{"id":16448,"date":"2026-08-12T08:05:11","date_gmt":"2026-08-12T05:05:11","guid":{"rendered":"https:\/\/residence-estate.ge\/?p=16448"},"modified":"2026-08-12T08:05:13","modified_gmt":"2026-08-12T05:05:13","slug":"how-to-check-real-estate-in-georgia","status":"publish","type":"post","link":"https:\/\/residence-estate.ge\/en\/all\/how-to-check-real-estate-in-georgia\/","title":{"rendered":"How to check a property in Georgia"},"content":{"rendered":"<p>Georgia offers a relatively straightforward procedure for completing property transactions \u2014 including an expedited registration of ownership, which can be finalised on the very day the application is submitted. However, a quick process does not mean that a property can be purchased without prior verification. This is precisely where many buyers make a mistake: they rely on the word of the estate agent or seller, fail to check the cadastral records and skip crucial verification steps.<\/p>\n\n\n\n<p><strong>The verification must be carried out before the contract is signed and any substantial sums are transferred.<\/strong> It is not enough simply to check the owner\u2019s full name: you need to ensure that the property matches the documents, is not subject to any restrictions, and that the seller is indeed entitled to dispose of the flat.<\/p>\n\n\n\n<p>The procedure varies depending on the type of property. For a second-hand flat, the owner, the property\u2019s history and its actual condition are checked. For a new-build property under construction, the land, the developer, the planning permission and the terms of the contract are also checked.<\/p>\n\n\n\n<p><strong>How to quickly check a property in Georgia before buying<br><\/strong><br>To carry out an initial check, ask the seller for the property\u2019s cadastral code. Then, via <a href=\"https:\/\/www.napr.gov.ge\/en\/service\/registers\/real-estate-register?utm_source=chatgpt.com\" target=\"_blank\" rel=\"nofollow noopener\">the official NAPR Property Registry<\/a> Check the registered owner, the property\u2019s cadastral details and information on rights and restrictions.<\/p>\n\n\n\n<p>Next, follow these steps:<\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Please check the cadastral code, address, floor area and intended use of the property.<\/li>\n\n\n\n<li>Please ensure that the seller is either the registered owner or has the necessary authorisation.<\/li>\n\n\n\n<li>Check for mortgages, seizures, prohibitions and other registered restrictions.<\/li>\n\n\n\n<li>Compare the actual layout and condition of the property with the documents.<\/li>\n\n\n\n<li>For a new-build property, check the plot of land, the developer\u2019s legal entity and the planning permission separately.<\/li>\n\n\n\n<li>Please familiarise yourself with the contract, the payment arrangements and the terms of handover.<\/li>\n\n\n\n<li>Before making the main payment, please check the latest NAPR information once more.<\/li>\n<\/ol>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>An extract from the register is only part of the due diligence process. It does not reveal the technical condition of the flat, any actual alterations to the layout, the quality of the refurbishment, or any potential risks associated with the seller.<\/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\">What to check before depositing money<\/h2>\n\n\n\n<p>The due diligence process begins not after the preliminary agreement has been signed, but before it. <strong>You should not begin the verification process after a substantial sum has already been transferred to the seller<\/strong> \u2014 by this point, there are far fewer means of protecting one\u2019s interests.<\/p>\n\n\n\n<p>Before transferring a substantial sum, the following three risk categories must be addressed: <strong>the property, the seller and the terms of the transaction<\/strong>. The verification must be completed before the buyer enters into a financial commitment that is difficult or costly to cancel.<\/p>\n\n\n\n<p><strong>Table 1. Step-by-step checklist before buying property in Georgia<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Stage<\/th><th>What we\u2019re checking<\/th><th>Source \/ document<\/th><th>What risk does it identify?<\/th><\/tr><\/thead><tbody><tr><td>Cadastral code<\/td><td>Accuracy of object identification<\/td><td>Seller, advert, address<\/td><td>Object substitution or incorrect identification<\/td><\/tr><tr><td>Owner<\/td><td>Who is listed in the register?<\/td><td>NAPR information<\/td><td>The seller is not the legal owner<\/td><\/tr><tr><td>Area and purpose<\/td><td>Consistency between the register data and the actual figures<\/td><td>NAPR extract, cadastral plan<\/td><td>Discrepancy in floor area, different intended use<\/td><\/tr><tr><td>Registered restrictions<\/td><td>Mortgage, attachment, prohibition, tax lien<\/td><td>NAPR, register of restrictions<\/td><td>Encumbered property, restriction on the registration of a transaction<\/td><\/tr><tr><td>Supporting documents<\/td><td>Contract, certificate, court judgement<\/td><td>Copies or originals from the seller<\/td><td>The disputed origin of property rights<\/td><\/tr><tr><td>Powers of the representative<\/td><td>Document setting out the terms of reference, its scope and duration<\/td><td>Power of attorney and supporting documents<\/td><td>The representative is acting without the necessary authority<\/td><\/tr><tr><td>Contract for the Transaction<\/td><td>Compliance with the terms of the agreements<\/td><td>Draft contract<\/td><td>Unfavourable terms, inaccuracies in the property description<\/td><\/tr><tr><td>Technical condition<\/td><td>Actual defects, changes to the layout<\/td><td>Inspection, technical specialist<\/td><td>Hidden defects, discrepancies with the cadastral plan<\/td><\/tr><tr><td>For a new-build property: land<\/td><td>The landowner and the basis for development<\/td><td>NAPR, cadastral map<\/td><td>A plot subject to an encumbrance or a leased plot<\/td><\/tr><tr><td>For new-build properties: planning permission<\/td><td>Planning permission, project specifications<\/td><td>Developer\u2019s documents, public authorities<\/td><td>Discrepancies between the project and the planning permission, construction risks<\/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\">Checking a site via NAPR<\/h2>\n\n\n\n<p>NAPR (National Agency of Public Registry) is a government body responsible for maintaining the register of property rights and the associated registers and information services. Official data can be used to verify registered ownership and the cadastral characteristics of a property, as well as to obtain information on registered rights and obligations and public law restrictions, including seizures, prohibitions and tax liens. The relevant NAPR registers and information services are used for different types of information. A comprehensive check of a property is not possible without consulting this data.<\/p>\n\n\n\n<p>The cadastral code is a unique identifier for a property in the register. It is used to locate a specific flat or house. Ask the seller to provide the cadastral code in advance. If the seller refuses to provide it, this is the first warning sign.<\/p>\n\n\n\n<p>The site inspection is carried out every <a href=\"https:\/\/www.napr.gov.ge\/en\/service\/registers\/real-estate-register\" target=\"_blank\" rel=\"nofollow noopener\">the official NAPR portal<\/a>. Information is available online or at the House of Justice offices in Tbilisi, Batumi and other cities. <strong>It is recommended that you request up-to-date information immediately before the transaction<\/strong>, rather than relying on an extract obtained by the seller several weeks ago: the situation regarding the property may have changed in the meantime. An electronic extract from the register is available within one working day or on the day of the request \u2014 depending on the chosen tariff.<\/p>\n\n\n\n<p><strong>How to check a property yourself via NAPR<\/strong><\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li><strong>Obtain your cadastral code.<\/strong> Ask the owner, estate agent or developer for it.<\/li>\n\n\n\n<li><strong>Visit the official NAPR website.<\/strong> The \u2018Real Estate Registry\u2019 section is used for property.<\/li>\n\n\n\n<li><strong>Order a current extract from the Public Register.<\/strong> It allows you to check the key details on record for the property.<\/li>\n\n\n\n<li><strong>Please check the cadastral code and address.<\/strong> They must relate specifically to the flat, house or plot of land that you are buying.<\/li>\n\n\n\n<li><strong>Check the owner\u2019s details.<\/strong> Check that the registered owner matches the seller and their documents.