When I first thought about buying a house in Georgia, I thought it would be a complicated and confusing process. After six months of searching, paperwork and renovations, I can confidently say: buying real estate here is easier than in many European countries, but there are nuances that you should know about in advance.
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Search: from dream to reality
My journey began with setting a budget. Initially, I considered options in the $50,000-80,000 range, but quickly realized that in popular areas like Vake or Old Town, you could only buy a small apartment for that amount. For a house with land, I had to expand my options to $100,000-150,000 and look at the suburbs of Tbilisi.
Through a local real estate agency, I learned about the village of Kodjori, a 20-minute drive from the center. They were offering Soviet-style stone houses with 6-8 acre plots for about $90,000. The alternative was new buildings in Gldani, but it was the country atmosphere that attracted me.
Legal subtleties
The main rule for a foreigner: you cannot buy agricultural land, only building plots. My real estate agent, Natia, explained that you have to check not only the documents for the house, but also the category of the land. We spent two weeks checking the Public Registry, where you can get a complete history of the property for $15.
It turned out that the first chosen house had problems with the heirs – one of the co-owners lived in Russia and did not sign the documents. The second option passed the test: a one-story house built in 1982 on 120 m² with a plot of 7 hectares for $105,000.
Transaction formalization
The purchase and sale process took only 3 working days. In Georgia you don’t need a notary for simple transactions – a contract signed in the presence of a registrar is enough. We put the money on an escrow in the bank, which was transferred to the seller only after the title was registered in my name.
Of the costs:
- Stamp duty – 1% of the price (about $1,050)
- Realtor services – 3% ($3,150)
- Translation of documents – $50
Remodeling: Georgian Realities
The first thing I did was to hire a local foreman, Giorgi, to assess the condition of the house. Turns out the foundation and walls are in good condition, but required:
- Complete replacement of the electrical wiring ($2,500)
- Installation of a modern boiler ($1,200)
- Roof repair ($4,000)
Building materials in Georgia are more expensive than I expected – prices are almost like in Europe. But labor is cheaper: masons charge $15-20 a day, finishers $25-30. The most unexpected problem was the “Soviet” standards: doorways 70 cm wide, low ceilings (2.35 m) and a strange layout. We had to completely remodel the bathroom, which was originally the size of a telephone booth.
Life after the purchase
After 4 months of renovations, I moved into the renovated house. The utility bills were a pleasant surprise: about $80 for gas, light and water in the winter. Property taxes are only $120 per year. The neighbors looked at me curiously at first – there are few foreigners in Kojori. But after I treated them to homemade khachapuri (I learned to bake during the renovation), their attitude became warmer.
Advice for future buyers
- Take the time to search – good options go quickly
- Be sure to check the documents through Public Registry
- Find a trustworthy foreman in advance
- Be prepared for the “Soviet” quality of old buildings
- Learn basic Georgian – this will make it easier to communicate with the workers
Buying a property in Georgia was a great decision for me. Yes, it took time and nerves, but now I have my own corner in this hospitable country, where I feel at home in the literal and figurative sense. The main thing is to approach the process in a balanced and humorous way, then even problems with the bathroom will seem like just a fun adventure.