Buying Off-Plan Apartments in Georgia 2026: TAS.GE Due Diligence, K2 Ratio, and Risk Mitigation

Buying off-plan (under construction) in Georgia offers significant economic advantages, with prices typically 15-30% below completed market values alongside developer interest-free installment plans. However, robust legal and technical due diligence is vital to mitigate construction risks.

How to Verify Building Permits on TAS.GE

The official portal of the Tbilisi Municipal Architecture Service (tas.ge) maintains transparent public records for all permitted construction projects: - Request the land parcel cadastral code or municipal architectural project file number from the developer. - Enter the code on tas.ge and verify the permit status: "Permit Issued" (ნებართვა გაცემულია), "Under Construction" (მშენებლობა მიმდინარეობს), or "Deficiency Noted" (ხარვეზია). - Cross-check approved storeys: developers occasionally market units on upper floors (e.g. 16th floor) when the current permit only authorizes construction up to lower levels (e.g. 12th floor).

Understanding K1, K2 Ratios and Occupancy Permits

• K2 Ratio (Intensity Coefficient): Governs the maximum permissible gross floor area relative to plot size. Illegal excess beyond permitted K2 coefficients blocks official municipal commissioning and triggers severe enforcement penalties.
• Decree 41 (Fire Safety Standards): Stringent technical regulations govern fire escapes, smoke ventilation, emergency stairwells, and fire doors. Buildings that fail to satisfy Decree 41 standards cannot receive municipal occupancy certificates.

Developer Installments vs Bank Escrow Guarantees

• Bank Escrow Protection: The safest mechanism, where buyer payments remain in a segregated bank account and release to the developer only upon verified milestone completions.
• Internal Installments: Typically require a 10-20% initial deposit with scheduled payments during construction. Always verify that your preliminary title is officially registered with the Public Registry.

Critical Clauses in the Preliminary Purchase Contract

• NAPR Registration: The preliminary sale agreement must be registered in the Public Registry (NAPR) to prevent double-selling of the same unit.
• Completion Date and Penalties: Specify the exact handover date and contract penalties for each day of unjustified delay (conventionally 0.05% - 0.1% per day).
• Exact Delivery Specifications: Document in granular detail what is included: security door, double-glazed window profiles, floor screed, interior partition layouts, and utility connections.

Browse verified projects in the sivrce new developments directory and inspect parcel boundaries on the cadastre map.