Georgia Residency and the Path to Citizenship Through Real Estate (2026)

The short version: buying residential property worth $100,000+ in Georgia earns you a renewable one-year residence permit almost immediately. Investing $300,000+ unlocks a five-year investment residence permit with a track to permanent residency. Citizenship is a separate, longer road — realistic, but only for those who genuinely settle in Georgia. Here is the whole ladder for 2026.

Rung 1: The property residence permit ($100,000+)

Own residential real estate with an appraised market value of at least $100,000 and you can apply for a short-term residence permit — valid up to one year, renewable for as long as you own the property, covering your spouse and minor children. There is no minimum-stay requirement and no language test. Processing takes about 30 days through a Public Service Hall.

Not sure if your target apartment clears the $100,000 appraisal bar? Kavlian's vetted specialists check the valuation before you commit — free. Run the free residency check →

Rung 2: The investment residence permit ($300,000+)

Invest at least $300,000 in Georgian real estate (residential or commercial) and you qualify for the investment residence permit — issued for five years rather than one. Maintain the investment for those five years and you can apply for permanent residency, the most stable status short of citizenship. For larger buyers this route is usually the smarter structure from day one.

Rung 3: Permanent residency

There are two realistic doors: the investment route above (five years, investment maintained), or the standard route — living in Georgia on temporary permits for ten consecutive years. Permanent residency removes annual renewals and no longer depends on holding a specific asset.

Rung 4: Citizenship — the honest picture

No property purchase buys a Georgian passport directly. Standard naturalisation requires roughly ten years of lawful residence, plus exams in the Georgian language, history and law. An exceptional citizenship track exists for individuals deemed of special value to the state — granted case by case at presidential discretion, sometimes to major investors. Note also that Georgia restricts dual citizenship: retaining your original passport generally requires a separate presidential exception. Treat citizenship as a ten-year settlement plan, not a transaction.

The 2026 ladder at a glance

Status	Threshold	Duration	Leads to
Property residence permit	$100,000+ residential	1 year, renewable	PR after 10 years of residence
Investment residence permit	$300,000+ invested	5 years	PR after 5 years (investment kept)
Permanent residency (PR)	via either route	indefinite	naturalisation eligibility
Citizenship	~10 years residence + exams	—	full rights; dual citizenship by exception only

Immigration rules change and individual cases differ — confirm current requirements with a qualified advisor before building plans on them.

Which route fits which buyer?

Remote landlords who mainly want visa-free flexibility and a base in Georgia: the $100,000 permit is enough. Relocating families planning to live in Georgia: start with the $100,000 permit and let the ten-year clock run. Larger investors deploying $300,000+: take the investment permit for the five-year shortcut to permanent residency.

FAQ

Can I combine several properties to reach the threshold?

Combining registered holdings is possible in practice, but valuation details matter — confirm your specific case with an advisor before relying on it.

Does my family get status too?

Yes — spouses and minor children apply alongside you through family reunification at every rung.

Do I lose my status if I sell the property?

Yes, while your status rests on ownership. After permanent residency is granted via the standard route, it no longer depends on the asset.

Start the ladder with the right property

Kavlian matches you with vetted, language-matched specialists who handle valuation, purchase and the permit paperwork end to end — free for buyers. Browse apartments from $100,000 → or book a free consultation →