of entitlement: public registration with NAPR

Ownership is confirmed by an extract from the NAPR public register. Registration is carried out through the House of Justice upon application of the parties. The registrar checks the completeness of the documents and makes a record of the new owner. The service is available in standard and accelerated modes.

The right is deemed to have arisen from the date of registrationas stated in the NAPR statement. The buyer has no right in rem prior to registration.

Below is a guide to registration deadlines and fees (as of 2025; payment in GEL, approximate cost in $ is given for convenience):

Registration deadline	State duty (GEL)	Tentatively in $	Where to draw up
4 working days (standard)	≈ 150	≈ $55	House of Justice / NAPR
1 working day (acceleration)	≈ 270	≈ $100	House of Justice / NAPR
Same day (maximum)	≈ 350	≈ $130	House of Justice / NAPR

Note: Check the House of Justice and NAPR websites (links above) for current rates and deadlines; the exchange rate equivalent of $ is indicative.

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Documents and requirements for the form of the transaction

The basic kit for registering a foreigner's title is minimal:

• Buyer's passport (original).
• Contract of sale and purchase in written form. A bilingual text (Georgian + language of the buyer) is recommended.
• In case of lack of Georgian language skills - participation of an accredited interpreter when submitting the application.
• When buying in a new building, the developer's documents of title (land title, building permit, etc.).

Important: Notarisation of the contract is not required - signing and certification can be done by the registrar at the House of Justice and then immediately accept the documents into the registry.

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Restriction on agricultural land and allowable alternatives

The restriction concerns the category of land "agricultural purpose" in the cadastre. Before the transaction, it is important to check the status of the plot according to the extract from the NAPR register.

Risk: purchase of land with agricultural status for a foreign individual will not be registered. Request a statement and the intended use of the site before paying.

Practical alternatives used in the marketplace:

• Changing the intended purpose of the site (if there are grounds and after passing the administrative procedure).
• Acquisition through a Georgian legal entity (corporate and tax settings required; assess compliance and business plan).

Summary matrix of conditions

Subject	What you can buy	Restrictions	Papers	Cost benchmark
Foreigner (natural person)	Flats, houses, commercial property, car park	You can't farm land	Passport, contract, interpreter (if necessary)	Registration: ~$55-130; Interpreter: ~$10-20
Foreigner (legal entity in Georgia)	Similar + project land work is possible	Depends on the intended use and regulatorisation	Constituent documents, contract, passports of beneficiaries	Registration: ~$55-130; corporate services - by estimate

Reminder: the right arises only after an entry in the register. Before registration, a contract fixes obligations but does not replace a right in rem.

Thus, the legal regime for "non-citizens" is as liberal as possible for urban real estate: there are no residency requirements and no mandatory notary public, and registration is centralised through the House of Justice/NAPR. The exception is agricultural land, where additional legal structure and verification of the intended use before payment is required.

How the transaction proceeds: stages of buying and registering property

The process is structured and relies on a single register of rights. Key public services operate through the Public Service Hall and the National Agency for Public Registry (NAPR). Official sources: House of Justice, NAPRthe text of the laws is in the database. matsne.gov.ge.

Important: the ownership right arises from the moment the entry is made in the public register of NAPR. Before registration, only the obligation under the contract is valid - the buyer has no right in rem.

Step 1: Site selection and preliminary consultation

The first step is to determine the purpose (residential, rental, resale), budget and location (Tbilisi, Batumi, Kutaisi, etc.), then prepare a short brief and select alternatives. It is recommended to conduct an initial screening of the neighbourhood in terms of infrastructure and liquidity, and of the developer in terms of project history and delivery dates.

Selection Criteria:

• Neighbourhood and accessibility: metro/transport, schools/kindergartens, parks, sea/view.
• Type of object: primary/secondary, year of construction, floor, layout.
• Developer's documents (for new construction): right to the plot, building permit.
• The ownership cycle: management, insurance, and rental plans.
• Budget for processing: registration ($55-130), translator ($15-30), notary if necessary ($60-150).

Tip: Avoid making a deposit until the property has been inspected by the NAPR Registry - request an up-to-date statement and the status of the house/lot.

Step 2: Legal due diligence of the property before purchase

Dewealth is a critical step that reduces the risks of registering a refusal, seizure or dispute of right. The main tool is an extract from the public register (through the NAPR) indicating the owner, encumbrances and cadastral code.

Let's check:

• Owner and his/her credentials (matching data with the passport/accredited persons).
• Encumbrances: pledge/mortgage, arrests, easements, disputes.
• Cadastral code, address and area - correspondence to the actual object.
• For new construction: document for the right of development, building permit, agreement with the investor.
• Utility arrears (reconciliation of receipts) - to avoid disconnection of services after handover.

