Which Documents to Check Before Buying Property in Georgia

This is one of the first documents worth reviewing when buying already-registered property.

The extract lets you identify the property and see its officially registered details — including the property's characteristics and the registered owner's information; the registry also holds data on rights and restrictions tied to the property.

We check:

Who the owner is: the seller must have the legal authority to dispose of the property.

The cadastral code: it lets you identify the specific unit in the registry.

The property's characteristics: the address, area, designated use and other registered details should match what's actually being sold.

Registered rights and restrictions: check whether any circumstances exist that could affect the sale or the buyer's subsequent ownership.

This step matters especially when buying a house, a villa, a land plot, or property in a project under construction.

NAPR lets you obtain a cadastral plan and cadastral map separately. As of September 2026, a standard cadastral plan takes one business day and costs GEL 7.

We're interested in:

For an apartment in a finished multi-unit building, this is usually simpler. For an off-plan project, a villa, or a land plot, the land documents matter considerably more.

On the resale market, you need to establish not just the apartment's characteristics but exactly who is selling it.

If the seller is an individual: the owner's details should match the Public Registry's records.

If the deal goes through a representative: check their authority and the document on the basis of which they act.

If there are several owners: account for the registered ownership structure and the parties' authority in the deal.

So what's checked isn't the intermediary, but the legal chain back to the registered owner.

Here the check differs from an ordinary resale.

The buyer is acquiring a unit that may not yet exist as a separately registered apartment. So it's important to check not just the future square meters, but the company, the land plot, the project and the contractual obligations.

The land plot: understand which plot the project is being built on, who owns it, and what's registered against it.

The developer company: check the legal entity the buyer is actually contracting with. The complex's name or commercial brand and the legal entity in the contract can differ.

The unit itself: the documents should make clear exactly what the buyer is acquiring — the unit number, floor, area, layout and other identifying characteristics.

The project's stage: understand the actual state of construction and what documents exist at the time of purchase.

Handover conditions: the contract should make clear when and in what condition the unit must be handed over.

The contract isn't a formality after choosing an apartment. It's what defines what the seller must hand over and what the buyer must do.

NAPR's website publishes official sample documents for property transactions, including a sale-purchase contract and separate versions for installment purchases.

When reading a specific contract, look at least at:

The parties: who is selling the property and who is buying it.

The subject of the contract: it should be clear exactly which unit is being bought.

The price: the unit's price, the currency, and the payment procedure.

The payment schedule: especially important when buying an off-plan unit in installments.

The handover deadline: when the unit must be handed over to the buyer.

The apartment's condition: what the promised finish actually means and what condition the property must be handed over in.

Each party's liability: what happens if one side fails to meet its obligations or misses a deadline.

Termination terms: whether the deal can be cancelled, under what circumstances, and what happens to money already paid.

We're deliberately not listing "17 mandatory clauses" here — the structure of specific deals can vary.

Developer installment plans are common in the new-build market, but looking only at the down payment size isn't enough.

You need to understand:

The full price: whether it changes depending on the payment method.

The down payment: when it's due and on what basis.

The schedule: what amounts the buyer must pay and on what dates.

The final payment: whether it's tied to handover, registration, or another milestone.

Late payment: what consequences the contract sets out.

Early repayment: whether the remaining balance can be paid off early, and whether terms change.

The fact that NAPR separately publishes sample installment sale-purchase contracts shows how much the structure of these deals can differ from a straightforward one-off purchase.

This is one point that can't be skipped on the resale market.

A registered mortgage doesn't necessarily mean the unit can't be bought. But the buyer needs to understand its status and structure the deal so as to actually obtain the expected ownership right.

The same applies to other registered rights or restrictions.

So it's not enough to see the owner's name on the extract and stop there — the full current document and related information need to be read.

Even NAPR's official Smart Contract service includes informing the parties about the unit's registered data and any existing public-law restrictions right before the deal is executed.

A legally clean apartment doesn't automatically mean it's a good purchase.

Before a deal, we also look at the unit's own characteristics:

For Batumi, humidity, ventilation, facade and window quality, heating, and how the building is run in winter matter too.