The Georgian government has announced an increase in the requirements for foreigners seeking residence permits through real estate investments. The new minimum threshold of $150,000 will come into effect in the spring of 2026. Learn more about the reasons for these changes and their possible implications for investors

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Georgia is preparing to significantly change the conditions for obtaining a residence permit for foreign real estate investors. Starting from March 1, 2026, the minimum property value required for an investor visa will increase to USD 150,000, which is 50% more than the previous threshold that has been in effect since 2019.

The decision comes amid broader immigration reforms and a deterioration in Georgia's relations with the European Union. The authorities explain the changes by the need to legalize the shadow economy and tighten control over foreign residents, but for potential investors, this means revising financial and migration strategies in the coming months.

In the material by the link, we have provided detailed instructions on the Georgian citizenship program through investment.

Buying or selling real estate is not only a financial decision, but also a complex legal process. A real estate lawyer from Visit World accompanies the transaction at all stages: from checking documents to protecting your interests when signing the contract.

Cooperation with a specialist will help:

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Learn more about the “Real Estate Lawyer” consultation service on the Visit World portal.

What exactly changes from March 1, 2026?

Starting from March 1, 2026, a new minimum threshold for real estate investments for obtaining a short-term residence permit will come into force in Georgia. Foreign nationals planning to apply for an investment visa on the basis of real estate ownership will have to confirm their ownership of property with a total value of at least USD 150,000, which is 50% more than the previous threshold of USD 100,000.

Importantly, the requirement applies to the aggregate value of real estate, not to a single property. Investors can combine several apartments or other properties, provided that they are all officially registered and have been evaluated by certified appraisers. In this case, market valuation rather than the purchase price is used to determine compliance with the requirements, which should reduce the risks of artificial overvaluation.

The changes primarily affect foreign investors who have traditionally considered Georgia as an affordable destination for obtaining a residence permit through real estate. Among them are citizens of Ukraine, Poland, Israel, Turkey, Kazakhstan and other countries, for whom the Georgian investment visa remained one of the easiest migration instruments in the region.

What alternative investment and migration programs are available in Georgia?

Despite the increase in the threshold for real estate investors, this visa remains one of the easiest ways to legally reside in Georgia. It provides for a renewable residence permit valid for one year and does not contain any minimum income or business requirements, except for retaining ownership of real estate.

At the same time, the country has a separate investor program with a threshold of USD 300,000, which allows for an immediate five-year temporary residence permit for the main applicant and his family members. This program accepts a wider range of investments and shortens the path to permanent residence.

In addition, in 2025, Georgia introduced a special three-year residence permit for IT professionals. It is aimed at professionals with proven work experience and stable income and has become part of the gradual diversification of the country's migration instruments.

Earlier, we told you that Georgia is simplifying the process of obtaining a residence permit for foreign IT professionals.

Why is Georgia revising its immigration policy?

The increased requirements for real estate investors are part of broader immigration reforms that began in September 2025. The Georgian authorities explain these changes by the need to reduce the shadow economy and strengthen control over the actual status of foreigners living and working in the country.

According to official data, hundreds of thousands of foreigners entered Georgia in the first half of 2024 alone, while the number of officially registered labor migrants has remained relatively low for several years. This imbalance, according to the government, created conditions for informal employment and complicated state supervision, which was an argument in favor of stricter rules.

How can tensions with the EU affect investors?

The immigration changes in Georgia are taking place against the backdrop of complicated relations with the European Union. The European Commission has repeatedly warned of risks to the visa-free regime due to deviations from democratic standards and non-compliance of the visa policy with EU requirements.

In 2025, the EU simplified the mechanism for suspending the visa-free regime, which potentially increases the vulnerability of partner countries. Although these processes do not mean immediate changes for investors, they may affect the overall investment climate and the perception of Georgia as a long-term migration destination.

When investing in real estate under the Golden Visa program, the customer often faces a number of complex issues, since transactions in another jurisdiction are associated with different legal norms, property conditions and regulatory requirements. Errors in contracts, problems with ownership, debts or violations of the program terms can cost the investor not only money, but also migration status.

A Visit World real estate lawyer will help:

- resolve disputes between the parties to the transaction;

- check the legality of the object and the history of ownership;

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- minimize risks when buying real estate for Golden Visa.

Contact Visit World specialists to invest calmly, safely and with legal guarantees.

We remind you! Starting March 1, 2026, Georgia will introduce mandatory work permits for foreigners. Read more about who will be affected by the new requirement, how the system will work, what exceptions are provided and what will happen in case of violation.