Every registered property in Georgia has a cadastral code, and every serious step in a purchase runs through it. It is how you pull the title record, how you confirm the seller owns what they are selling, and how you check whether a bank already has a claim on it.
It looks like this: 01.13.08.005.014
Most foreign buyers are handed one of these and have no idea what they are looking at, which matters more than it sounds. The code is not a reference number the registry made up. It is an address in itself, and reading it tells you where the property is, whether you have been given the whole property or one flat inside it, and quite often whether the code you were sent is the code you were promised.
You can look any code up yourself, free, with our property registry checker. This is what the result is telling you.
What the segments mean
Take 01.13.08.005.014 apart:
| Segment | Value | What it is |
|---|---|---|
| 1st | 01 | Region or city |
| 2nd | 13 | Zone within it |
| 3rd | 08 | Quarter |
| 4th | 005 | Block |
| 5th | 014 | The parcel itself |
It narrows like a postal address, biggest unit first. The first segment is the one worth memorising, because it tells you at a glance whether the code is even in the city you are buying in:
- 01 Tbilisi
- 02 Rustavi
- 05 Batumi
There are dozens of others covering the municipalities and districts, 29 for Tsqaltubo, 42 for Mestia, 53 for Telavi, 64 for Borjomi, and so on. If someone is selling you a Batumi apartment and the code starts with anything other than 05, stop and ask why before you go any further.
Four segments or five
Codes outside Tbilisi are usually one segment shorter. A Rustavi code like 02.05.04.535 or a Tsqaltubo village code like 29.11.35.189 runs region, zone, quarter, parcel, with no separate block level. Tbilisi's density earns it the extra tier.
So four segments in the regions and five in Tbilisi is normal. Neither is a sign of a problem.
The segments after the parcel are the important part
This is the bit that actually costs people money.
When a code carries extra segments on the end, those identify a specific unit inside a building sitting on that parcel. Compare these two:
01.13.08.005.014is a parcel01.12.08.037.093.01.01.088is one flat on a parcel
And the last segment is the flat number. That record's registered address ends "Sartuli 16, Bina 88": floor 16, flat 88. The code ends 088. The same holds on the coast. A Batumi record ending .01.01.155 has an address ending "Sartuli 20, Bina N155".
Two Georgian words are worth knowing, because they appear untranslated in registry addresses constantly:
- სართული (sartuli) is the floor
- ბინა (bina) is the flat
So the practical check is this. If you are buying an apartment and the code you were given has no unit segments on the end, you may have been handed the code for the whole building or the land beneath it. That record will show an owner, an area, and a clean legal status, and none of it will be about your flat. The document looks fine. It is answering a different question.
Leading zeros are not decoration
005 and 05 are not the same segment, and 01.13.08.005.014 is not 1.13.8.5.14. Codes get retyped into emails and messages with the zeros stripped, particularly by people copying from a spreadsheet that helpfully reformatted them as numbers. If a lookup fails, mistyped or dropped zeros are the first thing to check, before assuming the property does not exist.
When a code does not fit the pattern
Not every code matches the layout above. Some older registrations use a different series, and you will occasionally see something like 01.09.7000.661 that does not decompose the same way. These are legitimate records, not errors. The registry is the authority on what a code resolves to; the pattern is a reading aid, not a validation rule.
Which is the honest caveat for this entire article: the structure here is derived from how the National Agency of Public Registry labels the parts of real records, not from a published specification. Use it to understand what you are reading and to catch obvious mismatches. Do not use it to decide a code is fake. Look the code up instead, because the lookup is free and takes seconds.
What to actually do with the code
Once you have it:
- Run it before any money moves. Our free checker returns the registered owner, the area, the status and any mortgage or lien, in English.
- Compare the area to what you were shown. A registry area materially below the marketed size is the unregistered square meters problem, and you are buying only what is registered.
- Compare the address to the code. If the registry's address does not match the property you visited, you have been given the wrong parcel. This is a real and common failure on land and cottage purchases, where photographs of one plot get paired with the title of another.
- Check the owner against the seller's passport. If they differ, there needs to be a power of attorney a lawyer has confirmed is genuine and current.
Where to get the code
Sellers and agents can supply it, and most do without argument, since it is public information and refusing to hand it over is itself informative. It appears on the title extract (amonaceri) and on any purchase contract. For a listed property, it is often already in the listing.
If a seller will not give you the cadastral code, that is the answer to your question about whether to proceed.
Our guide to reading the full registry record covers what every field in the result means, and the scams foreign buyers fall for covers the patterns these checks are designed to catch.
General information as of 2026, not legal advice. The registry is the authoritative source for any specific property; for a transaction, have a licensed Georgian lawyer confirm the record.