0% on reinvested profit
Corporate income tax is charged only when profit is distributed. Reinvested profit is taxed at zero.
For foreign investors and relocating businesses
Build in Georgia
without being here
Yes, a foreigner can build in Georgia: non-agricultural land and any building can be 100% foreign-owned. ONEZA Construction is a full-cycle general contractor in Tbilisi: a 15-point land check in 3 business days anywhere in Georgia (free when you build with us), a fixed-price contract (2026 guide: monolithic frame from $140 / m², ready for fit-out from $300 / m²) and payment of 100% of the materials and 15% of the work up front, the rest against each accepted stage.
Construction takes 6–20 months by building type: a private house 8–14, a warehouse 6–12, a residential building 12–20. ONEZA gives a 10-year structural warranty. The contract fixes the full bill of quantities, the completion date, materials and their grades, and penalties for our delay; the price changes only if you change the brief. Reports, the contract and the dashboard are in English.
12years
in Georgia
in Georgia
180km²
built
built
40projects
delivered
delivered
Why Georgia
Can a foreigner own land
and build in Georgia?
Georgia ranks among the easiest countries to start a business and register property. The facts below are the ones that matter for a construction project. Verify each with your tax adviser: rules change.
Company in one day
An LLC is registered at the Public Service Hall within a day. Foreigners can own 100% and be the director.
Free Industrial Zones
Zones in Tbilisi, Kutaisi and Poti offer exemptions on profit, property and VAT for qualifying production and logistics.
Free capital movement
No restrictions on bringing money in or taking profit out. Property registration takes one to four days.
Foreign citizens and foreign-owned companies cannot own agricultural land. Many attractive plots around Tbilisi are still classified as agricultural. Buying one requires changing its category first or structuring the purchase through a Georgian entity. This is exactly why we check the plot before you pay for it.
Our site check reports the land category, the zoning and the realistic build parameters before the deal. If a category change is possible, we quote its cost and timeline. If it is not, we tell you to walk away.
Who we build for
Who does ONEZA
build for abroad?
Rental income investors
Residential building or apart-complex for long-term or short-term rent in Tbilisi. You want a predictable budget and a completion date you can put into a financial model.
A fixed-price contract, staged payments against signed acts, and a monthly report your bank or partners can read.
Businesses relocating production
A warehouse, workshop or logistics unit near Tbilisi, Rustavi or in a Free Industrial Zone. Downtime costs more than construction.
Phased commissioning: the first hall works while the second is being built. Utility connections handled by us.
Families moving to Georgia
A house of 160 m² and up in Tskneti, Kojori, Saguramo or Mtskheta, built while you are still abroad.
Weekly video reports, an online dashboard, and a house delivered ready for finishing at the price we agreed.
Wherever you are
What changes
if you live abroad?
Our clients come from Israel, the EU, Turkey, the UAE, the CIS and the United States. The construction part is the same for everyone; what differs is money transfer, paperwork and time zones. These are the four questions every non-resident asks before signing.
- 01Transferring the money
Payments arrive by bank transfer in USD, EUR or GEL to the company account in a Georgian bank. Georgian banks run their own compliance and ask for proof of the source of funds — we send the document list before the first payment so nothing stalls mid-stage. We do not accept cash or crypto.
- 02A power of attorney from your country
Issued at a Georgian consulate, or at a notary in your country with an apostille and a notarised Georgian translation. One document covers the purchase, the permit and the utility contracts. We send the wording to your lawyer for approval before you sign anything.
- 03Residence permit and taxes
We do not give immigration or tax advice and we do not promise a residence permit. Owning property above a threshold value or running a Georgian company can support an application — our partner law firm handles that, and your own tax adviser handles your home-country reporting. We only give them the construction documents they ask for.
- 04Distance, language and time zones
Calls are scheduled in your time zone; the office works 10:00–19:00 Tbilisi time. The contract is bilingual, reports and the dashboard are in English or Russian. Most clients visit the site two or three times during the whole project, and you may send your own engineer instead.
What you also get
What else does a project
in Georgia give an investor?
Beyond the building itself. None of this is a promise from us: thresholds and rules are set by Georgian law and change, so every point below is checked by our partner law firm and your own tax adviser before you commit.
A residence permit route
Owning real estate above the value threshold set by law can support a residence permit application for you and your family, as can running a Georgian company. Newly built property is valued by an accredited appraiser — we hand over the as-built and commissioning documents the appraiser and the lawyer need.
Property as a reusable asset
Once registered, the building is collateral a Georgian bank understands. Owners use it for a mortgage, a business loan or a second project. Registration in the Public Registry takes one to four days.
Low-tax operation
Rental income can be run through a small business status at 1% of turnover within the legal limit, or through a company where reinvested profit is taxed at 0%. Which is better depends on your volume and your country of residence — the calculation is done before you buy, not after.
Free Industrial Zone option
For production and logistics, a plot inside a Free Industrial Zone in Tbilisi, Kutaisi or Poti carries exemptions on profit, property and VAT. It narrows the tenant pool, so we model both scenarios for your project.
An exit you plan in advance
A building with a permit, as-built drawings and a commissioning act sells faster and higher than self-built stock, and can be sold as a company share instead of a property. We prepare the document set for whichever exit you choose.
Rent that starts before the last stage
Phased handover lets the first section or the first floors start earning while the rest is finished. We design the stages around that when income timing matters to your model.
