Mortgages in Georgia for foreigners: the 2026 conditions
Down payment, rates, term, documents: can you borrow in Georgia without living there, and when are instalments better?
Can you borrow in Georgia without living there? Yes, and it is easier than most people think. But it is not always the best option. Here are the conditions and the alternatives.
Do banks lend to foreigners?
Yes. Georgia's major banks (TBC, Bank of Georgia, Liberty) grant mortgages to non-residents. A residence permit is not required, although it helps.
Typical conditions
| Item | Typical range |
|---|---|
| Down payment | 20–40% for foreigners depending on the bank (sometimes 15% with 6 months of Georgian income) |
| USD rate | about 7.5% (around 9.4% all-in) |
| GEL rate | about 10.7% (11.5% all-in) |
| EUR rate | about 6.4% (8.2% all-in) |
| Term | up to 20 years depending on bank and currency |
| Amount | up to $500,000 at TBC, depending on income |
Rates are floating: they follow a benchmark (SOFR for USD, EURIBOR for EUR) and are usually fixed for 5 years before revision. These figures are indicative; each bank decides case by case.
Documents required
- passport;
- proof of income (it can come from abroad);
- the bank's application form and often the reservation or purchase agreement;
- sometimes a family co-borrower if income is tight.
The often better option: developer instalment plans
For new builds, most developers offer interest-free instalments during construction: usually about 30% down, then the balance over 12–36 months or in line with construction progress.
No bank file, no interest, no arrangement fees. This is what most of our clients choose.
Watch out for
- Currency risk: GEL loans cost more; USD loans expose you if you earn in another currency.
- Total cost: compare the all-in rate (insurance, fees), not just the headline rate.
- Returns: with a rate around 9% and a gross yield around 7–8%, local credit does not always pay off. Run the numbers first.
Our advice
For a pre-sale studio or one-bedroom, the developer's instalment plan is often simpler and cheaper than a Georgian mortgage. We help you compare both with real numbers. Try the simulator or talk to us.
Indicative rates published by banks (TBC, early 2025). They change: always confirm the offer with the bank.
Frequently asked questions
Can a foreigner get a mortgage in Georgia?
Yes. Major banks (TBC, Bank of Georgia, Liberty) lend to non-residents, usually with a 20–40% down payment and proof of income, which can come from abroad.
What are mortgage rates in Georgia?
In early 2025 TBC quoted about 7.5% in USD (9.4% all-in), 6.4% in EUR and 10.7% in GEL. Rates are floating and usually revised after 5 years.
Do I need a mortgage to buy off-plan in Georgia?
Not necessarily. Most developers offer interest-free instalments during construction, with about 30% down and the rest over 12–36 months.
