Checking a developer
The checklist: permit, land, track record, contract.
Buying a new build from the developer. Risks and how to protect yourself.
In short
Most apartments in Georgia are bought before completion directly from the developer. That often means better prices and instalments, but also the risk of delay. Protect yourself by checking the building permit, the land, past projects and the payment plan, and have a lawyer review the contract.
Go to the checklistOn AcrossEstate, every project shows which details have been checked and which are still missing.
See projectsChecklist
What to check before you buy.
Five points that clearly reduce the risk of buying a new build.
Building permit
Ask to see the valid permit and check that floors and size match it.
Land
A registry extract shows who owns the land and whether it is encumbered, for example by a mortgage.
Past projects
Were the developer's earlier buildings finished and handed over on time? A site visit tells a lot.
Payment plan
Instalments tied to construction milestones are safest. Large advance payments raise your risk.
Contract
The contract should clearly set the completion date, handover condition and consequences of delay.
Ways to buy
Under construction, ready or resale.
Each way to buy balances price, risk and waiting time differently.
Off-plan
Get in early.
- Upside
- Often lower prices, instalments
- Risk
- Delay, project changes
- Suits
- buyers with time and patience
Ready new build
See what you buy.
- Upside
- No construction risk, usable now
- Risk
- Higher price, rarely instalments
- Suits
- quick move-in or rental
Resale
Buy from an owner.
- Upside
- Known location and neighbours
- Risk
- Condition, legacy issues, commission
- Suits
- buyers with local help
Which way to buy a project offers is shown on its project page.
Frequently asked questions
Questions about buying off-plan.
Safety, ownership, delays and choosing a developer.
Is it safe to buy an off-plan apartment in Georgia?
It can be, if you check the developer, permit, land and contract. The biggest risk is late completion.
When do I become the owner?
Usually after full payment and registration. Until then, your contract with the developer applies.
What happens if construction is delayed?
Your contract decides. Look for a fixed date and compensation for delay.
How do I recognise a reliable developer?
By finished earlier projects, transparent documents and a payment plan tied to construction progress.
Last reviewed on November 1, 2026. Sources: National Agency of Public Registry (Georgia), Tbilisi and Batumi city architecture services (permits), Published project information on AcrossEstate. This guide is not legal or tax advice.
Read next
More on buying in Georgia.
The checklist to tick off, payment plans in detail and buying costs.
Compare checked projects.
See documents, payment plans and check status of projects side by side.