How to Get a Residence Permit in Georgia via Commercial Real Estate Investment

Introduction

Investing in commercial real estate can be a practical route to obtaining a Georgian residence permit for investors who plan to live, work or run a business in the country. This guide covers property types, legal structures, required documents, tax implications, and concrete steps to move from search to application. 🧭

Why choose commercial property?

Commercial real estate offers income potential, business flexibility and the possibility to structure investments through a Georgian company — a combination often useful when applying for residency. Types of commercial assets also allow different strategies: long-term leasing, conversion to higher-yield formats, or operating a hospitality business.

Suitable property types

• Small offices in business districts — good for registered companies and steady demand.
• Retail units on busy streets — higher foot traffic but greater operational complexity.
• Small hotels, guesthouses or serviced-apartments in tourist areas — seasonal but often higher yields.
• Warehouses and light industrial spaces — long-term leases and lower tenant turnover.

Choose based on your investment horizon, appetite for active management, and local market demand.

Legal structure: buy personally or through a company?

Common approaches:

1. Direct purchase by an individual.
2. Purchase through a Georgian LLC (most common for investors who will operate a business).
3. Register a business and then purchase assets under the company name — helps demonstrate economic activity and employment.

Whichever route you pick, keep corporate records transparent and be ready to document the origin of funds.

Typical documents and criteria for residency

Authorities usually look for:

• Proof of property ownership or an investment agreement;
• Company registration documents if the business route is used;
• Evidence of funds and financial solvency;
• Business plan or proof of real economic activity (rental contracts, invoices).

Requirements can change; always confirm current procedures before applying.

Tax and operational considerations

• Georgia’s tax framework is often favorable, but specific obligations depend on activity and ownership structure.
• Plan for VAT, corporate taxes, local fees, utilities, and maintenance costs.
• Budget for refurbishment, vacancy periods and property management if you don’t live locally.

Professional accounting advice is recommended early in the process.

Due diligence checklist 🔎

Before signing anything, verify:

• Clear title and absence of liens;
• Valid permits and zoning usage for your intended purpose;
• Existing lease agreements and tenant histories;
• Physical condition through inspection reports;
• Market comparables and realistic rent projections.

Comprehensive due diligence reduces legal and financial surprises after closing.

Step-by-step plan

1. Define objectives: income, operating business, or capital growth.
2. Identify target city and property type.
3. Run preliminary financial models and market checks.
4. Decide on ownership structure and prepare company registration if needed.
5. Conduct full due diligence, negotiate and close the deal.
6. Set up property management and operational systems.
7. Compile documents and apply for a residence permit with evidence of investment and activity.

Common mistakes and how to avoid them

• Skipping a full legal and technical audit.
• Overestimating rent or underestimating operating expenses.
• Unclear ownership chains or incomplete proof of funds.

Avoid these by working with local legal, tax and real estate professionals.

Practical support from BuyHome 🤝

BuyHome helps investors research the market, shortlist suitable commercial properties, coordinate due diligence, and prepare documentation for investment and residency. Start your search with our English pages: https://buyhome.ge/en or explore listings on https://buyhome.ge/en/search.

If you’re considering residency through commercial property, contact us for a friendly consultation. We’ll help you evaluate options and build a step-by-step plan tailored to your goals.