Georgia

Georgia is located between Europe and Asia along the Black Sea and borders Turkey, Armenia, Azerbaijan and Russia. Its capital, Tbilisi, has around 1.26 million people, a strong expat community and an emerging tech sector.

Georgia has one of the most open property markets globally. Foreign buyers can purchase, own and sell real estate without restrictions, permits or minimum investment, and all residential property is available on a freehold basis. Ownership is recorded in a blockchain-based registry that can be verified online.

In 2024 the residential real estate market reached USD 4.3 billion, growing 8.6% year on year for the fifth consecutive year. Tbilisi accounts for about 72% of transactions and Batumi around 20%. The market is supported by steady foreign demand, a growing local buyer base and major international investment, including a large Emaar Group project near Batumi announced in January 2025.

Property values in Georgia’s two main markets grew by 10-16% annually between 2023 and 2025, with further growth expected into 2026. Supply remains constrained due to stricter bank lending for new developments, which supports upward momentum. Price ranges below are based on transaction data.

Metropolitan Insight: A budget of USD 150,000 can buy a parking space in a mid-range Dubai tower, or a 110-150 sqm apartment in a well-located development in Tbilisi or Batumi. Rental yields in Georgia are similar to those seen in Dubai during its high-growth period, but with a much lower entry cost.

The purchase process is straightforward: no waiting period, no government approval requirement and no minimum holding period before resale.

Foreign currency can be transferred into Georgia freely and exchanged at market rates through local banks. The two main options for international buyers are TBC Bank and Bank of Georgia, both listed on the London Stock Exchange. Off-plan purchases are usually paid through developer instalment plans over about 2-5 years.

Ownership is registered with the National Agency of Public Registry (NAPR), which has used a blockchain-based system since 2017. Ownership details can be checked online by anyone for 1 GEL (about USD 0.37).

Georgia uses a territorial tax system, so residents are taxed only on income earned within the country. Income from properties, businesses or investments held abroad is not taxed in Georgia. Georgia also has double taxation treaties with over 50 countries, including the UAE, UK, Germany, France and the Netherlands.

Georgia’s Investment Residence Permit is one of the more accessible property-based residency options in the region. As of 1 March 2026 two thresholds apply:

• Temporary Residence Permit (1 year, renewable annually): USD 150,000 in property. Grants the right to live and work in Georgia, with no physical presence requirement to maintain it.
• Long-term Permit (5 years): USD 300,000 in property. Option to apply for permanent residency after 6 years in total. Spouse and dependent children are included at no additional investment.

Multiple properties can be combined to meet the threshold. One visit to Georgia is required for biometric registration at the first application. The minimum threshold increased from USD 100,000 to USD 150,000 on 1 March 2026, so older sources may show outdated figures. Georgian residency can also lead to tax residency, applied for separately.

Georgia offers distinct investment profiles across coastal, capital, mountain and emerging-city markets.

Batumi and the Black Sea coast. Georgia’s second city and main resort destination, near the Turkish border. It is the centre of short-term rental demand, supported by around 9 million annual visitors to Georgia. Gonio and Kvariati are attracting larger resort-style projects, while Kobuleti to the north remains a more affordable coastal option with steady domestic demand. The Adjara region also has free industrial zone status.

Tbilisi. A year-round market driven by local demand from professionals, universities, expats, diplomats and the tech sector. The historic centre supports short-term rentals, while Saburtalo and Didi Dighomi focus on long-term tenants, often with higher yields.

Mountain resorts. Gudauri (about 2,200 m, ski season typically November to April) and Bakuriani are established. Newer areas such as Sioni Lake in Tianeti are positioned as year-round destinations. Prices generally range from USD 700 to 1,400 per sqm.

Kutaisi and emerging cities. Kutaisi is Georgia’s third city, with about 135,000 people, and the seat of parliament. Transactions grew by around 12% in 2024-2025, driven by new developments, and it is the most affordable entry point among the main markets.

Tbilisi International Airport connects to over 40 destinations, including Dubai, Istanbul, London, Paris, Frankfurt and Tel Aviv. Both main cities are easy to reach from the UAE and to manage remotely as an investor.

• Black Sea coastline: beaches, waterfront and resort infrastructure along the Adjara coast
• Ski resorts: Gudauri and Bakuriani, active November through April
• Mountain landscapes: Greater Caucasus range, trekking and alpine scenery
• UNESCO heritage: Tbilisi Old Town, cave cities and ancient monasteries
• Food and wine culture: one of the world’s oldest winemaking traditions
• Modern infrastructure: fast internet, co-working spaces and international schools in both cities
• Low cost of living: USD 1,000-2,000 per month covers a comfortable lifestyle in Tbilisi
• English: widely spoken in business, hospitality and among expats