Can Foreigners Buy Land in Georgia? A Comprehensive Legal and Practical Guide for 2025
The question “can foreigners buy land in Georgia?” has become increasingly relevant as the country continues to attract international investors seeking development opportunities, hospitality projects, private homes, agricultural ventures, and long-term strategic assets. Although purchasing apartments or commercial units in Georgia is simple and fully open to foreigners, land transactions follow a more detailed legal structure. Understanding this framework is essential not only for compliance but also for avoiding costly mistakes and selecting the right investment approach.
Georgia is known for its transparent, investor-friendly real estate system, fast registration procedures, and clear digital records. Still, the distinction between agricultural and non-agricultural land governs foreign ownership rights. This guide offers a detailed, practical explanation based on Georgian law and the day-to-day experience of Sea Inside specialists, who oversee land purchases throughout the country.
Why Georgia Regulates Land Ownership for Foreigners
Georgia maintains one of the most open real estate markets in the region: foreigners may freely buy residential and commercial properties with no restrictions. However, land is regulated differently because it is divided into official categories that determine its legal status. In 2017–2018, agricultural land was formally recognized as a strategic national asset. The government then introduced constitutional restrictions to ensure this land remains under domestic ownership to protect national food security and agricultural resources.
Importantly, these rules apply exclusively to agricultural land. Non-agricultural land intended for construction, tourism, commercial projects, or urban development remains fully available to foreign buyers. The distinction between categories is why many investors initially misunderstand the rules around land purchase by foreigners in Georgia.
Which Land Foreigners Can Freely Purchase
Foreign nationals and foreign-owned entities may buy any land legally designated as non-agricultural. This category includes the overwhelming majority of land used for construction and development. Because municipalities regularly update zoning maps to accommodate urban growth and tourism infrastructure, non-agricultural plots are widely available throughout Georgia.
Residential construction land located within municipal boundaries is fully accessible to foreigners. These plots are used for private homes, townhouses, villa complexes, mixed-use buildings, and low-rise developments. The purchasing procedure mirrors that of apartments: the sale agreement is registered through the House of Justice, and ownership is officially recorded in the National Agency of Public Registry (NAPR).
Commercial, recreational, industrial (non-agricultural) and tourism-focused plots are also available without restrictions. These include land intended for hotels, resorts, glamping sites, chalets, retail and office buildings, warehouses, and other development-oriented uses.
What Agricultural Land Is and Why It Is Restricted
Agricultural land includes plots intended for farming, vineyards, orchards, greenhouses, pastureland, crop production and similar activities. Foreign individuals and foreign-dominated companies are prohibited from owning these types of land under the Constitution and the Law on Ownership. The restriction ensures that agricultural land remains under domestic ownership and supports long-term resource protection.
However, the restriction is narrower than some investors assume. It applies only to land officially listed as agricultural in the cadastre. A plot located near agricultural areas may still be classified as non-agricultural. Because of this, any professional land assessment begins with verifying the land category in NAPR.
Legal Exceptions Allowing Foreigners to Acquire or Benefit from Agricultural Land
Although foreigners may not directly purchase agricultural land, the law recognizes several exceptions. These exceptions make it possible to participate in land projects without violating regulations.
A foreigner may inherit agricultural land. Once inherited, the land legally belongs to the foreign owner, although the owner cannot subsequently expand agricultural holdings through additional purchases.
Another important pathway involves land reclassification. Many agricultural plots—especially near roads, coastal zones, resorts or expanding urban areas—are suitable for construction. Municipalities may approve a change of designation when the intended project aligns with regional development plans. Sea Inside’s experience shows that a significant percentage of applications, especially in Adjara, Kakheti and Mtskheta, are successful.
Foreigners may also participate in agricultural ventures through trust-like or beneficiary structures in which ownership remains with a Georgian citizen or a Georgian-majority legal entity. This model is commonly used in wine-producing regions.
A further exception involves Georgian companies. If a company registered in Georgia is majority-owned by Georgian citizens, it is treated as a domestic entity and may purchase agricultural land even if a foreigner holds a minority stake.
Legal Mechanisms That Work in Practice
Practical, legally recognized mechanisms allow foreigners to develop land-based projects in Georgia. Reclassification is the most common solution. Investors often identify plots ideally suited for hotels, villas or tourism facilities that remain classified as agricultural due to outdated zoning. When the intended project complies with urban plans, municipalities frequently approve the transition to non-agricultural status.
Long-term leasing provides another flexible option. Although foreigners cannot directly own agricultural land, they may lease such land for terms of 10, 25 or even 49 years. This allows construction and operational use within approved limits. Mountain regions such as Gudauri, Bakuriani and Mestia frequently use this mechanism for hospitality and resort development.
Joint ventures with Georgian partners are also effective, especially for projects requiring agricultural land, such as wineries, eco-tourism complexes or organic agriculture. As long as the company remains majority-Georgian, the structure is fully compliant with Georgian law.
Approaches That Should Be Avoided
Some market offers attempt to bypass restrictions and should be treated with caution. Nominee ownership—where a Georgian citizen registers the land on behalf of a foreigner—is illegal and void in court. Investors risk losing the land entirely because the law does not recognize the foreigner’s claim.
Similarly, purchasing agricultural land based on promises that the status “will be changed later” is dangerous unless reclassification is approved before the sale. Foreign companies registered abroad cannot circumvent restrictions either, as they are legally treated as foreign subjects.
Where Foreigners Typically Buy Land in Georgia
Foreign investor activity is concentrated in regions with strong development potential and favorable zoning. Coastal Adjara—especially Batumi, Gonio and Chakvi—attracts hospitality and residential projects. Tbilisi and nearby municipalities draw buyers seeking private homes and townhouse communities. Wine regions such as Kakheti appeal to lifestyle-oriented investors, while mountain areas like Gudauri, Bakuriani and Mestia are ideal for tourism and resort construction. Each region offers different acquisition pathways depending on land classification.
Case Studies Demonstrating Real Outcomes
Sea Inside regularly helps investors navigate complex land situations. In one case, an investor identified a coastal plot classified as agricultural but intended for recreational development according to zoning maps. After submitting documentation, the designation was changed, and the land was purchased legally.
In another example, a family sought land for a private residence near Green Cape. The plot was non-agricultural but subject to height restrictions that initially caused concern. Updated urban planning parameters confirmed the restriction applied only to hospitality buildings, allowing the purchase to proceed smoothly.
A third investor looking to establish a winery used a Georgian-majority company structure. The entity acquired the land lawfully, while the foreign investor maintained operational control and received the majority of economic benefits.
Three Essential Steps Before Buying Land in Georgia
These three steps form the basis of any safe land purchase:
- verify the official land category through a NAPR extract;
- review municipal zoning and development regulations;
- choose a legally valid acquisition mechanism based on the land’s status.
Following these steps ensures compliance with Georgian law and protects investors from unnecessary risks, while allowing them to take full advantage of Georgia’s dynamic real estate market.
