The plot is bought, the design is commissioned, and then it turns out the land is agricultural, there is no legal access road, and the development ratios allow half the floor area. Rezoning and permits swallow a year and tens of thousands.
Free · 3 working days
Let us check the plot
before you buy
ONEZA Construction checks a plot before you buy it, anywhere in Georgia: 15 points — ownership and encumbrances, land category, build coefficients, access road, utilities, terrain and geology. The written PDF report arrives within 3 business days of receiving the cadastral number. For clients who build with us the check is free.
The terms are simple: sign a construction contract with us and the land check, the plot search and the legal support of the deal cost you nothing. Build with someone else and this work is charged as a separate service, at a price we quote before we start — and the report stays with you either way. We build across Georgia, so we check plots well beyond Tbilisi. A foreigner may buy non-agricultural land but not agricultural land, so we verify the category before the deal. The report covers risks, the real build parameters and a preliminary cost range for the house ready for fit-out. ONEZA runs the check in house: our lawyer requests the extracts and the zoning conditions, our engineer inspects the plot, the access road and the utilities.
Why
Why check the plot
before buying?
We check the plot before the deal. You receive a report with the risks, the real development parameters and a preliminary cost estimate for the house. You make the purchase decision with your eyes open.
Checklist
What do we check
on the plot?
Each point in the report is given a status: clear, needs attention, or blocks construction.
- 01
Ownership
Who the owner is according to the Public Registry extract, and whether there are disputes, seizures or co-owners.
- 02
Encumbrances
Mortgage, pledge, easements, leases, bans on sale.
- 03
Land category
Agricultural or non-agricultural. Critical for foreigners and for building.
- 04
Functional zone
The zone in the Tbilisi master plan and the permitted uses.
- 05
Building coefficients
K-1, K-2, K-3: how much floor area and how many storeys you will actually be allowed.
- 06
Red lines and setbacks
Street boundaries, protection zones, minimum distances from neighbours.
- 07
Plot boundaries
Whether the cadastral boundaries match the fence and the situation on the ground.
- 08
Access
Whether there is legally registered access to a road, not just a path across a neighbour's land.
- 09
Electricity
Nearest connection point, available capacity, connection cost.
- 10
Water and sewage
Mains, well, septic tank: what is allowed and what it will cost.
- 11
Gas
Whether there is a gas main nearby, and the connection terms.
- 12
Terrain and geology
Slope, retaining walls, soils and groundwater: they affect the foundation and the estimate.
- 13
Landslides and floods
Whether the plot lies in hazard zones on the National Environmental Agency maps.
- 14
Permit history
Whether permits were issued before, and whether there are illegal structures or demolition orders.
- 15
Neighbours and city plans
What is being built nearby, and whether roads or expropriation are planned.
How it works
How does the check go
and how long does it take?
- 01You send the cadastral number
Through the form below or on WhatsApp. If you are still choosing, you can send 2–3 options.
- 02We check the documents and visit the site
A lawyer requests the extracts and building conditions; an engineer inspects the plot, access and utilities.
- 03You receive a PDF report
A status for each of the 15 points, risks, real building parameters and a preliminary cost range for the house ready for fit-out.
Terms
How much does the check cost
and what does it include?
| Term | At ONEZA |
|---|---|
| Cost | Free if you build with us. Without a construction contract it is a separate paid service, quoted in advance |
| Schedule | 3 working days after we receive the cadastral number |
| Format | PDF report plus a walkthrough by phone or in person |
| Obligations | None. The report stays with you in any case, including if you decide not to build |
| Coverage | All of Georgia: Tbilisi and its suburbs, Mtskheta, Rustavi, Batumi and the coast, Kakheti, the mountain resorts |
| Transaction support | Plot search, land category change, access road paperwork and utility contracts — free under a construction contract |
Buying from abroad
Can you buy a plot
without coming to Georgia?
Most questions are settled without a trip. The details for non-resident buyers are on a separate page.
- Agricultural land
- Foreigners and foreign-controlled companies cannot buy agricultural land. We check the plot category before the deal.
- Power of attorney
- If you cannot come, the purchase and permits go through a power of attorney issued at a Georgian consulate.
- Remote acceptance
- Weekly photos and video from the site; an independent supervisor signs the stage acts together with you.
- Payment by stage
- An advance for materials and 15% of the work; the rest of the work is paid after the stage acceptance act.
Questions
In short
the essentials
How do you buy land for construction in Georgia?
Check the plot before the deal: ownership and encumbrances, land category, build coefficients, access road and utilities. We run this 15-point check anywhere in Georgia and issue a written report within 3 business days: it is free for clients who build with us and charged as a separate service without a construction contract.
Can a foreigner buy land in Georgia?
Non-agricultural land and any building — yes, including through a company that is 100% foreign-owned. Agricultural land cannot be bought by a foreigner or a foreign-controlled company, so we check the category before the deal.
What do you check in a plot?
Ownership and encumbrances, land category, development coefficients and the permitted floor area, access, terrain and soils, the presence and capacity of utilities. The report lists the risks, the real development parameters and a preliminary estimate of the cost of the house.
Can the purchase be completed without coming to Georgia?
Yes, through a power of attorney issued at a Georgian consulate. Construction is then run with weekly photos and video from the site, and stage acceptance acts are signed by an independent supervisor.
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Slab, strip or piles, chosen from geotechnical survey results. Can be ordered separately from the house.
Learn moreNext step
Send us
the cadastral number
A 15-point report within three working days. Free and with no obligation.
+995 599 538 277WhatsApp · Telegram
- 01Brief
- 02Design
- 03Estimate
- 04Lock-in