A higher capital threshold for property-linked residency:

From March 1, 2026, foreign nationals seeking a Georgian residence permit through property ownership will need to demonstrate real estate holdings with a total market value of at least 150,000 dollars. This represents a 50 percent increase from the 100,000 dollar requirement that has applied since 2019. The permit remains structured as a short-term residence status, issued for one year and renewable, provided eligibility conditions continue to be met.

Importantly for portfolio investors, the valuation test applies to aggregate holdings rather than a single asset. Multiple properties may be combined to reach the minimum, as long as ownership is properly registered and each property is assessed by an accredited valuation body. Market value, not purchase price, determines compliance.

How the property route fits within Georgia’s wider investor framework:

The property-based permit continues to operate alongside Georgia’s separate investor visa option, which requires a minimum investment of 300,000 dollars. That higher-tier route offers immediate five-year temporary residency and covers the main applicant, spouse, and minor children. It also allows a broader range of qualifying investments beyond real estate and shortens the timeline to permanent residency to five years, compared with the standard ten-year path.

By contrast, the property route remains one of the more administratively streamlined entry points. It does not impose income thresholds or employment documentation, focusing instead on verified ownership and valuation. However, authorities retain the right to revoke the permit if the property is sold or if updated valuations fall below the required level.

Valuation discipline and compliance expectations:

All qualifying properties must be appraised by assessors accredited by Georgia’s Unified National Accreditation Body. This requirement has become more prominent as authorities seek to prevent artificial inflation of property prices used to meet immigration thresholds. For investors, this underscores the need for conservative valuation assumptions and ongoing monitoring of market conditions.

Family coverage remains a feature of the permit, extending residency rights to immediate family members linked to the principal applicant. For families using Georgia as a regional base, this continues to offer operational simplicity, provided asset values are maintained.

Immigration reforms signal a broader policy reset:

The increase in the property threshold is not an isolated measure. It forms part of a wider overhaul of Georgia’s immigration system that began in September 2025. These reforms introduced stricter documentation standards across residence categories and mandatory employment authorization for foreign workers and entrepreneurs.

Authorities have pointed to significant gaps between entry data and formal registration as a driver of these changes. In the first half of 2024 alone, nearly 250,000 foreigners entered Georgia, while only several thousand individuals were registered as labor migrants over an eight-year period. Officials argue that this imbalance contributed to informal economic activity and limited regulatory oversight.

New options for specialized professionals:

Alongside tighter controls, Georgia has also introduced targeted pathways. In September 2025, a dedicated three-year residence permit was launched for information technology professionals. Eligibility requires at least two years of industry experience and annual income exceeding 25,000 dollars. While distinct from investor routes, this permit reflects a selective approach to attracting specific skill sets.

External pressures and geopolitical context:

Georgia’s immigration recalibration is unfolding amid rising tension with the European Union. The European Commission has warned that Georgia’s visa-free access to the Schengen Area could be at risk, citing democratic backsliding and misalignment with EU visa policies. Particular attention has been drawn to Georgia’s maintenance of 26 visa-free agreements with countries whose citizens require visas for the EU, including a 2024 decision to grant visa-free entry to Chinese nationals.

Georgia joined the EU visa liberalization framework in 2017, but relations have cooled markedly since 2024. In December 2025, the EU introduced a revised visa suspension mechanism, lowering the political threshold required to suspend visa-free access. This change makes potential suspension easier to trigger than under the previous unanimity-based system.

Strategic considerations for investors and families:

For property investors, the March 2026 increase compresses timelines for those aiming to qualify under the existing 100,000 dollar threshold. Beyond that date, careful asset selection, conservative valuations, and contingency planning become central. The policy direction also suggests closer scrutiny going forward, reinforcing the importance of compliant structuring.

For globally mobile families and entrepreneurs, Georgia remains accessible, but less permissive than in prior years. Residency planning now requires a more deliberate assessment of capital commitment, regulatory durability, and geopolitical exposure. Further strategic guidance on navigating these shifts can be found at www.freefromborders.com, where cross-border residency and investment frameworks are analysed in depth.