Important: foreigners are prohibited from acquiring agricultural land. Check in the extract the intended purpose of the plot; if the status is "agricultural", registration for a foreigner will not take place.

Step 3: Conclusion of the sale and purchase agreement

The contract shall be drawn up in writing, usually in a bilingual version (Georgian + language of the buyer). The documents can be authorised and accepted by an employee of the House of Justice (psh.gov.ge) - notary is not obligatory. Essential conditions: subject and identifiers (cadastral code), price and currency of settlement, procedure and terms of payment, date of transfer, allocation of costs (fee, translator), status of deposit.

Contract Checklist:

• Exact passport details of the parties (as in a passport).
• Full description of the object: address, floor, area, cadastral code.
• Price and payment schedule; method of payment (bank/escrow/credit).
• Handover period and composition of the handover (keys, car park, furniture).
• Terms on deposit/fines and cancellation procedure.

Cost Benchmarks:

• Interpreter services at certification/filing: ~$15-30.
• Notary (optional): ~$60-150, depends on the volume and price of the transaction.

Important: If Georgian language proficiency is not available, a certified interpreter is required to sign and submit the application form at the House of Justice.

Step 4: Payment for the transaction

Settlements are usually expressed in USD, but can be made in local currency (GEL) with conversion by the bank. Typical options: bank transfer (SWIFT) to the seller's account, settlement via escrow/ letter of credit (additional protection), cash payment with mandatory confirmation. In case of large amounts, the bank has the right to request confirmation of the origin of funds.

Payment options and commission benchmark:

• International bank transfer: sender/recipient bank fee ~0.3-1% or fix (depends on tariffs).
• Escrow/Letter of credit: bank's commission according to tariffs (focus on ~$100-300+).
• Cash: with receipt/acts only; consider your country's export/import limits.

Recommendation: do not make the final payment before the draft contract has been checked and is ready for submission to the House of JusticeThe best way to do this is to settle "on the day of registration" or through escrow.

Step 5. Registering the title of ownership at the House of Justice

The final stage is filing an application for registration of the right at the House of Justice with simultaneous certification of the contract. The registrar accepts the documents and sends them to the NAPR (napr.gov.ge) to make an entry.

Document Packet:

• Buyer's passport (original).
• Contract of sale (bilingual).
• Receipt for payment of the state duty (according to the selected term).
• Power of Attorney - when registering by power of attorney (notarised, with apostille/translation).

Deadlines and fees (benchmark, payment in GEL; $ gives an approximate cost):

• Standard: 4 working days - ~$55.
• Acceleration: 1 business day - ~$100.
• Same day - ~$130.

Important: the right arises on the date specified in the NAPR statement; the document is available in electronic and paper form. Check the correctness of full name (as in the passport), address and cadastral code in the finished extract.

Operating Procedure at the House of Justice:

• Selects the registration mode (standard/accelerated) at the feed stage.
• Payment of the fee on the spot or online (via terminal/bank).
• Accepting the application and issuing a registration number to track the status.

Reminder: the transaction can be executed without a notary - the contract is certified and the right is registered directly at the House of Justice.which saves time and expense.

State fees and additional costs of registration

In Georgia, the cost of processing a transaction for a foreigner consists of the mandatory state fee for registration of the right and a number of additional, but often reasonable expenses (translation, notary if necessary, bank fees). Basic state services are provided through the House of Justice and the National Agency for Public Registry NAPR: psh.gov.ge, napr.gov.ge.

Important: There is no separate tax on purchase/re-registration of immovable property in Georgia. A compulsory payment is state duty for registration of ownership in the public record.

State duty for registration of the right

Payable on submission of the application at the House of Justice. Standard and expedited processing modes are available. The fee is charged in GEL; the following is a guideline as of 2025, converted to dollars for clarity (exchange rate averaged).

• Standard deadline (4 working days): ≈ 150 GEL (approx. $55)
• Expedited (1 working day): ≈ 270 GEL (approx. $100)
• On the day of application (same day): ≈ 350 GEL (approx. $130)

Payment can be made on site (terminal/cashier) or online; status is tracked by application number via House of Justice и NAPR.

Hint: acceleration only affects the speed, not the legal validity of the record in the register. Allocation of state duty is by agreement of the parties and is fixed in the contract.

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Translations and language support

If the buyer does not speak Georgian, an interpreter is required when signing the contract and submitting the application. Often a written translation of the contract (bilingual version) and, if necessary, notarisation of the translation is required.

