Updated:
- Title is checked with a NAPR registry extract: owner, shares, mortgage, arrest. Electronic: ₾13, 1 working day.
- Ownership arises on registration at NAPR, not when you sign. A clean extract is necessary but not sufficient.
- For a developer, check the land, the construction permit, past projects and where your money goes.
What a registry extract shows
The Public Registry is run by the National Agency of Public Registry (NAPR) under the Ministry of Justice. A property extract combines data from several registries as of the moment it is prepared (Law on the Public Registry, Art. 10). Entries are presumed accurate until proven otherwise (Art. 5).
- The object: address, cadastral code, area, purpose; for land, also its category.
- Owners, size of shares, basis of acquisition.
- Encumbrances: mortgage, pledge, easement, lease, pre-emption right. The law treats them as registrable rights (Art. 11).
- Arrest (seizure) and other public-law restrictions. They are kept in a separate registry, and registering one rules out registering other rights on the object (Art. 19).
How to get an extract, and what a cadastral code is
Anyone can obtain an extract (Art. 10). You need the object’s cadastral code, the number the registry assigns: in practice blocks of digits separated by dots, longer for an apartment than for a plot. Ask the seller and compare with the listing: address, floor and area must match.
Order online at napr.gov.ge, at a House of Justice or NAPR branch, or through a lawyer or notary. Whether a foreigner must sign in through my.gov.ge, we could not confirm. An extract reflects the moment it was prepared, so order a fresh one before any deposit and before signing.
| Service | Term | Fee |
|---|---|---|
| Electronic extract | 1 working day / same day | 13 / 52 |
| Extract in English | added to any service | +26 |
| Cadastral plan | 1 working day / same day | 7 / 26 |
| Public-law restriction certificate | 1 working day / same day | 9 / 18 |
Encumbrances, mortgage, arrest, shares, land versus building
- Mortgage: registered encumbrances pass to the new owner unless cleared before the deal. Require the lender’s letter and removal of the entry before you pay.
- Arrest is imposed by a court or enforcement body. While it stands, your title cannot be registered (Art. 19): do not pay until it is lifted.
- Shares: with several owners, check the shares and make sure all of them sign.
- Land and building are registered as separate objects. For an apartment check the apartment; for a new build check the plot too. Compare the area with the cadastral plan.
What the extract does not show: seller, power of attorney, debts
A clean extract is a good sign, not the finish line. Lawyers describe apartments transferred on a forged power of attorney and resold to a good-faith buyer. The law protects an acquirer: an entry is treated as correct unless a claim was filed against it or the buyer knew it was inaccurate (Civil Code, Art. 312, per the Chambers 2026 guide). How courts read “knew” we could not confirm from primary sources.
- Seller: passport and right to sell. For a representative, an authentic notarised power of attorney for sale, not expired or revoked. For a company, a registry extract and sale resolution.
- Marital property: lawyers say a spouse’s consent may be needed for jointly acquired property. We did not verify the code provisions.
- Utility debts: we found no official rule on whether arrears pass to a new owner. Ask each provider for a reconciliation statement, check the meters and put a no-arrears warranty in the contract. Chambers calls such warranties typical.
The deal: notary, contract and registration
Pre-registration (Art. 12 of the law) records a future right under an agreement of the parties and blocks registration of other rights on the object.
- A preliminary agreement and deposit are optional. Agencies cite 5–10% on resale and 20–30% for new builds; there are no official figures.
- The sale contract is in writing, usually concluded before a notary or at a House of Justice with a registrar. It is in Georgian; ask for a bilingual version. A power of attorney from abroad needs a notary and apostille.
- Pay by bank transfer to the contract party and keep receipts.
- File for registration: ₾150 for 4 working days, ₾270 for 1 day, ₾350 same day.
- A fresh extract now shows you as owner. Ownership arises on registration, not on signing.
Checking the developer
We found no separate law protecting new-build buyers and no mandatory escrow; Chambers calls pre-sales and instalments the main financing model. Your protection is your checks and your contract. See the off-plan guide.
- The company: an entrepreneurs’ registry extract (₾13, 4 working days): founders, director, signatories.
- The land: an extract for the plot. Who owns it, and is there a bank mortgage? A mortgage discovered after completion is a main threat.
