Restrictions for Foreigners in Georgia: Land, Agricultural Use, Workarounds

Introduction 🏞️

If you're considering buying land in Georgia, it's essential to know that legal rules distinguish between land categories — urban, agricultural, pasture, forest — and that some categories have limits for foreigners. This guide explains what you cannot buy directly and practical legal options to achieve your goals safely.

What is restricted and why ❗

• Foreign nationals generally cannot directly purchase land designated for agricultural use, such as arable plots and certain pastures.
• These restrictions aim to protect local agriculture and ensure sustainable land use.
• In urban areas or for plots with building permits, restrictions are usually much lighter or absent.

Legal alternatives and solutions ✅

1) Buying through a Georgian company

Registering a local company is a common and legal way for foreigners to acquire land. A Georgian entity can hold various land types subject to registration rules.

2) Long‑term lease

Long leases (multi‑year terms) provide practical control of a plot, allowing development and use without changing formal ownership.

3) Rezoning (changing land use)

In some cases you can change a plot’s designation from agricultural to development land. This requires municipal approvals and take time, but can open the door to purchase or construction.

4) Joint ventures and development partnerships

Partnering with local landowners or investors, or investing in a development project, is a common route to participate in farmland or rural developments.

Working with agricultural land 🌾

• Check the cadastral designation: rules and restrictions vary by municipality.
• Investigate the feasibility and process to change land use — expect technical reports and official approvals.
• Assess infrastructure: access roads, water and power are critical even when leasing.

Practical step‑by‑step checklist 📝

1. Order a cadastral extract and verify the registered owner.
2. Confirm the land category and any encumbrances or restrictions.
3. Evaluate how to structure ownership: company, lease, or rezoning.
4. Conduct legal and technical due diligence (lawyer, surveyor, planner).
5. Review tax implications and ongoing costs with an advisor.
6. Draft contracts that protect your investment: timelines, rights to improvements, and exit clauses.

Taxes, registration and risks ⚖️

Taxes, registration steps and administrative fees are important — company setup, rezoning charges and annual taxes should be part of your financial plan. Also consider regulatory changes and build flexibility into agreements.

Practical tips for buyers and investors 💡

• Prioritize checking the cadastral status and ownership history.
• Long‑term leasing is often the fastest route to start using land.
• Expect administrative timelines for rezoning or company formation.
• Build relationships with local authorities and neighbours — they often ease approvals.

Example approaches (without exact figures) 🔍

• A foreign investor forms a Georgian company, acquires a plot, secures rezoning approvals and develops rental properties.
• Parties agree a long lease with construction rights and an investment compensation clause.
• A joint agricultural project where a foreign investor funds modernization and shares returns with a local farmer.

FAQs

• Can I set up a company and immediately buy any land? Often yes, but details matter for certain categories and local practices.
• Is rezoning difficult? Processes differ by municipality and require professional support.

Conclusion and next steps ✨

While direct purchase of agricultural land by foreigners is limited in Georgia, there are clear, lawful paths: company ownership, long leases, rezoning and partnerships. Professional due diligence and careful contract drafting reduce risks and speed up projects.

If you would like help checking a plot, evaluating ownership structures, or preparing documents for purchase or lease, contact us. Start your property search here: https://buyhome.ge/en/search

Our team at BuyHome will assist with document checks, legal options and transaction support — reach out and we’ll find solutions tailored to your plans.