Approximate costs:

• Interpretation at signing/submission: $15-30 per session
• Written translation (per page): $4-8
• Notarisation of translation: $20-40

Important: absence of an interpreter when signing for a non-Russian/non-Georgian speaking buyer - grounds for refusal to accept documents or suspension of registration.

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Notarial actions (as required)

In Georgia, notarisation of a sale and purchase agreement is not mandatory: the certification can be performed by an employee of the House of Justice with subsequent registration in the NAPR. A notary is advisable when:

• the transaction is conducted under a power of attorney;
• A detailed legal review of the terms and conditions is required;
• a mortgage/loan with special clauses is arranged.

Approximate costs:

• Notarisation of the contract: $60-150 (depends on the volume and price of the transaction)
• Power of Attorney (in Georgia): $30-60 + translation if necessary
• Apostille (for power of attorney issued abroad): at the rates of the country of issue; in Georgia apostille services are provided through House of Justice

Reminder: the transaction can be executed without a notary - directly at the House of Justice with immediate filing for registrationwhich saves time and money.

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Legal support and agency services

• Legal Due Diligence and transaction support: $180-600 (depending on the complexity: checking of title, encumbrances, land acquisition, permits).
• Agency commission on the purchase of ready-made properties is usually included in the price and paid by the seller (market practice), but the terms are individualised and fixed in the agreements.

Recommendation: set a minimum budget for due diligenceespecially when buying in a new building or from a legal entity.

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Bank charges and settlement methods

• International transfer (SWIFT): sender/receiver's bank commission 0.3-1% or fix $25-50; term 1-3 banking days.
• Currency conversion: bank spread is usually 0.5-1.5% of the amount.
• Escrow/ letter of credit with Georgian bank: $100-300+ (according to the bank's tariffs).
• Cash deposit/withdrawal: according to the tariffs of the servicing bank; limits may apply.
• Proof of origin of funds: at the bank's request for large amounts.

Tip: make the final payment on the day of submission of documents at the House of Justice or through escrow - this reduces the risk of payment and registration not being synchronised.

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Other possible expenses

• NAPR Registry Extract (online/paper): ~$2-5
• Duplicate/expanded statements (if necessary): ~$3-10
• Property insurance (voluntary, annual policy): $50-150+
• Courier services/document delivery: $5-20
• Administrative minor payments (copies, printing, transfers): $5-20

Remember: all amounts in $ are approximate. and depend on the GEL exchange rate, the tariffs of a particular service provider and the selected bank.

Summary table of expenditure (benchmarks)

Article	Commitment	Tentatively, $	Where/how paid
State duty for registration of the right (4 days / 1 day / same day)	Obligatory	~55 / ~100 / ~130	House of Justice, cash desk/terminal/online
Interpreter (oral) at the time of filing	Obligatory if there is no language	~15-30	Payment to a specialist
Written translation of the contract (per page) + certification	As appropriate	~4-8 + 20-40	Translation agency / notary
Notarisation of the contract	Optional	~60-150	Notary Office
Power of Attorney + Apostille (for remote purchase)	As appropriate	~30-60 (in Georgia) + apostille fees	House of Justice / competent authority of the country of extradition
Legal support	Recommended	~180-600	law firm
Bank commissions (SWIFT/conversion/escrow)	By method of payment	~25-300+ or 0.3-1%	Bank
Extract from the NAPR register	Recommended	~2-5	NAPR

Bottom line: minimum mandatory budget - state registration fee. The other costs depend on the format of the transaction (language, remote scheme, bank). For transparency, make it clear in the contract who pays for each item of expenditure and when.

Pitfalls and restrictions: what to look out for as a foreigner

Below are the key legal and practical risks when buying and registering property in Georgia. To check rights and statuses, use state services: National Agency of Public Registry NAPR (napr.gov.ge), the House of Justice (Public Service Hall, psh.gov.ge). Regulatory acts are available in the official legislation database (matsne.gov.ge).

Important: rights to real estate in Georgia arise only after an entry is made in the public register of NAPR. Before registration, the buyer has no right in rem - only obligations under the contract.

1) Agricultural land (prohibition for foreigners)

• The essence: foreign individuals cannot acquire agricultural land. The restriction relates specifically to the cadastral designation of the plot.
• How to check: request an up-to-date extract from the NAPR register with the intended use of the plot and its cadastral code (napr.gov.ge).
• Possible solutions: purchase through a Georgian legal entity; change of intended use (possibility depends on city regulations and documents).
• Cost and timing: extract from the register - ~$2-5; incorporation of a legal entity and corporate registration - from ~$150-400; change of use - individual (timing/fees depend on the municipality).