<\/li>\n\n\n\n<li><strong>Please check the area and specifications of the property.<\/strong> Any significant discrepancies must be clarified before the transaction takes place.<\/li>\n\n\n\n<li><strong>Please also ask for details of any restrictions and obligations.<\/strong> This is particularly important for checking for seizures, prohibitions, tax liens and other entries.<\/li>\n\n\n\n<li><strong>Obtain a cadastral plan for the plot of land<\/strong>, if you need to check the boundaries.<\/li>\n\n\n\n<li><strong>Please check again before making the main payment.<\/strong> Don\u2019t rely solely on a statement that the seller received several weeks or months ago.<\/li>\n<\/ol>\n\n\n\n<p><strong>How much does it cost to check a property via NAPR?<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Document or information<\/th><th>Deadline<\/th><th>Cost<\/th><\/tr><\/thead><tbody><tr><td>Electronic extract from the Public Register<\/td><td>1 working day<\/td><td>13 GEL<\/td><\/tr><tr><td>Electronic extract from the Public Register<\/td><td>On the day of the enquiry<\/td><td>52 GEL<\/td><\/tr><tr><td>Standard statement<\/td><td>1 working day<\/td><td>20 GEL<\/td><\/tr><tr><td>Standard statement<\/td><td>On the day of the enquiry<\/td><td>75 GEL<\/td><\/tr><tr><td>Cadastral plan<\/td><td>1 working day<\/td><td>7 GEL<\/td><\/tr><tr><td>Cadastral plan<\/td><td>On the day of the enquiry<\/td><td>26 GEL<\/td><\/tr><tr><td>Information on rights, obligations, public-law restrictions and tax pledges\/mortgages<\/td><td>4 working days<\/td><td>13 GEL<\/td><\/tr><tr><td>The same information<\/td><td>1 working day<\/td><td>26 GEL<\/td><\/tr><tr><td>The same information<\/td><td>On the day of the enquiry<\/td><td>39 GEL<\/td><\/tr><tr><td>Certificate confirming the existence of a restriction under public law<\/td><td>1 working day<\/td><td>9 GEL<\/td><\/tr><tr><td>The same certificate<\/td><td>On the day of the enquiry<\/td><td>18 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>Prices are subject to change. Please check the current prices on the official NAPR website before ordering your documents.<\/p>\n<\/blockquote>\n\n\n\n<h3 class=\"wp-block-heading\">What to look for in the register<\/h3>\n\n\n\n<p>When reviewing the NAPR information, it is important for the buyer to pay attention to several key points.<\/p>\n\n\n\n<p><strong>Identification of the object.<\/strong> Cadastral code, address, property type. Make sure the details in the register match those provided by the seller. If the address in the advert differs from that in the register, find out why.<\/p>\n\n\n\n<p><strong>Area.<\/strong> The floor area recorded in the register may differ from that stated in the advert or promotional materials. If there is a discrepancy, clarify the reason for it. If possible, check the actual floor area during a viewing.<\/p>\n\n\n\n<p><strong>Purpose of the facility.<\/strong> It is important to understand whether the property is classified as residential or non-residential, and whether the land is agricultural or non-agricultural. The designated use affects the buyer\u2019s ability to use the property as intended.<\/p>\n\n\n\n<p><strong>Registered owner.<\/strong> The register lists the person who is legally the owner of the property. In accordance with the Civil Code of Georgia, ownership of immovable property is acquired through a written transaction and registration in the Public Register. The registered owner, or a person acting on their behalf on the basis of appropriate authorisation, has the right to dispose of the property.<\/p>\n\n\n\n<p><strong>Registered restrictions.<\/strong> Through NAPR, you can obtain information on registered rights and obligations, as well as on public-law restrictions \u2014 seizures, prohibitions and tax liens. You can check these via <a href=\"https:\/\/napr.gov.ge\/en\/service\/information-services\/information-leases-restrictions\" target=\"_blank\" rel=\"nofollow noopener\">the agency\u2019s relevant information service<\/a>. The existence of a charge or other restriction under public law may prevent the registration of a transaction or restrict the disposal of the property; in each case, it is necessary to check the content of the specific entry.<\/p>\n\n\n\n<p><strong>Is it possible to buy a flat with an existing mortgage?<\/strong><\/p>\n\n\n\n<p>The mere fact that a property is subject to a mortgage does not automatically mean that it cannot be purchased. However, such a transaction requires a separate due diligence process and an agreed mechanism for releasing the encumbrance.<\/p>\n\n\n\n<p>Before transferring the money, you must ensure that:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>in whose name the mortgage is registered;<\/li>\n\n\n\n<li>what obligation it secures;<\/li>\n\n\n\n<li>under what circumstances will the mortgage be terminated;<\/li>\n\n\n\n<li>who transfers the funds to the creditor, and at what point;<\/li>\n\n\n\n<li>when the documents for the release of the mortgage are submitted;<\/li>\n\n\n\n<li>how the removal of an encumbrance is linked to the registration of the new owner\u2019s title.<\/li>\n<\/ul>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>If the seller suggests that you transfer the full amount to them first and settle the mortgage at a later date, you should have this arrangement checked by a solicitor before making any payment.<\/p>\n<\/blockquote>\n\n\n\n<p><strong>How to interpret the results of a NAPR check<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>What has been discovered<\/th><th>What does this mean?<\/th><th>What to do before buying<\/th><\/tr><\/thead><tbody><tr><td>The seller is the same as the registered owner<\/td><td>The basic owner verification has been completed<\/td><td>Check the basis for acquiring the right, the contract and any other risks<\/td><\/tr><tr><td>The owner and the seller are not the same person<\/td><td>Is the transaction being carried out by someone else, or is there a discrepancy?<\/td><td>Check the representative\u2019s authority and the reason for the discrepancy<\/td><\/tr><tr><td>The floor area differs from that stated in the advert or contract<\/td><td>The advertising claims and the official specifications do not match<\/td><td>Determine the reason and agree on the area to be specified in the contract<\/td><\/tr><tr><td>Mortgage registered<\/td><td>A creditor\u2019s security interest exists in the property<\/td><td>Identify the lender and the legal procedure for releasing the mortgage<\/td><\/tr><tr><td>Is there a seizure or a ban?<\/td><td>The right to dispose of the property may be restricted<\/td><td>Do not proceed to payment until you have checked the content of the entry<\/td><\/tr><tr><td>Is there a registered tenancy or any other third-party right?<\/td><td>A third party may have rights in respect of the property<\/td><td>Check the duration, scope and implications of this right<\/td><\/tr><tr><td>The purpose of the property differs from its intended use<\/td><td>Restrictions on use may apply<\/td><td>Obtain clarification or a legal opinion prior to the transaction<\/td><\/tr><tr><td>The object details match; there are no restrictions<\/td><td>The basic registry check has been passed<\/td><td>Proceed to check the contract, the vehicle\u2019s condition and the seller<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p><strong>Don\u2019t want to sort out the registries yourself?<\/strong><\/p>\n\n\n\n<p>We can carry out an inspection of the property on your behalf before you pay the deposit or the main payment.<br>When selecting a property, the specialists at The Residence check the key features of the property:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>the registered owner;<\/li>\n\n\n\n<li>cadastral data and property details;<\/li>\n\n\n\n<li>registered encumbrances and mortgages;<\/li>\n\n\n\n<li>documents relating to the seller or a legal entity;<\/li>\n\n\n\n<li>for a new-build property \u2014 the plot of land, the developer and the planning permission documents;<\/li>\n\n\n\n<li>the key terms of the contract and the payment schedule;<\/li>\n\n\n\n<li>discrepancies and risks to be aware of before entering into a transaction.<\/li>\n<\/ul>\n\n\n\n<p><strong><a href=\"\/en\/quiz\/\" target=\"_blank\">[Find and inspect property in Georgia]<\/a><\/strong><\/p>\n\n\n\n<h3 class=\"wp-block-heading\">How to check who the owner is<\/h3>\n\n\n\n<p>Establishing who the registered owner is is only the first step. Next, you need to ensure that it is this person who signs the contract of sale.