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Guide · Financing

Mortgages for Non-Residents in Georgia

Mortgages are available to non-residents, but terms are noticeably stricter than for citizens. We break down which banks work with this, and what to do if the bank route doesn't fit.

Tbilisi — Georgia's capital
Photo: Alexey Komarov / Wikimedia Commons, CC BY-SA 4.0

Updated:

In Short
Availableto non-residents, on stricter terms
3 banksTBC, Bank of Georgia, Credo — the main ones for non-residents

What Banks Actually Offer

A mortgage for non-residents in Georgia isn't theoretical — it's a working practice, but the bank assesses such a borrower more carefully than a citizen: it looks at the source and stability of income, and often requires a higher down payment and a full set of supporting documents. The main banks non-residents turn to are TBC Bank, Bank of Georgia, and Credo Bank.

Know-your-customer (KYC) checks at all three banks have noticeably tightened in recent years — this applies to both regular accounts and mortgages. Budget more time for gathering documents than you would expect at a Western European bank, and be ready to explain the source of funds as transparently as possible.
Update, 30 September 2026. The Financial Stability Committee of the National Bank of Georgia extends the 25% payment-to-income limit to borrowers earning under GEL 2,000 a month from 1 February 2027 and under GEL 2,500 from 1 September 2027 (today: under GEL 1,500). New loans for these groups may be smaller. How this affects borrowers with income from abroad, ask the bank. Source: Georgia Today.
Payment cap on lari loans: payment up to 25% of income when monthly income is below 1,500 GEL now, below 2,000 from 1 February 2027 and below 2,500 from 1 September 2027. Source: National Bank of Georgia, 30.09.2026.
Mortgages in Georgia in the first 8 months of 2026: almost 40,000 loans worth 4.1 bn GEL, number of loans +22%, total value +47%, the average new loan grew from 86,000 to 104,000 GEL. Source: SOVA News, 8 October 2026.

Russian Citizenship and Other Restrictions

There is no outright ban: neither Georgian law nor bank policy excludes an applicant solely for holding Russian citizenship. In practice, what decides it isn't citizenship as such but what the bank sees during know-your-customer (KYC) checks — source of income, tax residency, whether the applicant is on a sanctions list, and where the transferred funds actually come from. If that is all transparent, Russian citizenship does not stop you from opening an account or applying for a mortgage; if it isn't, the application gets declined regardless of citizenship.

The real change since 2022 isn't in the rules but in how carefully banks check: applicants with a Russian passport are typically asked more questions, asked for more documents, and reviewed for longer than most other foreigners. Budget extra time for this and be ready to explain the origin of your funds as transparently as possible.

A Working Alternative: Developer Installment Plans

Direct installment plans from developers are very common in the Georgian new-build market — often with a minimal down payment and without a bank check in the usual sense. This isn't a substitute for a mortgage in every case (the term is usually shorter, and the payment structure differs), but it's a real, and often faster, way into a deal, especially at the construction stage. Terms vary a lot from developer to developer — worth comparing just as carefully as bank rates.

Frequently Asked Questions

Do Georgian banks give mortgages to non-residents?

Yes, but on noticeably stricter terms than for citizens — the bank scrutinizes the source and stability of income more closely, and usually requires a higher down payment.

Which banks in Georgia work with non-residents?

The main ones are TBC Bank, Bank of Georgia, and Credo Bank. KYC checks at all three have noticeably tightened in recent years.

What if a bank declines, or the process is too slow?

A common working alternative is an installment plan directly from the developer on units in buildings under construction, often with a minimal down payment and without a bank check in the usual sense.

Can a Russian citizen get a mortgage in Georgia?

There is no outright ban — what decides it is what the bank sees during KYC checks: source of income, tax residency, sanctions lists. The process is usually slower and more thorough than for most other foreigners.

See Also

How to Buy Real Estate Taxes Residency via Property Calculate Your Payment → Mortgage for Russian citizens Mortgage in Georgia: the complete guide Bank account and transfers Buying off-plan
Topic: Mortgages