Risk: a farmland transaction will not be registered in the name of a foreigner. Check the category of the plot before making a deposit.

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2) Encumbrances, seizures, mortgages

• Bottom line: liens, seizures, easements and litigation block or complicate registration.
• How to check: extended NAPR statement with encumbrances; verification of seller's passport/registration details (napr.gov.ge).
• Cost: discharge - ~$2-5; legal dew-dealing - ~$180-600.
• Practice: if there is a mortgage on the property, the contract includes terms for repayment and release of encumbrance before filing for registration or use escrow/ letter of credit.

Important: check the encumbrances before you pay. Final payment - after confirmation of readiness for registration.

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3) New buildings and risk of uncompleted projects

• Bottom line: buying early may delay delivery or change the project.
• How to check: developer's right to land on NAPR statement (designation, no encumbrances), building permit (copies from developer), conformity of housing and block.
• Cost: legal review of builder's package - ~$250-700; after phase handover - registration of owner's title at standard rates.

Tip: tie payments to construction milestones And fix deadlines/fines in the contract with the builder.

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4) Inconsistency of data in the contract and the application

• The bottom line: a typo in full name (in transliteration of the passport), area, address, cadastral code leads to suspension/rejection of registration.
• How to check: check the data with the passport (and Latin transliteration), cadastral code from the NAPR extract, address and composition of the property.
• Corrections and costs: contract rework, re-certification - ~$30-80; additional visits to the House of Justice (psh.gov.ge).

Important: Before signing, check each number and letter. A mistake can cost 1-2 extra working days.

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5) Language barrier and obligatory interpreter

• The bottom line: if the buyer does not speak Georgian, an accredited interpreter is mandatory when signing and submitting the application.
• Costs: interpretation - ~$15-30 per session; translation of bilingual contract - ~$4-8/page; notarisation of translation if necessary - ~$20-40.
• Consequences: without an interpreter, an employee of the House of Justice may refuse to accept documents (psh.gov.ge).

Reminder: an interpreter is a legal requirement, not a formality for non-Russian/non-Georgian speaking applicants.

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6) Deposit and its irrevocability

• Bottom line: a deposit is usually non-refundable if the buyer refuses; the terms of the refund are spelled out in the contract/preliminary agreement.
• Risks: loss of deposit if problems are discovered after deposit.
• Practice: only pay a deposit after NAPR has checked and key terms have been agreed; take a receipt/protocol of arrangements.
• Cost: the amount of the deposit is usually 1-5% of the price of the object; lawyer's services on the preliminary contract - ~$120-250.

Important: spell out the status of the deposit and the terms of return. Don't pay without fixing it in writing.

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7) Utility debts and service charges

• The bottom line: debts for light/water/gas/HOA are not registered with NAPR, but the new owner faces disconnections/restrictions.
• How to check: request receipts on absence of debts, certificates from the management company/ HOA (if any).
• Costs: repayment of old accounts (as agreed by the parties) - individual; restoration of services - ~$10-30 per connection.

Tip: "transfer of the object without debts" in the contract. with a clause on the distribution/payment of utility debts.

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8) Bank Compliance and Confirmation of Funds

• The bottom line: for large transfers, the bank may request confirmation of the origin of the funds (contracts, income certificates, statements).
• Risks: delayed settlement, exchange rate losses on re-conversion.
• Costs: SWIFT fee 0.3-1% or fix $25-50; escrow/letter of credit - ~$100-300+.
• Practice: notify the bank of the transaction in advance, prepare a package of supporting documents.

Important: schedule payment on the day of filing for registration or use an escrow - this synchronises payment and transfer of title.

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9) Registration by power of attorney and apostille

• The bottom line: a notarial power of attorney for a representative is required for a remote transaction; a document issued abroad - with apostille/legalisation and translation.
• Where to apply: apostille in the country of issue; in Georgia apostille and notarial acts - through the House of Justice (psh.gov.ge).
• Costs: power of attorney in Georgia - ~$30-60 + translation; apostille abroad - at the rates of the relevant authority; courier delivery - ~$20-50.

Reminder: Without a correctly executed power of attorney, the registrar will not accept the documents; check the transfer and the details of the principal.

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10) Tax and subsequent obligations of the owner

• Bottom line: depending on total household income, there may be an annual property tax; if renting, there may be an income tax.
• Regulatory: check the current rates and thresholds in the legislative database (matsne.gov.ge).
• Practice: keep the contract and the NAPR statement correctly - you will need them for tax records and, if necessary, to apply for a residence permit.

Important: keep the original contract and NAPR extracts - these documents confirm the right and facilitate further procedures (taxes, residence permit, insurance).

