A mortgage is the most common way to buy an apartment in Georgia. According to SOVA, in January–August 2026, approximately40,000 new mortgage loans Loans worth GEL 4.1 billion were issued — the number increased by ~22%, and the value by ~47%. The average loan increased from ~86 thousand to ~104 thousand GEL.
How much should you have for the down payment?
According to the regulation of the National Bank,GEL The loan amount for a mortgage loan can be up to the value of the property.90%. I.e., the minimum down payment10%-is (previously 15%).
Example: For a $100,000 apartment, you will need at least the equivalent of ~ $10,000 in GEL as a down payment, plus expenses: appraisal, notary, registration, and insurance.
The rules for loans in foreign currency are stricter — check with your bank.
Income threshold: How much you can afford to pay per month
The bank checks what portion of your income goes toward repaying the loan (PTI). According to SOVA, under the current rules, the limit is stricter in the case of low income, while the bank can allow more in the case of high income. The National Bank announced thatStarting from 2027, these income thresholds will gradually increase. — In other words, approving a higher PTI requires a higher income.
Check the exact limits and deadlines on the National Bank’s official website or with your bank — the rules change periodically.
How to prepare for a mortgage: 6 steps
- Calculate your budget With a mortgage calculator — Your monthly contribution shouldn’t cause you stress.
- Gather income documents — Salary statement, extract, business income.
- Check your credit history — Old overdue payments can become a problem.
- Compare offers from 2–3 banks — Effective interest rate, fees, prepayment terms.
- Choose your currency wisely — If your income is in GEL, a GEL loan will eliminate the exchange rate risk.
- Find an apartment And check the documents before the bank’s assessment.
Mortgage vs Developer’s Installment Plan
Many developers offer installment plans, sometimes with a minimal down payment. The bank’s income limits do not apply to installment plans, but they are often denominated in foreign currency and are less regulated. Read more in our article.“Developer’s installment plan or mortgage”.
Frequently Asked Questions
What is the minimum down payment in 2026?
For a mortgage loan in GEL — 10%. The demand for loans in foreign currency is higher; check with the bank.
Is it possible to take out a mortgage without an official salary?
Banks verify income in various ways (business, rent, statements), but proof of income is required.
Should I withdraw in GEL or in USD?
It is better to have the loan in the currency in which you receive your income. Changes in the exchange rate can significantly increase your monthly payment.
Source: SOVA — “Who Can Afford Real Estate in Tbilisi” (October 2026); Regulations of the National Bank of Georgia.
the article is informative and does not constitute financial, tax or legal advice. Consult with a specialist before making an important decision.
NULI.GE — Business market, real estate, and investments. Viewactive listings ORAdd your listing for free — With samples and with the AI assistant in 1 minute.
© 2026 NULI.GE — Renext LLC. This article is the intellectual property of NULI.GE. Reprinting or quoting is allowed only with attribution and an active link to nuli.ge.
