Buying an Apartment in Georgia: What Should You Check Before Paying a Deposit?

An apartment viewing tells you how a property looks. A legal review helps establish what you are buying, whether the seller can transfer it, and what risks may remain after payment.

For a foreign buyer, the safest starting point is to obtain the property documents and agree on the transaction safeguards before paying a reservation fee or deposit.

1. Identify the exact property

Ask for the cadastral code and a recent Public Registry extract. Compare the registered details with the apartment offered for sale: address, floor, area, unit identification, and owner.

Also clarify what the price includes. Parking, storage, terraces, and other spaces should be checked separately rather than assumed to belong to the apartment.

The National Agency of Public Registry provides services for obtaining registry information, cadastral plans, and copies of registration documents. These documents form a useful starting point for the review.

2. Check the seller and any registered burdens

Review the ownership record and investigate mortgages, seizures, tax liens, registered obligations, and other restrictions relevant to the transaction.

If a mortgage exists, ask for a documented arrangement explaining how and when it will be discharged. The contract and payment process should reflect that arrangement.

Where a representative signs, have the power of attorney checked for authenticity, validity, and sufficient authority. For a company seller, check who may sign and whether additional corporate approval is needed. These are recommended safeguards; the documents required depend on the seller and transaction.

3. Investigate the building’s legal and physical condition

Request the relevant construction permit, approved plans, amendments, and documents concerning acceptance into operation, where applicable. Compare the apartment’s actual layout and use with the documentation.

An enclosed balcony, added floor, or changed layout deserves particular attention. A registry review and a building compliance review answer different questions, so both should form part of the proposed due diligence.

Use an engineer or other qualified specialist to assess structural condition, damp, utilities, and workmanship. A legal review cannot replace a technical inspection.

4. Coordinate payment with ownership registration

Under Article 183(1) of the Georgian Civil Code, acquisition of immovable property requires a written transaction and registration of the buyer’s ownership in the Public Registry. Paying the price or receiving the keys does not, by itself, satisfy those requirements.

Your first practical step

Before paying, collect the cadastral code, current extract, draft agreement, seller’s identity or company details, and available construction documents. Ask your lawyer to identify unresolved risks and turn the agreed safeguards into clear contractual conditions.

To discuss a proposed purchase, contact Metreveli & Partners with the property details and draft agreement.