Property guide
How to Buy an Apartment in Georgia
Buying an apartment is simple only after the important checks are done. The safest sequence is to understand the real total cost, inspect the apartment and building, verify the legal record, agree the contract and payment conditions, register ownership, and only then close the handover.
01 · Set the real budget first
Start with the total amount you can spend, not only the listing price. Include registration, legal review, bank or financing costs, renovation, furniture, building fees and any immediate repairs. Decide whether the apartment is for living, rental or resale, because that changes which location, layout and building make sense.
02 · Inspect more than the apartment
Check the apartment in person where possible: layout, natural light, noise, moisture, windows, heating, water pressure, electrics, plumbing and signs of unapproved alterations. Then inspect the entrance, lift, roof or basement issues where relevant, common areas, parking and the general condition of the building. A well-renovated apartment can still be a poor purchase if the building itself has serious problems.
03 · Verify the legal record before paying
Obtain a fresh Public Registry extract and confirm the cadastral code, registered owner, apartment area and description. Check for mortgages, seizures, public-law restrictions and other registered obligations. Confirm that the person signing has authority to sell. If the physical apartment or its layout does not match the registered information, understand the reason and how it will be resolved before committing funds.
04 · Buying from a developer
For a new development, check the developer or seller, the land and project documentation, construction status and the exact apartment identified in the contract. The agreement should clearly state the price, payment schedule, expected handover date, finishing condition, what utilities and common areas are included, how area differences are handled, what happens if completion is delayed, and how and when your ownership will be registered. Do not rely only on renders, sales presentations or verbal promises.
05 · Reservation and deposit
Treat a reservation fee or deposit as a real contractual commitment. Before paying, make sure the document states the exact property, amount paid, deadline for the main contract, whether the payment is refundable, what happens if legal checks fail, and what happens if either party withdraws. Keep a written receipt or bank record for every payment.
06 · Contract and payment
The purchase contract should identify the parties and the exact apartment, price and currency, payment method and timing, handover date, included furniture or equipment if any, and any conditions that must be completed before final payment. If an encumbrance must be removed, the contract should explain how and when that happens. Use payment methods that leave clear evidence of the transaction and verify the recipient details before sending funds.
07 · Register ownership
Under Georgian law, acquisition of ownership of immovable property through a transaction requires a written agreement and registration of the ownership right in the Public Registry. Standard registration of the change or origin of an immovable-property right is currently 150 GEL within 4 working days; faster paid options are available. After registration, obtain the updated extract showing you as the registered owner.
08 · Handover is a separate step
At handover, check the apartment again and record any agreed defects or unfinished work. Confirm keys, access cards, meter readings, utilities, building-management balances and any furniture or equipment included in the sale. Keep the signed handover document, payment evidence, contract and final Registry extract together.
09 · Common buyer mistakes
The most common avoidable mistakes are paying before checking the Registry, assuming a good renovation means a good building, relying on verbal promises, signing a developer contract without reading delay and area clauses, sending money without clear payment evidence, and treating registration and physical handover as the same event. Slow down before the payment stage — that is where most preventable risk can be removed.
For general information only. This guide is not a substitute for legal, tax or investment advice. Verify the facts for your particular transaction and consult a qualified professional when necessary.