<\/p>\n\n\n\n<p>If the transaction is being conducted by a representative \u2014 an agent, a relative or a company employee \u2014 check the document confirming their authority: whether the powers granted cover the sale of the specific property and the necessary steps to register the transaction, what form the document takes, and whether it has expired. For a property transaction and its subsequent registration with the NAPR, check in advance the requirements regarding the form and authentication of this document in your specific situation; a power of attorney issued abroad may additionally require legalisation or an apostille, as well as a translation. You should not simply take a third party\u2019s assurance regarding the existence of such powers at face value: the document must be examined in person or handed over to a lawyer.<\/p>\n\n\n\n<p>If the seller is a legal entity, ensure that its representative is acting within the scope of their authority and that the legal entity itself is the lawful owner of the property as recorded in the register.<\/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\/08\/2_rezultat-3-1024x577.webp\" alt=\"How to check a property in Georgia\" class=\"wp-image-16450\" srcset=\"https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/2_rezultat-3-1024x577.webp 1024w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/2_rezultat-3-300x169.webp 300w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/2_rezultat-3-18x10.webp 18w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/2_rezultat-3.webp 1300w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>If the seller\u2019s name, cadastral code, floor area or status of the property do not match the transaction documents, first find out the reason for the discrepancy and only then proceed with payment.<\/p>\n<\/blockquote>\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\/08\/3_rezultat-2-1024x577.webp\" alt=\"How to check a property in Georgia\" class=\"wp-image-16452\" srcset=\"https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/3_rezultat-2-1024x577.webp 1024w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/3_rezultat-2-300x169.webp 300w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/3_rezultat-2-18x10.webp 18w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/3_rezultat-2.webp 1300w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<p><strong>Which official services will be useful when carrying out a check?<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Task<\/th><th>Where to check<\/th><th>Address<\/th><\/tr><\/thead><tbody><tr><td>Ownership and details of the property<\/td><td>Land Registry<\/td><td><code>napr.gov.ge\/en\/service\/registers\/real-estate-register<\/code><\/td><\/tr><tr><td>Obtain an extract from the register<\/td><td>Extract from the Public Register<\/td><td><code>napr.gov.ge\/en\/service\/information-services\/extract-public-register<\/code><\/td><\/tr><tr><td>Arrests, bans and public-law restrictions<\/td><td>Restrictions Registry<\/td><td><code>napr.gov.ge\/en\/service\/registers\/restrictions-register<\/code><\/td><\/tr><tr><td>Information on encumbrances, liens and leases<\/td><td>NAPR Information Services<\/td><td><code>napr.gov.ge\/en\/service\/information-services\/information-leases-restrictions<\/code><\/td><\/tr><tr><td>A property developer or a seller that is a legal entity<\/td><td>Business Register<\/td><td><code>napr.gov.ge\/en<\/code> \u2192 Business Register<\/td><\/tr><tr><td>Cadastral boundaries<\/td><td>maps.gov.ge<\/td><td><code>maps.gov.ge<\/code><\/td><\/tr><tr><td>Historical technical information<\/td><td>Technical Bureau Archive<\/td><td><code>napr.gov.ge\/en\/service\/information-services\/information-archives-technical-tureau<\/code><\/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\">What the register won\u2019t check for you<\/h2>\n\n\n\n<p>A check via NAPR addresses a significant number of legal issues: who the owner is, whether there are any registered encumbrances, and whether the cadastral code corresponds to the property. However, a single document is not sufficient for a comprehensive check. The register fails to identify a number of risks \u2014 and buyers who rely solely on this may face unpleasant surprises once the transaction has been finalised.<\/p>\n\n\n\n<p><strong>Actual changes to the layout.<\/strong> The property is recorded in the register in accordance with the cadastral plan. If partitions have been knocked down in the flat, bathrooms have been combined, or rooms have been extended at the expense of the balcony, this will not be reflected in the register. The legality of such alterations is determined separately on the basis of documentation and poses risks for the new owner if the alterations were not authorised.<\/p>\n\n\n\n<p><strong>Physical condition and hidden defects.<\/strong> The property register does not list cracks in the walls, leaks in the roof, ventilation problems or faulty wiring. These issues can only be detected during a face-to-face inspection \u2014 and sometimes only after you\u2019ve moved in.<\/p>\n\n\n\n<p><strong>Quality and composition of the finish.<\/strong> It is necessary to check separately whether the actual finish work complies with what is set out in the contract or specifications \u2014 by referring to the documents and by inspecting the site directly.<\/p>\n\n\n\n<p><strong>Actual communications.<\/strong> The availability of electricity, water, a functioning drainage system and heating must be checked on site, not in the documents.<\/p>\n\n\n\n<p><strong>The condition of the building\u2019s common property.<\/strong> Lifts, the entrance hall, the roof, the fa\u00e7ade and pipework in communal areas \u2014 none of these are recorded in the register.<\/p>\n\n\n\n<p><strong>Contents of the contract.<\/strong> NAPR confirms ownership but does not analyse the terms of your specific transaction. The contract of sale must be examined separately.<\/p>\n\n\n\n<p><strong>Development plans for neighbouring plots.<\/strong> Just because there is currently a wasteland next to a house does not mean it will remain a wasteland in a few years\u2019 time. The register does not describe the situation surrounding the property.<\/p>\n\n\n\n<p><strong>Specific circumstances relating to previous transactions.<\/strong> The NAPR extract provides a snapshot of the current situation, but does not always reveal the full history of title transfers, which in some cases requires further analysis.<\/p>\n\n\n\n<p><strong>Table 2. What is verified on the basis of official data, and what requires further verification<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Verified against official data (NAPR)<\/th><th>Requires further verification<\/th><\/tr><\/thead><tbody><tr><td>Registered owner<\/td><td>The representative\u2019s powers and supporting documents<\/td><\/tr><tr><td>Cadastral details (code, area, type)<\/td><td>Actual floor area and layout of the premises<\/td><\/tr><tr><td>Registered encumbrances (mortgage, attachment, prohibition)<\/td><td>Hidden defects, technical condition<\/td><\/tr><tr><td>Purpose of the facility<\/td><td>Actual changes to the layout and their legality<\/td><\/tr><tr><td>Date of registration of the right<\/td><td>History and circumstances of previous transactions<\/td><\/tr><tr><td>Cadastral address<\/td><td>Actual infrastructure, access, surroundings<\/td><\/tr><tr><td>Existence of a registered tenancy<\/td><td>Actual occupants and unregistered arrangements<\/td><\/tr><tr><td>Legal status of the property<\/td><td>Condition of the building\u2019s services<\/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\">How to inspect a second-hand flat<\/h2>\n\n\n\n<p>Inspecting a second-hand flat has its own specific considerations. In addition to the current owner and any registered restrictions, in certain cases it is important to examine the history of title transfers, the basis for the property\u2019s acquisition, any alterations to the layout, and the actual condition of the property. The property may have changed hands several times and been involved in various transactions, possibly through inheritance or legal proceedings. The buyer\u2019s task is to understand the current situation and ensure that everything is in order.<\/p>\n\n\n\n<p><strong>Ownership.<\/strong> Check who is the registered owner according to the latest information from NAPR. Ensure that this is the person acting as the seller under the contract.<\/p>\n\n\n\n<p><strong>Cadastral data.<\/strong> Check that the cadastral code, floor area, floor level and address match the details given in the advert and the contract. Discrepancies do not always indicate a problem, but each one requires an explanation.<\/p>\n\n\n\n<p><strong>Seller\u2019s documents.