About Caucasus Elite Estate
Get to know our talented team
More about us
Caucasus Elite Estate is a luxury real-estate agency based in Tbilisi, Georgia. We support expats, diplomats, executives, and families with buying, selling, and long-term leasing of high-end properties. From a sharp initial brief to move-in, we deliver confidential, responsive, and legally secure execution—through trusted networks of owners, developers, lawyers, notaries, and banks.
Where we operate
We focus on Tbilisi’s prime districts — Vake, Vera, Mtatsminda, Saburtalo, Bagebi, Old Tbilisi — and support select operations in Mtskheta, Kakheti (wine estates), and Batumi. Our off-market access unlocks properties not listed publicly through trusted owner, developer, and legal networks.
Our Values
Sharp brief: needs, budget, timing, non-negotiables.
Curated shortlist: rigorous pre-qualification, coordinated viewings, debriefs.
Valuation & negotiation: market analysis, price, timing, terms.
Deal security: legal & notary coordination at the Public Service Hall, document checks.
Move-in & aftercare: banking, internet, insurance, household staff, light works.
Why us
Private network & off-market reach.
Firm, transparent negotiation — no hidden kickbacks.
Agile execution — fast timelines, clear reporting.
Relocation concierge for smooth landing.
Our 5-step method
Sharp brief: needs, budget, timing, non-negotiables.
Curated shortlist: rigorous pre-qualification, coordinated viewings, debriefs.
Valuation & negotiation: market analysis, price, timing, terms.
Deal security: legal & notary coordination at the Public Service Hall, document checks.
- Move-in & aftercare: banking, internet, insurance, household staff, light works.
Your contacts
If you want the best care possible for your real estate needs, our certified professionals are here to help
Irma LAVIT – Luxury Real Estate Agent in Tbilisi
Alain LAVIT
Testimonials
Publish the best of your client testimonials and let the world know what a great agent or real estate agency you are. Testimonials build trust
Frequently Asked Questions
You can use this guide to familiarize yourself with rules, laws and other important information relating to your property.
In Georgia, the Civil Code and the Law on Public Registry mandate the registration of the sale agreement. It is this registration at the National Agency of Public Registry (NAPR) that legally transfers the title of ownership. By registering the agreement, it becomes a permanent public record, and a person is considered the legal owner only after the property is registered in their name.
A: These terms describe the level of completion of a new-build property. They are unique to the Georgian market.
Black Frame (შავი კარკასი / Черный каркас): This is the most basic condition. It’s a structural shell.
Includes: Outer walls, roof, basic windows, a main entrance door, and main utility lines (water, electricity, sewage, gas) brought to the apartment’s entrance but not distributed inside.
Does NOT include: Internal walls, floor screed, plaster, electrical wiring, or internal plumbing. The buyer must design and complete all interior work from scratch.
White Frame (თეთრი კარკასი / Белый каркас): This is the most common “ready-to-decorate” condition.
Includes: Everything in a Black Frame, plus: internal partition walls (plastered), a screeded concrete floor (ready for flooring), plastered walls (ready for paint), basic electrical wiring run through the walls, and internal plumbing pipes set to kitchen/bathroom locations.
Does NOT include: Final finishes like paint, wallpaper, flooring (tiles, laminate), internal doors, light fixtures, sockets, or any bathroom/kitchen fixtures (toilets, sinks, cabinets).
Green Frame (მწვანე კარკასი / Зеленый каркас): This is an enhanced version of “White Frame,” though its definition varies by developer.
Includes: Everything in a White Frame, but often adds the fully installed central heating system (boiler and radiators) and walls that are fully primed and ready for final painting.
Does NOT include: The final aesthetic choices (paint color, flooring type), kitchen, and bathroom fixtures.
Yes, foreign nationals have the right to purchase most types of real estate in Georgia (apartments, houses, commercial properties) with the same rights as Georgian citizens. The process is simple, transparent, and completed at the Public Service Hall (NAPR).
The one major exception is agricultural land. The Constitution of Georgia prohibits foreign citizens from owning land designated with agricultural status.
Yes. This is the primary restriction on property ownership for foreigners in Georgia. The Constitution of Georgia strictly prohibits foreign nationals (non-citizens) from owning land that has an agricultural status.
However, non-agricultural land (such as land designated for residential or commercial development) can be purchased by foreigners without restriction.
Yes, Georgia offers a short-term residence permit based on real estate investment. This is a very common path for our clients.
To qualify, the total market value of the property (or multiple properties) you purchase must be at least $100,000 USD.
You will need to submit an official valuation report from an accredited appraiser along with your application to the Public Service Hall. This residence permit is generally issued for one year and is renewable annually as long as you retain ownership of the qualifying property. This permit also covers your spouse and minor children.
A: Georgia is known for its highly favorable, simple, and investor-friendly tax system. Here’s a breakdown of the key taxes related to real estate:
1. At the Point of Purchase (Buying):
No Stamp Duty: There is no stamp duty or property transfer tax based on the property’s value. This is a major saving.
Registration Fee: You only pay a small, nominal registration fee at the Public Service Hall (NAPR) to register your title (typically 50-200 GEL, depending on the desired speed of registration).
VAT (Value Added Tax): VAT of 18% applies only when buying a newly built property directly from a developer (a company). This is almost always included in the developer’s listed price. Resale properties (person-to-person) are exempt from VAT.
2. During Ownership (Annual Tax):
Annual Property Tax: This tax is very low for most individuals and depends entirely on your family’s total annual income (from all sources, worldwide).
Family income below 40,000 GEL/year: You pay 0% property tax.
Family income 40,000 – 100,000 GEL/year: The tax is progressive, from 0.05% to 0.2% of the property’s market value.
Family income above 100,000 GEL/year: The tax is between 0.8% and 1% of the property’s market value.
3. If You Rent Out the Property (Rental Income):
A flat, low 5% tax is levied on your gross rental income. This is significantly lower than standard personal income tax.
4. If You Sell the Property (Capital Gains):
There is a 5% tax on the profit (capital gains) from the sale.
Key Exemption: This tax is
Our team stats
Despite well over $1 billion in combined sales, however, the team strives to maintain an air of humility and discretion
Get in touch to plan your next transaction
Our experts and developers would love to contribute their expertise and insights and help you today.