Updated:
- Geostat: 8632 building permits were issued in January-September 2026, and 48.1% of construction activity falls on Tbilisi.
- The annual property tax return for individuals is due on November 2, 2026, according to the Revenue Service.
- From October 16, the VAT exemption period for supply of immovable property was extended from January 1, 2029 to January 1, 2033.
- The National Bank plans to raise the income threshold for the 25% debt-payment cap, starting February 1, 2027.
What happened this week
Geostat data, reported by JNews on October 30, show 8632 building permits in January-September 2026, 0.4% more than a year earlier. The permitted area was 8,654.8 thousand sq. m, up 2.0%. Tbilisi accounted for 48.1%, Kvemo Kartli for 8.9%, Kakheti for 8.2% and Adjara for 7.8%.
In the same period 2307 objects with a total area of 2,543.6 thousand sq. m were commissioned. Of these, 32.5% were in Tbilisi, 13.9% in Mtskheta-Mtianeti, 12.2% in Kakheti and 8.6% in Kvemo Kartli. The source gives two percentage changes for commissioning that do not clearly match the stated area, so we do not interpret them.
The Revenue Service states that 2 November 2026 is the deadline for individuals to submit the annual property tax return. It also notes that, effective October 16, an amendment to the Tax Code extended the VAT exemption with the right of deduction for supply of immovable property and related construction and installation services from January 1, 2029 to January 1, 2033.
Mortgage rules and developer installments
SOVA News reported on October 8 that in the first eight months of 2026 Georgian banks issued nearly 40,000 new mortgages worth 4.1 billion GEL. The number rose by about 22% and the value by 47%. The average new mortgage grew from about 86,000 to 104,000 GEL.
On September 30 the National Bank announced a phased change to the payment-to-income rule for lari loans. The income threshold under which only 25% of income may go to debt payments rises from 1,500 GEL to 2,000 GEL from February 1, and to 2,500 GEL from September 1, 2027. Former National Bank officials Roman Gotsiridze and Otar Nadaraia commented critically: Gotsiridze expects less credit for lower earners, and Nadaraia points to unregulated developer installment plans.
What it means for a foreign buyer or investor
The property tax deadline may matter to owners who file as individuals. Our guide says that the income threshold for the tax was set at 100,000 GEL per year by parliament on September 30, 2026, but how it applies to non-residents is not clarified by the sources we checked. A tax consultant should confirm this before a purchase.
The tighter payment-to-income rule suggests that borrowers with lower income may qualify for smaller loans. Our guide notes that non-residents can get mortgages but face stricter checks, and that developer installments are a common alternative. Nadaraia warns that these plans lack the disclosure and debt-reporting rules that apply to banks, so their terms need careful comparison.
What to watch next
Watch the February 1, 2027 change in the mortgage income threshold and how banks respond. Also watch whether regulators address developer installment plans, which Nadaraia calls a major issue. The next Geostat release will show whether permit growth continues.
FAQ
When is the property tax return due for individuals?
The Revenue Service states that the deadline for the annual property tax return for individuals is November 2, 2026.
Sources
- JNews (Geostat data) — За 9 месяцев в Грузии были выданы разрешения на строительство 8,7 миллионов квадратных мет
- Revenue Service of Georgia — www.rs.ge - Revenue Service
- SOVA News — Who Can Afford Real Estate in Tbilisi: Mortgages, Installment Plans, and New Regulations