Short-term residence permit for property purchase: what to do under Georgian law

What to do

1. Basis and threshold: a short-term residence permit is issued to the owner of real estate with a market value above USD 150,000, and to their spouse and children (Law of Georgia on the Legal Status of Aliens and Stateless Persons, Art. 15). Agricultural land is excluded (Art. 15). The value is set by a certified appraiser of an accredited body, not by the price in the contract (Art. 15), so obtain the appraisal report before filing. The spouse receives a residence permit as a family member. The law does not say how joint or shared ownership is counted (full value or share); clarify this with the Public Service Development Agency. The law is silent on mortgages.
2. Applicant’s status: a residence permit is issued only to a foreigner lawfully in Georgia (Art. 14). It is not issued on the basis of a category C visa (Art. 14). File 40 calendar days before the end of lawful stay (Rules on Issuing Residence Permits in Georgia, Art. 3). From abroad, an immigration D5 visa is applied for on the same basis (Law on the Legal Status of Aliens and Stateless Persons, Art. 7).
3. Term: the decision is made within 30 days (Art. 17). The permit is issued for 1 year and renewed for 1 year each time (Art. 16). On renewal with the same property, no new appraisal is needed (Art. 16). The card must be collected within 6 months, otherwise the stay may be terminated (Art. 21).
4. Risks: when ownership ends (sale, gift), the residence permit terminates (Art. 21). Working is possible only with a separate right to work (Law of Georgia on Labour Migration, Art. 13¹). Alternative: from USD 300,000, an investment residence permit for 5 years (Law on the Legal Status of Aliens and Stateless Persons, Art. 15).
5. Refusal: a refusal may be appealed to court within 1 month of familiarisation (Rules on Issuing Residence Permits in Georgia, Art. 17).
6. Where to apply: Public Service Development Agency (Public Service Hall); consulate (D5 visa); court.
7. Evidence: extract from the Public Registry, the appraiser’s report, passport, marriage and birth certificates with translation.
8. Traps: relying on the price in the contract instead of the valuation by an accredited appraiser; selling the property without changing the basis of the residence permit; filing while in Georgia on a category C visa; believing that a real-estate residence permit allows work.

Be sure to check

• market-value threshold and who sets it (certified appraiser)
• spouse and children; the exclusion of agricultural land
• permit term, renewal, and termination on sale
• lawful-stay conditions at filing (not on a category C visa) and review periods
• the residence permit does not grant the right to work; alternative: investment residence permit