Property and relocation

Who this section is for

For anyone moving to Georgia for months or years: alone, with family or with a company.

And for those who buy property here while living abroad themselves.

Our role

We are not an estate agency and we do not sell flats. We work on your side, not the seller's or the landlord's.

We look for options, check documents, come with you to viewings, arrange an interpreter, a lawyer and tradespeople, and explain every step in your language.

Where to start

The first questions are: how long you are staying, who is coming with you and where you will work.

A freelancer on their own, a family with children and a company employee need completely different flats and neighbourhoods.

In the first conversation we write down your priorities and set out what must be done before you arrive and what after.

Rent or buy

For the first year renting is almost always the better choice: you need to know the city and the neighbourhood by living in them first.

Buying makes sense once you know where you will stay and for how long.

Many people rent first and then buy in the same neighbourhood, in surroundings they already know.

Tbilisi

Tbilisi is like several cities in one: old districts with narrow streets, Soviet apartment blocks and new complexes.

Vake and Saburtalo are popular with families for their schools and parks, Vera and Sololaki for being close to the centre.

The city is hilly, and the steepness of a street sometimes affects daily life more than distance.

Batumi and the coast

Batumi is a city of the sea and of summer, with a lot of new construction.

The season changes life: busy in summer, quiet and often rainy in winter.

This means you should see a flat in both seasons, or at least ask about both.

Kutaisi and other cities

Kutaisi is a calmer, more compact city with an international airport.

Smaller cities have fewer international schools and fewer services in foreign languages.

So they are often chosen by people who work remotely and want quiet.

Choosing a neighbourhood

Often the neighbourhood, more than the flat, decides how you will live.

We check the distance to school and work, parking, noise, shops and transport.

We suggest viewing at different times: in the morning, in the evening and at the weekend.

Long-term rental

Long-term rentals are often signed for a year, although a shorter term can also be agreed.

Flats are often let furnished, and the inventory list should be part of the contract.

Short-term stays are covered separately, in the accommodation section.

The contract

A rental contract should be in writing and in a language you understand, or bilingual.

It should state the term, the payment method, the deposit, utilities, repairs and the terms for leaving.

A verbal "we trust each other" agreement is the most common cause of disputes.

Deposit and advance payment

Landlords often ask for a deposit and the first month's rent in advance.

The terms for returning the deposit should be in the contract, and you should photograph the flat when you move in.

We recommend paying by bank transfer, not cash, so that there is a record.

Renewal and rent changes

At the end of the year a landlord may ask for a higher rent or let the flat to someone else.

If you are staying a long time, it is better for the contract to include a right to renew and a rule for changes.

This matters especially for a family whose child goes to a school nearby.

Viewing before you arrive

If you are still abroad, we show you the flat by video call, in real time.

On video we check what photos hide: the view from the window, noise, water pressure, the stairwell.

We still recommend signing after you arrive, or under a power of attorney once everything has been checked.

Fake listings

Online you will find flats that do not exist, or prices that change at the viewing.

The most common scheme: a request for a deposit before the viewing.

We check the owner against the registry before you pay any money.

Buying as a foreigner

A foreigner can, as a rule, buy a flat or house in Georgia on the same basis as a Georgian.

Special restrictions apply to foreigners for agricultural land.

That is why a lawyer checks a house with a plot of land before the purchase.

The public registry

Ownership is registered in the public registry, and the application is often made at the House of Justice.

A registry extract shows the owner, the area and any obligations attached to the property.

Registration is often quick, but only if the documents are in order.

New construction

In new buildings flats are often sold in different states of completion: black, white or green frame.

Black frame is almost bare walls, green frame is in effect a finished flat.

When buying in a building still under construction, we check the developer's reputation, permits and deadlines separately.

Older buildings

In old districts and Soviet blocks, a flat is often larger and better located.

On the other hand, the stairwell, roof, pipes and wiring often need checking.

An old extension or alteration is not always reflected in the documents, and this has to be cleared up before buying.

Inspection before buying

An inspection has two parts: the documents and the technical condition.

A lawyer checks the registry, the owner and any obligations, and an engineer checks the walls, damp and systems.

You receive the inspection report before deciding to buy, not after.

Renovation

After a purchase a flat often needs renovation, and organising it from abroad is hard.

We arrange a designer, tradespeople and the purchase of materials, and send you progress in photos and video.

It is better to pay tradespeople in stages, for work completed, not in full up front.

The homeowners' association

Many blocks are run by a homeowners' association that looks after the lift, the stairwell and the yard.

The association often has a monthly contribution, and its rules may also cover pets or hours for renovation work.

