Updated:
- On September 30 the National Bank announced a higher income threshold for the 25% cap on loan payments: 2,000 GEL from February 1 and 2,500 GEL from September 1, 2027.
- In the first eight months of 2026 banks issued nearly 40,000 mortgages worth 4.1 billion GEL; the average new loan rose from about 86,000 to 104,000 GEL.
- The Revenue Service says the deadline for the individual annual property tax return is November 2, 2026.
- Developer installment plans are not regulated like bank loans, according to economist Otar Nadaraia.
What happened this week
On September 30 the National Bank of Georgia announced a phased change to the payment-to-income rule for lari loans. Today, borrowers with net monthly income below 1,500 GEL may spend at most 25% of it on debt payments; for higher incomes the cap is 50%. The 25% band will cover incomes up to 2,000 GEL from February 1, and up to 2,500 GEL from September 1, 2027. The regulator chose two stages to avoid a sharp one-time effect on the market, according to SOVA News.
SOVA also reports that in the first eight months of 2026 Georgian banks issued nearly 40,000 new mortgages with a total value of 4.1 billion GEL. The number rose by about 22% and the value by 47% compared with the same period last year. In February 2025 the central bank raised the maximum loan-to-value ratio for lari mortgages from 85% to 90%.
The Revenue Service of Georgia notes that November 2, 2026 is the deadline for individuals to file the annual property tax return, and mentions an amendment to the Tax Code on property tax for 2026.
- Example from SOVA: with income of 1,800 GEL, the payment ceiling falls from 900 GEL to 450 GEL from February 2027.
- Former National Bank head Roman Gotsiridze criticised the change and said it will reduce credit for lower-income borrowers.
What it means for a foreign buyer or investor
This may mean that bank credit becomes harder to get for buyers with modest income, especially those who rely on a local income to qualify. Our guide notes that non-residents can get mortgages, but banks look more closely at the source and stability of income. Whether the new threshold affects a particular non-resident borrower is a question for the bank.
Our guide also says developer installments are a common alternative. Economist Otar Nadaraia, quoted by SOVA, warns that such plans lack the bank rules on payment limits, credit bureau reporting and disclosure of the effective rate, and that contract terms differ between projects. For a buyer this suggests reading these contracts carefully.
On tax, as of our guide, parliament adopted on September 30, 2026 a single income threshold of 100,000 GEL for the annual property tax. How it applies to non-residents is not clarified in the sources we checked, so a tax adviser should be consulted.
What to watch next
Watch the dates of February 1 and September 1, 2027, when the new income thresholds start, and any bank reaction. Also watch whether regulators address developer installment plans, which Nadaraia calls a major issue. The November 2 return deadline is a fixed date for owners who must file.
FAQ
When does the new mortgage income threshold start?
According to the National Bank announcement reported by SOVA News, the 25% cap band rises to 2,000 GEL on February 1 and to 2,500 GEL on September 1, 2027.
Sources
- SOVA News — Who Can Afford Real Estate in Tbilisi: Mortgages, Installment Plans, and New Regulations
- Revenue Service of Georgia — www.rs.ge - Revenue Service