<\/strong> Ask for proof of identity, as well as the documents establishing ownership \u2013 such as a contract of sale, a deed of gift or a certificate of inheritance. Where there is an increased risk, request certified copies of these documents and, if necessary, verify the information via NAPR.<\/p>\n\n\n\n<p><strong>The representative\u2019s powers.<\/strong> If the flat is not being sold by the owner themselves, check the document confirming the representative\u2019s authority: ensure that it covers the sale of the specific property and the necessary steps to register the transaction, and that it has not expired. For a property transaction and its registration with the NAPR, check in advance what requirements apply to the form and authentication of this document in your specific situation.<\/p>\n\n\n\n<p><strong>Registered restrictions.<\/strong> Ensure that there is no mortgage, attachment, prohibition, tax lien or any other encumbrance. The absence of any registered encumbrance eliminates one of the key risks, but does not replace the need to check the documents and the circumstances of the transaction.<\/p>\n\n\n\n<p><strong>History of the site.<\/strong> In some cases \u2014 for example, if a flat has changed hands frequently over a short period or has been inherited \u2014 it is advisable to request historical records of previous entries in the register and to consider a more detailed legal analysis.<\/p>\n\n\n\n<p><strong>Is it necessary to check the seller\u2019s credentials?<\/strong><\/p>\n\n\n\n<p>Even if the details of the flat itself appear to be correct, high-risk transactions may require further checks on the seller.<\/p>\n\n\n\n<p><strong>If the seller is an individual<\/strong>, please note any restrictions, enforcement measures or other circumstances that could potentially affect the disposal of the property.<\/p>\n\n\n\n<p><strong>If the seller is a company<\/strong>, please check:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Is the legal entity registered?;<\/li>\n\n\n\n<li>what its current status is;<\/li>\n\n\n\n<li>who is authorised to represent the company;<\/li>\n\n\n\n<li>whether the signatory to the contract is the person with the necessary authority;<\/li>\n\n\n\n<li>Does the legal entity named in the contract correspond to the company that is actually carrying out the project?<\/li>\n<\/ul>\n\n\n\n<p>NAPR maintains a separate <strong>Business Register<\/strong> \u0438 <strong>Restrictions Registry<\/strong>, so part of this check can be carried out via the agency\u2019s official services.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>If there are indications of a legal dispute, enforcement proceedings, a corporate conflict or a complex ownership history, simply checking the property title certificate is not enough \u2014 a more thorough legal due diligence is required.<\/p>\n<\/blockquote>\n\n\n\n<p><strong>When might you need a technical archive?<\/strong><\/p>\n\n\n\n<p>For older properties or those with a complex history, a standard, up-to-date extract is sometimes insufficient. NAPR provides access to information from <strong>technical inventory archive<\/strong>, including information on the property\u2019s legal status and historical plans.<\/p>\n\n\n\n<p>It is worth considering this additional check if:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>the property is old;<\/li>\n\n\n\n<li>the current layout differs significantly from the documents;<\/li>\n\n\n\n<li>questions arise regarding the previous description of the flat;<\/li>\n\n\n\n<li>there is a discrepancy between the cadastral information and the actual condition;<\/li>\n\n\n\n<li>The lawyer needs to reconstruct the historical details of the property.<\/li>\n<\/ul>\n\n\n\n<p>Under the current rates, information from the technical records regarding the legal status of a property costs <strong>9 GEL over 4 working days, 26 GEL for 1 working day, or 39 GEL on the day of the visit<\/strong>. Archival inventory plan \u2014 <strong>7 GEL over 4 working days, 20 GEL for 1 day, or 26 GEL on the day of the visit<\/strong>.<\/p>\n\n\n\n<p><strong>Area compliance.<\/strong> Compare the floor area listed in the land registry with that stated in the advert. If there is a discrepancy, find out the reason for it. If possible, measure the actual floor area during the viewing.<\/p>\n\n\n\n<p><strong>Changes to the layout.<\/strong> Ask the seller whether any alterations have been made to the flat\u2019s layout. Check that the flat\u2019s current condition matches the cadastral plan. The legality of any alterations identified must be verified separately against the relevant documents.<\/p>\n\n\n\n<p><strong>Current situation.<\/strong> Inspect the flat carefully: walls, ceilings, floors, windows, plumbing and electrical installations. If you have any doubts, arrange for a technical inspection before signing the contract.<\/p>\n\n\n\n<p><strong>Communications.<\/strong> Please check that everything is working: the water supply, hot water, electricity, heating and air conditioning.<\/p>\n\n\n\n<p><strong>Furniture and appliances.<\/strong> If the price includes furniture or household appliances, the list must be set out in the contract or in a separate annex to it.<\/p>\n\n\n\n<p><strong>Outstanding debts and current accounts.<\/strong> Check with the seller to confirm the current status of utility and maintenance payments. Outstanding utility bills do not, as a rule, constitute encumbrances on the property and are not recorded in the register \u2014 these must be clarified separately, directly with the seller or the management company.<\/p>\n\n\n\n<p><strong>Deed of Transfer.<\/strong> Record the condition and contents of the flat at the time of handover in writing \u2014 this helps to avoid disputes about the condition of the property when the keys were handed over.<\/p>\n\n\n\n<p><strong>What to ask the seller before signing the contract<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>The property\u2019s cadastral code.<\/li>\n\n\n\n<li>A document proving the owner\u2019s identity.<\/li>\n\n\n\n<li>A document evidencing ownership (contract, certificate, court order) or a certified copy thereof.<\/li>\n\n\n\n<li>A document granting power of attorney to a representative, if the sale is not being conducted by the owner in person.<\/li>\n\n\n\n<li>Cadastral plan of the flat.<\/li>\n\n\n\n<li>Confirmation that there are no outstanding debts for utilities and maintenance.<\/li>\n\n\n\n<li>Information on the actual composition of residents or registered persons, where applicable.<\/li>\n\n\n\n<li>Information on any agreed changes to the layout, if applicable.<\/li>\n<\/ul>\n\n\n\n<p>For more details on the structure of the transaction and the key terms of the contract, please see the article \u2018<a href=\"\/en\/all\/real-estate-purchase-and-sale-agreement-in-georgia-structure-and-key-points\/\" target=\"_blank\">Real estate sale and purchase agreement in Georgia: structure and important clauses<\/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\">How to inspect a new-build property<\/h2>\n\n\n\n<p><strong>A completed flat from a developer and a property in a building under construction are fundamentally different situations from a due diligence perspective.<\/strong> In the first case, the buyer can view the finished property and carry out a technical inspection. In the second, part of the inspection relates not to the physical flat \u2013 which does not yet exist \u2013 but to the entire chain: the company, the land, the documents and the terms of the contract.<\/p>\n\n\n\n<p>When purchasing a property under construction, the buyer effectively checks:<\/p>\n\n\n\n<p><strong>Company \u2192 Land \u2192 Planning Permission \u2192 Contract Terms \u2192 Actual Progress of Construction<\/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\/08\/4_rezultat-1-1024x577.webp\" alt=\"How to check a property in Georgia\" class=\"wp-image-16453\" srcset=\"https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/4_rezultat-1-1024x577.webp 1024w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/4_rezultat-1-300x169.webp 300w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/4_rezultat-1-18x10.webp 18w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/4_rezultat-1.webp 1300w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<h3 class=\"wp-block-heading\">Land and the project<\/h3>\n\n\n\n<p>The first question is: on which plot of land is the construction taking place? Find out the plot\u2019s cadastral code and check it via NAPR: who owns the land, and whether there are any registered restrictions or mortgages on the plot. The land may be owned directly by the developer, but it may also be leased or subject to a mortgage in favour of a bank \u2013 it is important to understand all of this when assessing the risks. Ensure that the stated location of the project matches the plot\u2019s cadastral data. You can further verify the cadastral boundaries of the plot via <a href=\"https:\/\/maps.gov.ge\/\" target=\"_blank\" rel=\"nofollow noopener\">NAPR cadastral map<\/a>.