Georgian banks do lend to foreigners, usually with a large deposit and a short term, and a 2026 currency rule matters if you earn in lari. What to expect, and why many buyers use developer instalments instead.
Georgia is an easy place to buy for a foreigner, since ownership of apartments is open and the process is fast, but financing is a different story. Georgian banks do lend to non-residents, with stricter terms than residents get. Our general guide to mortgages for non-residents covers the basics across countries; this one goes deeper on Georgia. The figures below come from advisers, banks and press reports of varying dates, so treat them as indicative and confirm them with the bank.
Who lends and how much
- The banks most often named for foreign borrowers are TBC, Bank of Georgia (including its unit for non-residents), Liberty, Credo and Basisbank.
- A residence permit is not required, although advisers say it improves your chances. What matters most is proving a reliable source of income, which can be earned domestically or abroad.
- Reported deposits for foreigners are around 30–40%, and some sources mention a minimum of 40%. One adviser says it can fall to about 15% if you can show six months of Georgian income, which is a bank-by-bank matter.
- Terms are shorter than in Western Europe. Advisers report up to about 10 years for foreign-currency loans and up to 20 years for lari loans at some banks, with some sources citing up to 20 years for non-residents in general. Check the actual term the bank offers you.
- Reported minimum income thresholds are low, in the range of GEL 400–500 a month, but the loan is sized on your income and your debts, and co-borrowers are allowed where income is short.
- Application processing is reported at a few days to two or three weeks.
Rates and currency
Mortgages come in lari (GEL), US dollars and euros, and most loans are reported to be in dollars. Reported rates differ by currency and date:
- Lari: the average lari mortgage rate was reported at about 11.9% in March 2026, down from about 13.4% in January 2025.
- US dollars: advisers quote roughly 7.5–8% in recent periods.
- Euros: roughly 6.4% in an early-2025 adviser quote, which may be out of date.
Rates are typically indexed to a market benchmark and fixed for an initial period reported at five years. The effective cost is higher than the headline rate once fees and insurance are included. Always ask for the full cost of credit, not just the nominal rate.
The 2026 foreign-currency loan rule
From 1 July 2026, the National Bank of Georgia requires loans of up to GEL 1 million to be issued in lari for borrowers whose main income is in lari. For a foreign buyer this mostly does not bite, because the rule has exemptions that are reported to include borrowers who are not Georgian citizens and borrowers whose income in the relevant foreign currency is enough to service the loan. If you plan to live or work in Georgia and earn in lari, though, ask the bank which currency it will lend in.
Documents the bank will ask for
- Application form and passport, plus a residence permit if you have one
- Proof of income for the past period (payslips, employer letter, tax returns or accounts), including foreign income where relevant
- The purchase agreement or a draft of it
- Property documents, with the bank ordering its own valuation
Foreign-language documents may need translation, and the title is verified in the public registry (NAPR). Ownership passes when the right is registered there.
What you pay on top of the deposit
- Valuation and bank fees, which vary by lender
- Registry fee for registering ownership: reported at around GEL 150–350, depending on how fast you want it done, and worth confirming on the registry site
- Compulsory or bank-required insurance on the property
- Taxes on a later sale depend on how long you hold, as covered in our guide on selling costs
The developer-instalment alternative
Many foreign buyers in Tbilisi and Batumi skip the bank and use a developer's payment plan, where you pay in stages during construction under a preliminary contract. This avoids the bank's income checks, but it carries the developer risk and the lack of a statutory protection regime that we describe in our guide on new-build versus resale property. Check the developer, the permits and the state of completion before relying on it, and read how the plan treats missed payments.
Pitfalls to avoid
- Assuming Western-European terms. Expect a larger deposit and a shorter term than in the euro area.
- Ignoring currency risk. A dollar or euro loan serviced from income in another currency carries exchange-rate risk, and lari loans cost more in interest.
- Relying on old rate quotes. Rates and bank policies in the sources vary by date, so get a current quote.
- Buying before you know your mortgage terms. Make any reservation conditional on financing.
- Paying a developer without checking the project. Instalments depend on the developer completing the building.
FAQ
Can a foreigner get a mortgage in Georgia? Yes, from several major banks, typically with a large deposit and a shorter term than residents. How much deposit do I need? Reported figures are around 30–40%, sometimes lower with Georgian income. Which currency is cheaper? Dollar and euro loans carry lower headline rates than lari, but add currency risk. Does the 2026 lari-lending rule apply to me? Reportedly not if you are not a Georgian citizen or you earn enough in foreign currency. Do I need a residence permit? No, but it can help.
How we help
We connect buyers with brokers and banks that lend to non-residents and structure the purchase around realistic financing. This is general information, not financial, tax or legal advice: rates, terms and rules change and differ by bank, so confirm current terms with the bank, a licensed broker and a Georgian lawyer before committing.