- The construction permit is issued by the municipality; in Tbilisi by the City Hall Architecture Service. Compare address, cadastral code and validity. After completion the building is accepted for use, then apartments are registered at NAPR.
- Past projects: delivered on time, any resident complaints? No official registry exists.
- Money flow: pay only to the company account named in the contract, tie payments to construction stages, set penalties and refunds. Pre-registering your right protects against a double sale.
- 1
Cadastral code
Get the code from the seller; match address, floor and area to the ad.
- 2
NAPR extract
Order a fresh extract: owner, shares, mortgage, lease, arrest.
₾13 / ₾52 - 3
Encumbrances and arrest
Mortgage and arrest are lifted before you pay. Restrictions: separate certificate.
₾9 / ₾18 - 4
Seller and debts
Passport, power of attorney, utility statements; a lawyer checks disputes.
- 5
Developer and permit
Company and plot extracts, permit: check address, code, validity.
₾13 - 6
Payment and registration
Pay the contract party by transfer; ownership arises on registration, not signing.
₾150–350
NAPR fees (October 2026), Law on Public Registry, Chambers 2026
NAPR fees. First figure: 1 working day, second: same day. Extract in English: +₾26.
Document checklist
| Document | Where from | What to check |
|---|---|---|
| NAPR extract | napr.gov.ge, House of Justice | owner, shares, mortgage, lease, arrest; fresh date |
| Restrictions certificate | NAPR | arrest, prohibitions |
| Seller’s passport, power of attorney | seller, notary | authenticity, term, powers |
| Utility reconciliation statements | providers | arrears, meters |
| Plot and company extracts | NAPR | land owner, mortgage, signatories |
| Permit, acceptance act | developer, municipality | address, code, validity |
Red flags
- A price well below market and pressure to “buy today”.
- A deposit requested before you have seen the extract.
- The seller is not the owner on the extract, or the power of attorney exists only as a copy.
- “We will lift the mortgage or arrest after you pay.”
- A developer who will not show the permit and the land extract.
What to do if something looks wrong
This is general information, not legal advice. Before a deal you need a local lawyer and a check against official sources.
- Stop payments, do not sign, keep correspondence.
- Order a fresh extract and compare it with the seller’s documents.
- Mortgage or arrest: require the entry to be lifted before the deal. Per Chambers, bank escrow and a 5–10% holdback for 6–12 months after closing are typical.
- If you have already paid: a claim, negotiation, then court (lawyers cite penalties, lost income, statutory interest).
- If you suspect forgery, go to the police; the registry may verify and invalidate false data (Art. 3).
Frequently Asked Questions
How do I check a property in the Georgian registry?
Order a NAPR extract by cadastral code online, at a House of Justice or through a lawyer. Compare owner, encumbrances, address and area.
How much does a NAPR registry extract cost?
Per NAPR tariffs: electronic ₾13 in 1 working day and ₾52 same day; standard ₾20 and ₾75. English adds ₾26.
What is a cadastral code and where do I find it?
The object’s number in the registry, used to order an extract. Check that it opens the same address and area.
How can I tell if an apartment has a mortgage or arrest?
Both appear in the extract; public-law restrictions can also be requested as a separate ₾9–18 certificate. Both must be lifted before the deal.
How do I check utility debts when buying?
We found no official rule on whether arrears pass to the buyer. Get reconciliation statements from providers, check meters and add a no-arrears warranty to the contract.
How do I check a developer in Georgia?
Plot and company extracts, the permit, past projects, pre-registration of your right and staged payments.
Is a clean extract enough to avoid scams?
No. It will not reveal a forged power of attorney, family restrictions or court disputes. Check the seller and use a lawyer.
Sources: NAPR: fees for information services (extract, certificates, cadastral plan) · NAPR: fees for immovable property registration · NAPR: fees and terms (entrepreneurs’ registry, extract) · NAPR: service centers · Law of Georgia on the Public Registry (matsne.gov.ge) · Chambers Real Estate 2026: Georgia (practice guide) · Law firm overview: off-plan purchase and pre-registration (secondary) · Law firm overview: why an extract is not enough (secondary) · Law firm overview: property due diligence checklist (secondary) · Law firm overview: safe purchase and red flags (secondary) · Agency overview: registration timing and pitfalls (secondary) · Law firm overview: unfinished construction and remedies (secondary)