<\/p>\n\n\n\n<p><strong>Check not only the landowner, but also the land\u2019s designated use<\/strong><\/p>\n\n\n\n<p>When dealing with a plot of land, it is important to establish not only the owner and any encumbrances, but also the registered use of the plot.<\/p>\n\n\n\n<p>NAPR offers a separate service for obtaining information on <strong>designated use of land<\/strong> and the category of the agricultural plot.<\/p>\n\n\n\n<p>This is particularly important:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>when purchasing the plot of land itself;<\/li>\n\n\n\n<li>if a developer is constructing a property on land with a complex legal status;<\/li>\n\n\n\n<li>if the purchaser plans to carry out further construction work or change the use of the property.<\/li>\n<\/ul>\n\n\n\n<p>Information on the designated use and category of land is currently available <strong>13 GEL over 4 working days, 26 GEL for 1 working day and 39 GEL on the day of the visit<\/strong>.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Property developer<\/h3>\n\n\n\n<p>Check which legal entity is signing the contract with you. The company name in the advert and the legal entity named in the contract may differ \u2014 this is normal, but you need to ensure that it is this specific legal entity that is associated with the particular project and is authorised to carry it out.<\/p>\n\n\n\n<p><strong>How to check the legal status of a property developer<\/strong><\/p>\n\n\n\n<p>The name of the residential complex or the developer\u2019s brand may not be the same as the legal entity specified in the contract. You should therefore check the specific company that is a party to your transaction.<\/p>\n\n\n\n<p>In <strong>NAPR Business Register<\/strong> You can obtain up-to-date registration details about the company and check its registered information.<\/p>\n\n\n\n<p>Compare:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>full legal name;<\/li>\n\n\n\n<li>identification code;<\/li>\n\n\n\n<li>the company\u2019s current status;<\/li>\n\n\n\n<li>details of persons with powers of representation;<\/li>\n\n\n\n<li>the party specified in the contract.<\/li>\n<\/ul>\n\n\n\n<p>If the advertising brand, the landowner and the company signing the contract are different legal entities, ask them to explain and provide documentary evidence of their connection to the project.<\/p>\n\n\n\n<p>An electronic extract from the register of businesses currently costs <strong>13 GEL in a single working day<\/strong> or <strong>52 GEL on the day of the visit<\/strong>.<\/p>\n\n\n\n<p>Take a look at the developer\u2019s completed projects. If possible, visit the completed buildings in person: the condition of the communal areas, the quality of the build, and the actual appearance of the properties \u2014 all of this gives you an idea of the company\u2019s standards. Online reviews can serve as a guide, but should not be your sole source of assessment.<\/p>\n\n\n\n<p><strong>Planning permission<\/strong> \u2014 a key document. Ask to be shown the planning permission for the specific development. Its presence confirms that the competent authority has authorised the construction in accordance with the established procedure; during the inspection, it is also important to cross-check the planning permission against the project itself, the plot of land, the stated timelines and any subsequent amendments to the documentation. The absence of a permit or a refusal to produce it is a serious warning sign. For details on how to check properties at an early stage, see the article \u2018<a href=\"\/en\/buyers-guide\/real-estate-at-the-excavation-stage-in-georgia-is-it-worth-the-risk\/\" target=\"_blank\">Property at the excavation stage in Georgia: is it worth the risk?<\/a>&#171;.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Contract with the developer<\/h3>\n\n\n\n<p>A contract with a developer for a property under construction requires particular attention, as the buyer is agreeing to obligations that will be fulfilled in the future.<\/p>\n\n\n\n<p>Check that the contract includes:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>The object has been positively identified<\/strong> \u2014 block, section, floor, flat number, floor area.<\/li>\n\n\n\n<li><strong>The finish is described<\/strong> \u2014 type and specific composition. For more information on the types of finishes in new-build properties in Georgia: \u2018<a href=\"\/en\/all\/types-of-frames-finishes-in-new-buildings-in-georgia-black-white-green\/\" target=\"_blank\">Black, white and green structural frames in new-build properties in Georgia<\/a>&#171;.<\/li>\n\n\n\n<li><strong>A deadline for the handover has been set<\/strong> \u2014 a specific date or period, rather than vague wording.<\/li>\n\n\n\n<li><strong>The payment procedure has been set out<\/strong> \u2014 instalment schedule, amounts and terms.<\/li>\n\n\n\n<li><strong>The liability of the parties is set out<\/strong> for failing to meet deadlines or comply with the terms and conditions.<\/li>\n\n\n\n<li><strong>The possibility of changing the characteristics is described<\/strong> \u2014 floor area, layout, finish.<\/li>\n\n\n\n<li><strong>The refund procedure is clearly set out<\/strong> upon termination of the contract.<\/li>\n\n\n\n<li><strong>Provision has been made for the preliminary registration of the purchaser\u2019s right<\/strong> \u2014 Article 12 of the Georgian Law \u2018On the Public Register\u2019 provides for the preliminary registration of rights to immovable property on the basis of an agreement between the parties; the legal effect and enforceability of such registration must be assessed in the light of the terms of the specific agreement and transaction.<\/li>\n\n\n\n<li><strong>The terms relating to termination and force majeure are set out.<\/strong><\/li>\n<\/ul>\n\n\n\n<p><strong>Table 3. Comparison of inspections of a second-hand flat and a new-build property under construction<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>What to check<\/th><th>Existing properties<\/th><th>A new-build property currently under construction<\/th><\/tr><\/thead><tbody><tr><td>Registered owner<\/td><td>An individual or a legal entity<\/td><td>The landowner and the legal basis on which the developer is carrying out the project are being verified<\/td><\/tr><tr><td>Registered restrictions<\/td><td>Mortgage, seizure, restriction on the flat<\/td><td>Encumbrances on the plot of land<\/td><\/tr><tr><td>Permits and approvals<\/td><td>These are not usually the main inspection, but may be relevant in the case of refurbishments, extensions and alterations to the property<\/td><td>Planning permission and project specifications<\/td><\/tr><tr><td>Condition of the property<\/td><td>A physical check is carried out<\/td><td>Nothing to see \u2014 just documents and the progress of the work<\/td><\/tr><tr><td>Finish type<\/td><td>Recorded as a matter of fact<\/td><td>Only in accordance with the contract and specifications<\/td><\/tr><tr><td>Area<\/td><td>Actual and cadastral<\/td><td>Design \u2014 to be confirmed upon handover<\/td><\/tr><tr><td>Supporting documents<\/td><td>Contract relating to a previous transaction, inheritance<\/td><td>Contract with the developer, permits<\/td><\/tr><tr><td>Term of the transaction<\/td><td>The moment of signing<\/td><td>The performance is spread out over time<\/td><\/tr><tr><td>Registration of rights<\/td><td>After the transaction<\/td><td>Advance registration is possible (section 12 of the Public Register Act)<\/td><\/tr><tr><td>Risk of non-completion of construction works<\/td><td>For a completed project, there is usually no<\/td><td>It depends on the company\u2019s financial stability and the progress of the construction work<\/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\">Technical inspection of the flat<\/h2>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>An apartment that is legally in order may still have costly technical defects. Therefore, checking the documents and carrying out a technical inspection serve different purposes.<\/p>\n<\/blockquote>\n\n\n\n<p>A technical inspection is particularly important when buying a second-hand property and when taking possession of a flat from a developer. In both cases, the aim is to document the property\u2019s actual condition before the documents are signed and the money is handed over.<\/p>\n\n\n\n<p><strong>Walls and floors.