Georgia vs Greece Property Investment

Apartments and non-agricultural property

Georgia's Civil Code permits persons from other countries to participate in private-law property transactions. Acquisition of immovable property requires a written transaction and registration. Check the parcel's actual registered category and encumbrances; a property advertisement is not proof of title.

Reviewed: 2026-09-07Matsne — Civil Code of Georgia, Articles 8 and 183

Agricultural land needs separate legal review

The Organic Law restricts foreign ownership of agricultural land. Exceptions include inheritance and certain Georgian entities with a government-approved investment plan. Forming a local company alone does not remove the restriction. A house situated on agricultural land needs review of the underlying parcel.

Reviewed: 2026-09-07Matsne — Organic Law on Agricultural Land Ownership

Foreign buyers need tax registration and property checks

AADE's buyer guide requires a Greek tax identification number and a transfer-tax declaration whether the buyer lives in Greece or abroad. Eurobank explicitly permits applications without Greek citizenship. For a particular parcel, establish whether nationality, border-zone, planning or land-status restrictions apply before proceeding.

Reviewed: 2026-09-07AADE — before buying propertyEurobank — mortgage loan for nonresidents

Registration is a fee, not an all-in cost

NAPR lists registration of an immovable-property right at GEL 150 within four working days. Faster processing and other services have separate charges. Legal review, translation, surveying and any transaction-specific taxes are additional; this fee is not a total acquisition-cost estimate.

Reviewed: 2026-09-07NAPR — Immovable Property Registration fees

3% transfer tax plus a municipal levy on the tax

AADE states a property transfer tax of 3% of taxable value and a municipal levy of 3% of that tax. Their combined arithmetic is 3.09% of taxable value before other costs, where this transfer-tax regime applies. Exemptions and other regimes need separate checking; notarial, registration and professional fees are additional.

Reviewed: 2026-09-07AADE — real-estate transfer tax for nonresidents

Qualifying residential rent: 5% of income

The Revenue Service describes a 5% income-tax rate for an individual letting residential space for residential purposes without deducting expenses. Eligibility and the actual use matter. This is not a general net-return estimate or a blanket rate for every accommodation business.

Reviewed: 2026-09-07Georgia Revenue Service — residential letting tax guidance

Property and land are assessed separately

The Revenue Service property-tax calculator distinguishes household-income bands up to GEL 40,000, GEL 40,000–100,000 and over GEL 100,000, and separates land from other property. Use the property's municipality, classification and the relevant household-income rules to establish liability.

Reviewed: 2026-09-07Georgia Revenue Service — property-tax calculator

Annual ENFIA and rental taxation are separate

AADE maintains distinct guidance for annual property tax, property transfers and income taxation for nonresidents. Determine ENFIA from the property's assessed characteristics and verify the applicable rental-income regime. This dataset does not replace those calculations with a single national tax percentage.

Reviewed: 2026-09-07AADE — property taxation for nonresidentsAADE — income taxation for nonresidents

Borrowing in foreign currency carries a lower loan-to-value ceiling

The National Bank of Georgia's responsible-lending regulation caps payment-to-income and loan-to-value for loans to individuals, and the ceilings differ by currency: the published loan-to-value maximum is 85% for lari lending and 70% for foreign-currency lending, with stricter payment-to-income limits where the borrower's income is not in the loan currency. Expect a larger deposit for a euro or dollar loan than the headline lari figure suggests. A regulatory ceiling is not an offer: Georgian banks set their own nonresident criteria, so confirm eligibility, deposit and total charges with the lender before treating a mortgage as available capital.

Reviewed: 2026-09-12National Bank of Georgia — regulation on responsible lending to natural persons

Eurobank: citizenship affects maximum financing

Eurobank's nonresident product states up to 80% of assessed commercial value for Greek or Cypriot citizens and up to 65% for other citizens. Income, creditworthiness, property value and the purchase agreement constrain the loan. Confirm investment use and all charges with the lender; a published cap is not an approval.

Reviewed: 2026-09-07Eurobank — mortgage loan for nonresidents

Research implication: check the accommodation category

The sourced tax concession is expressly tied to residential letting. Before modelling a holiday apartment, confirm the accommodation activity's tax and operating treatment and any building restrictions. This dataset has not verified a nationwide short-term-rental licensing position.

Reviewed: 2026-09-07Georgia Revenue Service — residential letting tax guidance

AADE registration and stay declarations

AADE provides a Short-Term Stay Property Registry and requires the relevant short-stay statements. Tax registration does not by itself establish that a specific apartment satisfies local, building or accommodation requirements. Check current restrictions for the municipality and the type of ownership or residence programme.

Reviewed: 2026-09-07AADE — short-term rental registry and statements

Property can support an application, not automatic residence

The State Services Development Agency lists a short-term residence route for non-agricultural immovable property with an independently assessed market value exceeding USD 150,000 equivalent in GEL. It requires an application, lawful-stay evidence, title and an accredited valuation. Purchase price alone does not establish eligibility.

Reviewed: 2026-09-07State Services Development Agency — residence permits

Golden Visa thresholds depend on the property

Enterprise Greece describes EUR 800,000 in designated high-demand areas and EUR 400,000 in other areas, with EUR 250,000 categories for qualifying conversions and historic buildings. These are conditional routes, not an automatic entitlement after buying any home. Confirm the exact category, holding rules, permitted use and immigration requirements.

Reviewed: 2026-09-07Enterprise Greece — Golden Visa programme changes