Bottom line: most risks are predictable and manageable. Use NAPR statements, House of Justice services and accurate legal recording of terms and conditions - this minimises delays and additional costs and ensures predictable title registration.

Examples and experiences: how registration works in practice

Below are four illustrative cases that illustrate how the purchase and registration of ownership through the House of Justice and NAPR works in practice. The National Agency for Public Registry is used to check statuses and obtain extracts (napr.gov.ge), filing and certification - through the House of Justice (psh.gov.ge), legal grounds - in the legislative base (matsne.gov.ge).

Important: In all cases, ownership only occurred after an entry was made in the NAPR - the extract from the register serves as final confirmation of registration.

Case 1. "Same day" in Tbilisi: expedited registration

• Situation: a Polish buyer purchased an apartment in the centre of Tbilisi. The contract is bilingual (Georgian/English), the certificate is in the House of Justice.
• Actions: the parties chose the "on the day of application" mode, paid the state duty on the spot, signed the contract with an employee of the House of Justice, immediately submitted the application for registration to NAPR (napr.gov.ge).
• Deadline: ready electronic statement on the same day (evening).
• Costs: state duty ≈$130; interpreter at filing - $20; statement - ~$2-5.
• Result: the buyer received an electronic confirmation of entitlement and printed out the statement. He ordered a paper copy additionally.

Conclusion: Accelerated "same day" mode saves time without compromising the validity of the record; an electronic statement from NAPR has equal evidentiary value.

Case 2: Remote purchase by proxy: Batumi

• Situation: a German citizen could not fly in. She executed a notarised power of attorney for a representative, had the original apostille stamped in her home country and sent the original by courier.
• Actions: the power of attorney was translated into Georgian; the representative signed the contract at the House of Justice (psh.gov.ge) and applied for registration. The "1 working day" mode is selected.
• Deadline: record of entitlement entered on the next working day; electronic statement came to the buyer's e-mail from NAPR.
• Expenses: state duty ≈ $100; translation and certification of power of attorney translation - ~$40-70; courier - $25-40; legal support - ~$250.
• Result: the property was registered without personal presence, the keys were handed over under the act the day after registration.

Note: registration by power of attorney is permissible with a proper translation and apostille; check that the principal's details and the validity of the document are correct.

Case 3. Error in transliteration of surname: +2 days to deadline

• Situation: a buyer from Kazakhstan had an error in the Latin transliteration of his surname in the contract (different from his passport).
• Action: registrar identified discrepancy at filing. Correction of the contract text and re-certification was required; filing postponed to the next day.
• Time: the registration took a total of 6 working days (instead of 4 standard days).
• Costs: document reprocessing and re-certification - ~$30-80; final state fee - ~$55 (standard).
• Result: the entry is correct, but the deadline has increased due to a technical error.

Important: Before signing, check all data with the passport and cadastral code from the NAPR statement - it saves time and visits to the House of Justice.

Case 4. New building and settlement through a letter of credit: buyer protection

• Situation: a UAE investor bought a flat at the commissioning stage. The terms of delivery and handover of keys required synchronisation with payment.
• Actions: the bank has opened a letter of credit: funds are blocked until the seller presents a set of documents (signed contract, acceptance certificate, receipt of no utility debts). Authorisation of the contract and filing - through the House of Justice (psh.gov.ge), registration is with NAPR.
• Deadline: registration - 1 working day (accelerated mode).
• Costs: state duty - ~$100; letter of credit/escrow - ~$150-250 at bank rates; legal review of developer's package - ~$300-500; translator - ~$20.
• Result: the right is registered, the bank disclosed the letter of credit after receiving the NAPR statement and the deed, the risk of non-compliance is minimised.

Tip: For new buildings, tie payments to milestones and use escrow/ letter of credit - This is how you manage the risk of undelivered or delayed documents.

Bottom line: in typical scenarios, processing can be completed in 1-4 working daysand the total budget for "processing" costs (without the price of the property) is usually $55-400+, depending on the chosen regime, the need for transfers, due diligence and banking instruments. All key actions go through the House of Justice and NAPR, and the proof of entitlement is an extract from the public register.

Conclusion

Bottom line: in Georgia, the process "search - verification - contract - payment - registration" is really fast and transparent: the title deeds are processed in 1-4 days at the House of Justice, and a foreigner only needs a passport and neatly prepared documents. If you want a stress-free journey, we will take care of the selection of the property for your needs, legal verification, bilingual contract, translator and registration with NAPR - up to "same day" acceleration and assistance with residence permits. Leave a request and we will contact you as soon as possible.