Georgia's residency-by-property threshold jumped to $150,000 in March 2026

If you've been researching Georgian residency by property investment and the number in your head is $100,000, update it: since 1 March 2026, the threshold is $150,000 — a 50% jump, and the third increase since the programme started. If you're mid-research using an older article, a forum post from last year, or a friend's out-of-date advice, this is the change that makes all of it wrong.

Here's what actually changed, who it affects, and what still qualifies.

What changed

Georgia's real estate investment threshold for a residence permit rose from $100,000 to $150,000, effective 1 March 2026. The change followed immigration law amendments passed in June 2025, giving the market roughly nine months' notice before the new figure took effect.

A few mechanics worth knowing if you're evaluating a specific property against the bar:

• Valuation is based on market value, not purchase price. A property bought below market value doesn't automatically fall short if its assessed value clears $150,000 — and the reverse is also worth checking before you assume a discounted deal still qualifies.
• Multiple properties can be combined. If no single property you're considering clears $150,000 on its own, the combined value of several properties can be counted together toward the threshold.
• The permit covers your family. A qualifying investment extends the residence permit to your spouse and children, not just the primary applicant.
• It renews annually, as long as you keep the property. The permit isn't a one-time grant — it's tied to continued ownership of the qualifying investment.

Did I miss the deadline for the old $100,000 threshold?

If you're reading this after 1 March 2026, yes — new applications are assessed against $150,000, not the old figure. There isn't a way to retroactively qualify under the previous threshold once it's lapsed.

If you already hold a residence permit granted under the $100,000 threshold, the change doesn't affect you directly: existing permit holders can continue renewing under the rules that applied when they qualified, for as long as they keep the property. The increase applies to new applications, not retroactively to people who already cleared the old bar.

The other tier: $300,000

There's a second, higher tier that's easy to conflate with the $150,000 one, so it's worth being precise about the difference. A $300,000 investment — in property or in a Georgian business — buys a 5-year residence permit with a materially faster path to permanent residency, rather than the annually-renewing permit the $150,000 tier grants. It isn't "the same permit, just processed faster" — it's a different, longer-duration permit with fewer renewal cycles standing between you and permanent status. If your time horizon in Georgia is long and you're deciding between the two tiers, that structural difference — not just the extra $150,000 — is the thing to weigh.

Why this keeps happening

This is the third time the investment threshold has risen since the programme launched. There's no published schedule for future increases, but the pattern — three raises, each one a meaningful jump rather than a small adjustment — is worth factoring into any "I'll wait and buy later" plan. A property that comfortably clears today's bar with room to spare is a safer bet than one that only just qualifies, if the threshold rises again before you complete the purchase.

Once you've found a property that clears the bar

Clearing the residency threshold is a different question from whether a given property is actually a good investment — a $150,000 apartment that qualifies you for residency can still be a poor rental return, or a great one. A dedicated Georgian property return calculator — factoring in occupancy, management fees, rental tax, and running costs — is planned for the Investor tier. For the threshold question itself — checking whether a specific property or combination of properties actually qualifies — the residency-via-property calculator does exactly that, free.

Figures are illustrative and reflect our understanding of the rules as of August 2026 — not legal or financial advice. Residence permit requirements are set by regulation and can change; verify your specific situation with a qualified Georgian immigration lawyer before purchasing.