<\/strong> Check the walls for cracks, unevenness and signs of repair work. Tap on the surfaces \u2014 this may help to identify any hollow spots or areas where the plaster has come away. Floor slabs must show no signs of deformation.<\/p>\n\n\n\n<p><strong>Damp and signs of leaks.<\/strong> Pay particular attention to corners, where walls meet the ceiling, areas under windows and in the bathroom. Dark patches, a musty smell or traces of dried water stains may indicate problems with waterproofing or leaks.<\/p>\n\n\n\n<p><strong>Windows and airtightness.<\/strong> Check that the windows close properly, that there is no condensation between the panes, and that there are no draughts around the edges of the frames.<\/p>\n\n\n\n<p><strong>Ventilation.<\/strong> Hold a sheet of paper up to the ventilation grille \u2014 it should be drawn in by the draught. A weak draught may indicate a problem with the ventilation duct.<\/p>\n\n\n\n<p><strong>Electrical systems.<\/strong> Check the sockets and switches, and the condition of the fuse box. If possible, use a tester to check for voltage and ensure the system is earthed.<\/p>\n\n\n\n<p><strong>Water supply and sewerage.<\/strong> Turn on the taps, check the water pressure and temperature, and check the drain. Inspect the pipes under the washbasin and in the bathroom for any leaks.<\/p>\n\n\n\n<p><strong>Heating and air conditioning.<\/strong> If there is an air-conditioning or heating system, check that it is working properly. Find out how the flat and the building as a whole are heated.<\/p>\n\n\n\n<p><strong>Actual area.<\/strong> Where possible, measure the area using a tape measure or a laser distance measurer, particularly in non-standard rooms.<\/p>\n\n\n\n<p><strong>Room layout.<\/strong> Check that the corners are square and the walls are plumb using a spirit level. Significant deviations make repairs and arranging furniture more difficult.<\/p>\n\n\n\n<p><strong>Condition of the fa\u00e7ade and communal areas.<\/strong> Take a look at the entrance hall, the stairwells and the exterior of the building. The condition of the communal areas gives an indication of the quality of the construction and the standard of maintenance of the building.<\/p>\n\n\n\n<p><strong>Lifts.<\/strong> Check that the lifts are in working order, if there are any. In a high-rise building, the condition and reliability of the lifts are particularly important. If the flat is being purchased to let, the condition of the lifts may also affect the property\u2019s appeal to tenants.<\/p>\n\n\n\n<p>For flats in new-build developments, the handover process is particularly important: the type of finish determines exactly what you are entitled to demand from the developer. During the handover, document any defects found in writing and, where possible, with photos or videos \u2013 this documentation helps to confirm the condition of the flat; the developer\u2019s obligation to rectify specific defects depends on the contract and the applicable legislation.<\/p>\n\n\n\n<p>In the case of a high-value property, or if you have any doubts about the condition of the flat, a professional technical inspection can reduce the risk of unexpected costs after the purchase. <\/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\/08\/5_rezultat-1-1024x577.webp\" alt=\"How to check a property in Georgia\" class=\"wp-image-16454\" srcset=\"https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/5_rezultat-1-1024x577.webp 1024w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/5_rezultat-1-300x169.webp 300w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/5_rezultat-1-18x10.webp 18w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/5_rezultat-1.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<h2 class=\"wp-block-heading\">The contract, the seller and payment<\/h2>\n\n\n\n<p>The three areas to check \u2014 the seller\u2019s identity, the terms of the contract and the payment arrangements \u2014 are interlinked, but serve different purposes. Each requires careful consideration.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Salesperson<\/h3>\n\n\n\n<p>Make sure that the person or company you are dealing with is the one listed as the owner in the register. If the seller is an individual, check that their passport details match those in the register. If the seller is a company, ensure that its representative is authorised to carry out this transaction and is acting in accordance with the articles of association or the relevant corporate resolution.<\/p>\n\n\n\n<p>When a representative is handling the transaction, check the power of attorney: ensure that it covers the sale of the specific property and the necessary steps to register the transaction, and check that the document has not expired. If you have any doubts about the document, or if the power of attorney is issued abroad, consult a solicitor before signing the contract.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Contract<\/h3>\n\n\n\n<p>The contract of sale must clearly set out:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Accurate identification of the object<\/strong> \u2014 cadastral code, address, floor area, floor.<\/li>\n\n\n\n<li><strong>Price<\/strong> \u2014 a specific amount, without reference to verbal agreements.<\/li>\n\n\n\n<li><strong>Settlement currency<\/strong> and the conversion procedure, if applicable.<\/li>\n\n\n\n<li><strong>Timing<\/strong> \u2014 when does the obligation to pay arise, and when is the asset transferred?<\/li>\n\n\n\n<li><strong>Payment procedure<\/strong> \u2014 in stages or in a single instalment; through what mechanism?<\/li>\n\n\n\n<li><strong>The moment of transfer of the object<\/strong> \u2014 when the keys are handed over and the handover certificate is signed.<\/li>\n\n\n\n<li><strong>Property condition<\/strong> at the time of handover, including furniture and appliances, where applicable.<\/li>\n\n\n\n<li><strong>Liability of the parties<\/strong> for breach of contract.<\/li>\n\n\n\n<li><strong>Grounds for terminating the contract<\/strong> and the implications for each of the parties.<\/li>\n\n\n\n<li><strong>Appendices<\/strong> \u2014 a cadastral plan, an inventory of furniture, and technical specifications for the new build.<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">Money<\/h3>\n\n\n\n<p>The issue of payment arrangements is often underestimated. Yet a payment arrangement that is not properly organised creates risks, regardless of how legally sound the transaction is.<\/p>\n\n\n\n<p><strong>Do not transfer a large sum of money solely on the basis of verbal agreements.<\/strong> If a particular condition is crucial to your decision to buy \u2014 such as the handover date, the standard of finish, the specifications or the seller\u2019s obligations \u2014 ensure that it is set out in the contract or in an annex to it.<\/p>\n\n\n\n<p>Before transferring any money, ensure that the recipient and the reason for payment correspond exactly to the terms of the contract. If the funds are not transferred directly to the seller or developer, but to a bank, escrow agent, representative or other third party, such a transfer must have a clear and documented reason.<\/p>\n\n\n\n<p>The payment reference for a bank transfer must be in line with the terms of the contract. It is advisable to plan large international transfers in advance: the bank may request supporting documents, and processing times can be unexpectedly long.<\/p>\n\n\n\n<p>For more details on the process of international money transfers for property purchases, see the article \u2018<a href=\"\/en\/all\/how-to-transfer-money-to-georgia-to-buy-real-estate\/\" target=\"_blank\">How to transfer money to Georgia to buy property<\/a>&#171;.<\/p>\n\n\n\n<p><strong>How much does it cost to register a property after purchase?<\/strong><\/p>\n\n\n\n<p>Under the current NAPR fees, the registration of the creation, modification or termination of a right in respect of immovable property costs:<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Registration deadline<\/th><th>State fee<\/th><\/tr><\/thead><tbody><tr><td>4 working days<\/td><td>150 GEL<\/td><\/tr><tr><td>1 working day<\/td><td>270 GEL<\/td><\/tr><tr><td>On the day the application is submitted<\/td><td>350 GEL<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p>The cost of certifying the signatures of the parties to a transaction submitted for registration is <strong>7 GEL<\/strong>.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>The registration fee is chosen by the applicant. The value of the property itself does not affect the amount of this registration fee.<\/p>\n<\/blockquote>\n\n\n\n<p>The fees of 150, 270 and 350 GEL, as well as the 7 GEL charge for verifying signatures, are listed on the official NAPR website.