We are a contractor, not a lawyer, a bank or a tax adviser: we do not give immigration, tax or investment advice and we do not promise a permit, a yield or a resale price. What we do is build to a fixed price and a fixed date and hand you every document these institutions ask for.
Remote control
How do you control the build
from abroad?
Most of our foreign clients visit the site two or three times during the whole project. Everything else happens online and on paper you can verify.
- Online dashboard
- Schedule, budget, documents and photos, updated every week
- Video reports
- Weekly walk-through video from the site engineer, in English
- Payments against acts
- You pay for each completed stage after signing the acceptance act, not in advance
- Independent supervision
- A third-party technical supervisor checks every critical stage and signs the acts with you
- Power of attorney
- One notarised document lets us handle permits and utility contracts on your behalf
- Your own inspector
- You may appoint any engineer or firm to inspect the site at any time
Fixed price
How much does it cost
to build in Georgia?
Before construction starts we produce a detailed design and a line-by-line estimate. It becomes an annex to the contract and is not revised for currency, material prices or our own mistakes.
What is fixed
Full bill of quantities, completion date, scope, materials and their grades, penalties for our delay.
Why we can
Own cranes, formwork and crews, direct supply contracts and a full design before the first pour. We know our cost to the lari.
If you change the brief
We price only the difference, sign an addendum, and start after you approve. No surprises discovered mid-build.
| Item | 2026 guide, Tbilisi |
|---|---|
| Monolithic frame | from $140 / m² |
| Shell with facade and windows | from $250 / m² |
| Ready for fit-out, with utilities | from $300 / m² |
| Payment | 100% of materials and 15% of the work up front, the rest against stage acceptance acts |
| Structural warranty | 10 years |
| Price change | Only if you change the brief |
Indicative 2026 ranges for Tbilisi, materials and labour included, design and permits excluded. Your fixed price is set after the design stage.
Legal package
Which documents
do you get?
- 01Land due diligence before purchase
15-point check: ownership, encumbrances, land category, zoning, build coefficients, access road, utilities, geology, landslide and flood maps. Written report in English within 3 business days, anywhere in Georgia. Free if you sign a construction contract with us; charged separately if you build with someone else, at a price quoted before we start.
- 02Georgian entity, if you need one
We work with a partner law firm that registers your LLC, opens the bank account and handles the land purchase. Fees are quoted separately and in advance.
- 03Bilingual construction contract
English and Georgian versions of equal force, governed by Georgian law, with the fixed estimate, schedule, penalties and acceptance procedure as annexes. Sent to you before any payment.
- 04Permits and utilities
Building permit from Tbilisi City Hall, connection contracts with power, water and gas providers, all under a single power of attorney.
- 05Handover documents
As-built drawings, executive documentation and the commissioning act you need to register the building and start renting or operating it.
Worked example
What does a 3 000 m² warehouse
cost and earn?
A model calculation, not a signed project. It shows how the numbers fit together for a typical rental warehouse. Land price, rent and yield vary by location and must be checked for your case.
- Building
- 3 000 m², class B warehouse, 10 m clear height, 2 loading docks, office block 150 m²
- Land
- 6 000 m², non-agricultural, Rustavi highway corridor
- Construction, ready for fit-out
- ~$900k at $300 / m² fixed
- Design and permits
- ~$60k
- Construction period
- 8 months from permit, first hall in 5
- Market rent 2026
- $5–7 / m² per month
- Gross annual rent
- $140k–250k
- Gross yield on construction and design
- 18–25% before land, tax and vacancy
How it goes
How does the project
go, step by step?
Brief
A video call. Goal, budget, timeline, land status. Free.
Site check
15-point due diligence on your plot or on plots we shortlist. 3 days.
Design and estimate
Concept, detailed design, line-by-line estimate. 2–3 months.
Contract and permit
Bilingual contract signed, permit obtained. 1–3 months.
Build and handover
Weekly reports, staged acts, independent supervision. 6–20 months by type: private house 8–14, warehouse 6–12, residential building 12–20.
Questions we get
What do foreign clients
ask most?
Can I own the land and the building as a foreigner?
Yes for non-agricultural land and any building. Agricultural land cannot be owned by foreigners or foreign-owned companies. We check the category before you buy.
Do I need to come to Georgia?
Once, to sign at the notary and open a bank account, or not at all if you act through a power of attorney issued at a Georgian consulate. A power of attorney from a foreign notary also works once it carries an apostille and a notarised Georgian translation. Site visits are optional.
How do payments work?
The advance covers 100% of the materials and 15% of the work: materials are bought for the whole building at once, so their price is fixed before the start. The remaining 85% of the work is paid against stage acceptance acts signed by you or your supervisor. Bank transfer in USD, EUR or GEL to a Georgian account. We do not accept cash or crypto.
What if material prices rise during construction?
That is our risk. The contract price does not change unless you change the brief.
Does building give me residency?
Owning real estate above a threshold value or running a Georgian business can support a residence permit application. Ask our partner law firm; we do not give immigration advice.
Which languages do you work in?
English, Russian and Georgian. Reports, the contract and the dashboard are in English.
Next step
Tell us about
your project
We reply within one working hour with a first assessment: is the site buildable, what the process looks like for a non-resident, and a preliminary cost range per m².
+995 599 538 277WhatsApp · Telegram · English, Russian, Georgian
- 01Brief
- 02Site check
- 03Estimate
- 04Fixed contract