Before a purchase we find out how the association works and whether the building has shared debts.

Mortgages and seizures

A property may carry a mortgage, a seizure or another restriction that makes a sale difficult.

This shows in the registry extract, which is why we check it again on the day of the transaction.

Buying a property with restrictions is possible, but only in an order set up by a lawyer.

Payment

A large sum for property is better paid through a bank, not in cash.

Sometimes a notary deposit or staged payment after registration is used.

We never handle client money and arrange for payment to go directly between the parties to the sale.

Residence through property

Buying property above a certain value may create a basis for a residence permit.

We explain the conditions and documents on the residence permit page.

If residence is one of the reasons for buying, we check this before the purchase, not after.

Property management

If you own a flat but live abroad, someone has to look after it.

Management covers finding a tenant, keeping track of rent, utilities, repairs and regular checks.

You receive a monthly report, with photos.

A power of attorney for owners

Management often needs a notarised power of attorney with limited, precise powers.

The power of attorney should not give the right to sell the property unless that is needed.

A lawyer drafts the wording, and you can revoke it at any time.

Utilities

A flat usually has separate electricity, gas, water, waste collection and internet.

Payment is often made through a banking app or a payment terminal, using the account number.

When you move in, we record the meter readings and check for earlier debts.

Heating in winter

Many flats have no central heating and are heated by an individual gas boiler.

In winter gas use rises noticeably, and this should be taken into account when choosing a flat.

At viewings we check the boiler, the radiators and the insulation of the windows.

Internet

For remote work, internet is one of a flat's key features.

Not every provider reaches every building, and speed depends on the address.

Before the contract we check which provider works at that address.

Offices and coworking

For a small team a coworking space is often enough, with a flexible contract.

When renting a separate office we check the electrical capacity, internet, parking and building rules.

A commercial lease is often longer and needs checking by a lawyer.

A registered address

Registering a company requires a registered address.

The address must be real, a place where official letters are received.

We explain company registration in detail in the business section.

Cleaning

Regular cleaning, cleaning after renovation and cleaning before handing a flat back are three different jobs.

Cleaning before handing back often affects whether the deposit is returned.

We choose teams that have already worked for our clients, and report the result with photos.

Moving

Belongings can arrive as air baggage, in a sea container or by road.

Each route has its own timing and limits, and the choice depends on volume.

For a move within a city we also arrange movers and packing.

Personal belongings at customs

Customs may treat personal belongings brought in for living under special rules, subject to certain conditions.

A list of belongings is needed, and sometimes a document confirming your status.

We check the customs rules with a licensed customs broker before the move.

Pets

Bringing an animal requires veterinary documents and vaccinations, along with the airline's rules.

Not every landlord accepts pets, and this should be said in advance.

Our health section helps with finding a vet.

Schools

Tbilisi and Batumi have several international schools with different curricula.

In public schools teaching is mainly in Georgian, and a child needs language support.

Places in international schools are often limited, so we start the application before you arrive.

Kindergartens

There are public and private kindergartens, and some work in several languages.

Enrolment often requires a birth certificate, a vaccination record and a medical certificate.

We choose the kindergarten with the flat in mind, so that the morning journey does not become a daily battle.

Digital nomads

Citizens of many countries can stay in Georgia visa-free for a long time, which suits remote work.

A long stay raises questions about taxes, residence and a bank account.

We cover these questions on the digital nomad page, together with the business and immigration pages.

Bank

Paying rent and utilities is much simpler with a Georgian account.

Opening an account depends on the bank's internal rules, and the bank may ask for extra documents.

We prepare the visit and come with you with an interpreter.

Insurance

Your own flat needs property insurance, and in a rented one tenant's liability cover is useful.

A family also needs health insurance, which may be required for residence as well.

We choose both together with our insurance section.

The first week

The keys, the meter readings and photos of the inventory.

A local SIM card, the bank visit and setting up utility payments.

The nearest pharmacy, clinic, shop and transport - in a single walk.

Moving with a family

Moving with a family means the home, the school and work all have to be arranged at the same time.

We bring them together in one plan, with dates, so that no step waits for another.

We prepare the children's documents and residence together with the immigration section.

Common mistakes

A one-year contract for a flat you have only seen in photos.

Thinking about winter heating only in December.

Buying without a registry extract and a technical inspection.

What we need from you

Who is coming, when and for how long.

Which city, and what kind of flat or office you need, and on what budget.

The children's ages, any pets, and what you will not compromise on.

Cost

The rent and the property price are set by the owner, and you pay them directly.

The lawyer, engineer, movers and cleaners are separate lines.

Our coordination is agreed in advance, and we add nothing to partners' prices.