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Don\u2019t just check the flat<\/h2>\n\n\n\n<p>The property\u2019s surroundings are an aspect of the purchase that is easy to overlook when focusing on the paperwork. Yet what lies around the property can have a significant impact on both the comfort of living there and the flat\u2019s investment potential.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>A view from the window, an open space in front of the building or convenient access do not necessarily mean that the situation will remain the same. It is important to check not only the flat itself, but also the surrounding area.<\/p>\n<\/blockquote>\n\n\n\n<p><strong>Adjacent plots.<\/strong> Check the status of the plots of land near the house. An empty plot may be earmarked for development. You can check the cadastral status of the area around the property via <a href=\"https:\/\/maps.gov.ge\/\" target=\"_blank\" rel=\"nofollow noopener\">NAPR cadastral map<\/a>.<\/p>\n\n\n\n<p><strong>Future development.<\/strong> In Batumi and other rapidly developing areas, the construction of new buildings is a common feature of urban development. The view from your window of the sea or the mountains may change if a new high-rise building is erected nearby. This is worth bearing in mind when assessing investment prospects.<\/p>\n\n\n\n<p><strong>Access to the building and parking.<\/strong> Check how access to the property is organised and whether there are any parking spaces. For rental properties, parking can be an important factor when making your choice.<\/p>\n\n\n\n<p><strong>Infrastructure.<\/strong> Realistically assess the distance to shops, schools, health centres and public transport. Advertising materials often highlight the most convenient routes; check the walking distance for yourself.<\/p>\n\n\n\n<p><strong>Noise and commercial premises.<\/strong> Shops, caf\u00e9s or entertainment venues on the ground floor may cause noise. Check what is on the ground floor and in neighbouring buildings.<\/p>\n\n\n\n<p><strong>The actual distance to the sea.<\/strong> This is particularly relevant for Batumi and Gonio. Check whether the distance \u2018to the sea\u2019 is given as the straight-line distance rather than the actual walking route \u2014 the difference can be significant.<\/p>\n\n\n\n<p><strong>Liquidity for investors.<\/strong> If you are buying a flat to let out, assess the layout and floor level from a tenant\u2019s perspective: is there enough natural light, how practical is the layout, and does it have a view?<\/p>\n\n\n\n<p>For those who are considering a visit to Batumi and exploring the city\u2019s neighbourhoods, the guide \u2018<a href=\"\/en\/all\/batumi-overview-of-districts-infrastructure-and-housing-prices\/\" target=\"_blank\">Batumi: neighbourhoods, infrastructure and house prices<\/a>&#171;. <\/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\/08\/6_rezultat-1-1024x577.webp\" alt=\"How to check a property in Georgia\" class=\"wp-image-16455\" srcset=\"https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/6_rezultat-1-1024x577.webp 1024w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/6_rezultat-1-300x169.webp 300w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/6_rezultat-1-18x10.webp 18w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/6_rezultat-1.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<h2 class=\"wp-block-heading\">If you\u2019re buying property remotely<\/h2>\n\n\n\n<p>A significant part of the due diligence process can be carried out remotely. Information from the NAPR is available online; cadastral data and details of restrictions can be obtained without the need to be physically present. However, the fact that the buyer is located remotely makes independent verification all the more important and calls for extra caution.<\/p>\n\n\n\n<p><strong>Receiving electronic documents.<\/strong> Ask the seller or agent to provide scans or electronic copies of all documents: identity documents, supporting documents and extracts from the register. Check the NAPR details yourself \u2014 do not rely solely on the information sent by the seller.<\/p>\n\n\n\n<p><strong>Watching videos.<\/strong> Ask to arrange a video call to carry out a detailed inspection of the flat: walls, ceilings, windows, bathroom fittings, the view from the windows, the entrance hall and the courtyard. Whilst this is no substitute for an in-person inspection, it does allow you to spot any obvious issues.<\/p>\n\n\n\n<p><strong>Independent acceptance.<\/strong> When purchasing a property remotely, it is particularly advisable to engage an independent technical expert or a trusted representative who will inspect the property in person and provide a written report.<\/p>\n\n\n\n<p><strong>Verification of the representative\u2019s authority.<\/strong> If someone is acting on behalf of the seller or representing your interests, make sure they have a properly drawn up power of attorney. <\/p>\n\n\n\n<p><strong>Contract.<\/strong> Read the contract carefully before signing it. If you are unsure about any of the wording, seek advice from a lawyer familiar with Georgian law.<\/p>\n\n\n\n<p><strong>Bank transfer.<\/strong> International transfers require some preparation: check with your bank regarding the documentation required, estimated processing times and any fees. Ensure that the payee and the reason for payment are in line with the contract.<\/p>\n\n\n\n<p><strong>Recording the status.<\/strong> When buying a property remotely, the handover certificate and a video recording of the flat\u2019s condition at the time of handover are particularly important. This protects you in the event of any disputes regarding the property\u2019s condition.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">When should you consult a solicitor?<\/h3>\n\n\n\n<p>The buyer can carry out an initial check of the cadastral code, the owner and the basic details in the NAPR themselves. A more thorough legal check is particularly advisable if:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>the property is subject to a mortgage, attachment or restriction;<\/li>\n\n\n\n<li>the seller acts through a representative;<\/li>\n\n\n\n<li>a foreign power of attorney is used;<\/li>\n\n\n\n<li>property recently acquired by inheritance or following a court ruling;<\/li>\n\n\n\n<li>the history of the transfer of rights raises questions;<\/li>\n\n\n\n<li>the actual layout does not correspond to the documents;<\/li>\n\n\n\n<li>An flat is being purchased in a building under construction;<\/li>\n\n\n\n<li>the plot of land does not belong to the company signing the contract;<\/li>\n\n\n\n<li>they are offering to transfer the money to a third party;<\/li>\n\n\n\n<li>the seller is a company with a complex corporate structure;<\/li>\n\n\n\n<li>The key terms of the transaction are set out only in the advertisement or correspondence.<\/li>\n<\/ul>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>The more complex the property\u2019s history and the structure of the transaction, the less reason there is to limit oneself to just a standard NAPR extract.<\/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\">Red flags before a transaction<\/h2>\n\n\n\n<p>Below are the signs that should <strong>to put the transaction on hold and ensure the situation is clarified before payment is made<\/strong>. In themselves, these do not automatically imply fraud, but each one requires a clear explanation.<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>The seller refuses to provide the cadastral code.<\/strong> Without it, it is considerably more difficult to ensure that you are checking the correct object.<\/li>\n\n\n\n<li><strong>The details of the owner in the register do not match those provided by the seller.<\/strong> Any discrepancy must be explained in writing.<\/li>\n\n\n\n<li><strong>The property is being sold by an agent whose authority has not been clearly documented.<\/strong> There is no document setting out the powers; it is not being produced, or its scope is in doubt.<\/li>\n\n\n\n<li><strong>The floor area stated in the advert differs significantly from the figures in the register.<\/strong> Minor discrepancies are understandable; major ones give cause for concern.<\/li>\n\n\n\n<li><strong>They promise to \u2018regularise\u2019 the changes to the layout or other discrepancies \u2018at a later date\u2019.<\/strong> This is a risk for the new owner, not for the seller.<\/li>\n\n\n\n<li><strong>They are demanding that a large deposit be paid immediately, before sufficient time and documents have been provided for verification.<\/strong> Such a requirement increases the risk for the buyer.<\/li>\n\n\n\n<li><strong>It is suggested that the payment be made to a third party, but the contract and other documents do not explain the basis for such a transfer.<\/strong><\/li>\n\n\n\n<li><strong>The seller refuses to include in the contract a condition that is essential to your decision to buy.<\/strong> The handover date, finish and fittings \u2013 all of these must be set out in the document or in an annex to it.<\/li>\n\n\n\n<li><strong>The developer has not provided a building permit.<\/strong> This is a key document; a refusal to show it sends a serious signal.<\/li>\n\n\n\n<li><strong>It is not possible to clearly define the subject matter of the contract.<\/strong> There is no cadastral code, no exact floor area and no flat number.<\/li>\n\n\n\n<li><strong>Any promises regarding deadlines, finishes or returns are made only verbally.<\/strong> Important agreements must be set out in writing.<\/li>\n\n\n\n<li><strong>The seller is preventing the technical inspection from taking place.<\/strong> If you\u2019re reluctant to show your flat to an estate agent, it\u2019s worth thinking about why.<\/li>\n<\/ul>\n\n\n\n<p><strong>Minimum checks for different types of property<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>What are you buying?<\/th><th>What you should check as a minimum<\/th><\/tr><\/thead><tbody><tr><td>A ready-to-move-in second-hand flat<\/td><td>Owner, cadastral code, area, restrictions, legal basis, history of the property (where applicable), technical condition, contract<\/td><\/tr><tr><td>A ready-to-move-in flat from the developer<\/td><td>Registered title, selling company, property details, restrictions, condition of the flat, contract<\/td><\/tr><tr><td>An off-plan flat<\/td><td>Land plot, land rights, property developer, planning permission, contract, payment terms, option for preliminary registration<\/td><\/tr><tr><td>Detached house<\/td><td>Ownership rights to a house and plot of land, cadastral boundaries, land use designation, restrictions, existing structures, utilities<\/td><\/tr><tr><td>Land plot<\/td><td>Owner, boundaries, land category and designated use, restrictions, access to the plot and potential uses<\/td><\/tr><tr><td>Online purchase<\/td><td>All applicable checks, plus the representative\u2019s authorisation, an independent inspection and a separate verification of payment details<\/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\">Pre-purchase checklist<\/h2>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p><strong>Don\u2019t want to check dozens of properties yourself?<\/strong> Take our quick property search for The Residence \u2014 we\u2019ll help you narrow down your choices to those that suit your needs and budget. <a href=\"\/en\/quiz\/\" target=\"_blank\">Find a property in Georgia<\/a><\/p>\n<\/blockquote>\n\n\n\n<p><strong>Table 4. Final checklist before booking and making the main payment<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Verification<\/th><th>Completed as per the booking<\/th><th>Completed prior to the main payment<\/th><\/tr><\/thead><tbody><tr><td>The cadastral code has been issued and corresponds to the property<\/td><td>\u2713<\/td><td>\u2713<\/td><\/tr><tr><td>The owner has been identified based on the latest data from NAPR<\/td><td>\u2713<\/td><td>\u2713<\/td><\/tr><tr><td>There are no recorded restrictions, or they have been clarified<\/td><td>\u2713<\/td><td>\u2713<\/td><\/tr><tr><td>The area stated in the register corresponds to the transaction documents<\/td><td>\u2713<\/td><td>\u2713<\/td><\/tr><tr><td>The purpose of the property is consistent with its intended use<\/td><td>\u2713<\/td><td>\u2713<\/td><\/tr><tr><td>The document evidencing ownership has been verified<\/td><td><\/td><td>\u2713<\/td><\/tr><tr><td>The representative\u2019s authorisation (if any) has been verified<\/td><td>\u2713<\/td><td>\u2713<\/td><\/tr><tr><td>The contract has been checked to ensure it complies with the terms agreed<\/td><td><\/td><td>\u2713<\/td><\/tr><tr><td>A technical inspection has been carried out<\/td><td><\/td><td>\u2713<\/td><\/tr><tr><td>The terms of the transfer of the property are set out in the contract<\/td><td><\/td><td>\u2713<\/td><\/tr><tr><td>The payee and the reason for payment are as specified in the contract<\/td><td><\/td><td>\u2713<\/td><\/tr><tr><td>For a new-build property: building permit verified<\/td><td>\u2713<\/td><td>\u2713<\/td><\/tr><tr><td>For new-build properties: the landowner and the building plot have been verified<\/td><td>\u2713<\/td><td>\u2713<\/td><\/tr><tr><td>The area surrounding the site and neighbouring plots have been inspected<\/td><td>\u2713<\/td><td><\/td><\/tr><tr><td>The latest NAPR information was obtained prior to the transaction<\/td><td><\/td><td>\u2713<\/td><\/tr><\/tbody><\/table><\/figure>\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\/08\/7_rezultat-1-1024x577.webp\" alt=\"How to check a property in Georgia\" class=\"wp-image-16456\" srcset=\"https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/7_rezultat-1-1024x577.webp 1024w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/7_rezultat-1-300x169.webp 300w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/7_rezultat-1-18x10.webp 18w, https:\/\/residence-estate.ge\/wp-content\/uploads\/2026\/08\/7_rezultat-1.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<h2 class=\"wp-block-heading\">Conclusion<\/h2>\n\n\n\n<p>The security of buying property in Georgia does not depend on a single document, but rather on a systematic verification process carried out at several levels.<\/p>\n\n\n\n<p>The information in the NAPR addresses a significant number of legal issues: who the owner is, whether there are any registered encumbrances, and whether the property corresponds to the cadastral data. A technical inspection reveals details not reflected in the register\u2019s records: defects, actual changes to the layout and the condition of the building services; the legality of such changes must be verified separately against the relevant documents. The contract sets out the rights and obligations of the parties and must reflect everything agreed during negotiations \u2014 in writing, not just verbally.<\/p>\n\n\n\n<p>For a new-build property, the due diligence process includes an additional level of scrutiny: the landowner and the basis for development, the planning permission documents, and the developer as a company. This information is not covered by the standard property due diligence process, but it has a significant impact on the risks associated with the purchase.<\/p>\n\n\n\n<p>A due diligence process initiated before a deposit is made makes it possible to identify significant risks in advance, request additional documentation and, if necessary, withdraw from the transaction before entering into any substantial financial commitments.<\/p>\n\n\n\n<p>A comprehensive step-by-step guide to buying property in Georgia: \u201c<a href=\"https:\/\/claude.ai\/guides\/how-to-buy-property-in-georgia-a-step-by-step-guide-for-foreigners\/\" target=\"_blank\" rel=\"nofollow noopener\">How to buy property in Georgia<\/a>&#171;.<\/p>","protected":false},"excerpt":{"rendered":"<p>Georgia offers a relatively straightforward procedure for completing property transactions \u2014 [\u2026]<\/p>","protected":false},"author":14,"featured_media":16449,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[174],"tags":[],"class_list":["post-16448","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-all"],"acf":[],"_links":{"self":[{"href":"https:\/\/residence-estate.ge\/en\/wp-json\/wp\/v2\/posts\/16448","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/residence-estate.ge\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/residence-estate.ge\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/residence-estate.ge\/en\/wp-json\/wp\/v2\/users\/14"}],"replies":[{"embeddable":true,"href":"https:\/\/residence-estate.ge\/en\/wp-json\/wp\/v2\/comments?post=16448"}],"version-history":[{"count":4,"href":"https:\/\/residence-estate.ge\/en\/wp-json\/wp\/v2\/posts\/16448\/revisions"}],"predecessor-version":[{"id":16507,"href":"https:\/\/residence-estate.ge\/en\/wp-json\/wp\/v2\/posts\/16448\/revisions\/16507"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/residence-estate.ge\/en\/wp-json\/wp\/v2\/media\/16449"}],"wp:attachment":[{"href":"https:\/\/residence-estate.ge\/en\/wp-json\/wp\/v2\/media?parent=16448"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/residence-estate.ge\/en\/wp-json\/wp\/v2\/categories?post=16448"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/residence-estate.ge\/en\/wp-json\/wp\/v2\/tags?post=16448"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}