In short
Portugal removed real estate from its Golden Visa with Law 56/2023, so buying a flat there no longer leads to residence. Since May 2026, buyers who are not tax resident in Portugal generally pay 7.5% IMT transfer tax on a home, plus 0.8% stamp duty. Georgia charges no transfer tax and grants a temporary residence permit from USD 150,000 in property value. Portugal's old NHR regime was abolished in 2024.
See the comparisonPortugal stays open to EU citizens without a visa. For them, the comparison comes down mainly to costs and tax.
Moving to GeorgiaComparison
Three typical goals, each with a different answer. The buying costs follow at the end.
Simplified cases, not tax advice. Rules as of 2 November 2026.
A residence permit, for example through property
Register with the municipality for stays over three months
EU retirees need no permit for Portugal, so the move is simpler. The old tax regime for foreign pensions is, however, closed to newcomers.
Temporary residence permit through property
Golden Visa without real estate since October 2023
Portugal still offers visas for people with passive income or remote work. The flat itself does not count.
A residence permit to work in the country
EU citizens work freely, others need a visa
In Portugal, EU citizens keep all their rights under EU law. Georgia is outside the EU.
No transfer tax, registration from GEL 150
IMT for buyers not resident in Portugal, plus stamp duty
Notary, land registry and lawyer come on top in Portugal.
You can compare projects in Georgia side by side.
Compare projectsThe rules
Four Portuguese rules, each with its date, and the Georgian side.
Law 56/2023 of 6 October 2023, part of the Mais Habitação package, removed property purchases as an investment route to the ARI residence permit. Other routes, such as funds or research, remain. Transitional rules protect existing holders.
Since Decree-Law 97/2026 of 20 May 2026, buyers who are not tax resident in Portugal always pay 7.5% IMT on a home. The difference from the normal rate is refunded on request if you become tax resident within two years, or let the home within six months at a capped rent for at least 36 months in the first five years. For buyers resident in Portugal, the rate on a second home rises in bands to 8%, with a flat 6% from about EUR 634,000 and 7.5% from about EUR 1.15 million. Stamp duty of 0.8% comes on top. Every year the municipal property tax IMI is due.
Portugal taxes income from residential leases at a special rate of 25%, with lower rates for leases of five years or more. For residential rents up to the legal cap, 2.5 times the 2026 monthly minimum wage, income from 2026 to the end of 2029 is taxed at 10%. In Georgia, individuals pay 5% of gross residential rent with no deduction of costs.
The non-habitual resident regime, NHR, was abolished from 1 January 2024. Under the transitional rules of Law 82/2023 it now applies only to those already registered and a few late cases. The same law introduced the IFICI incentive. It taxes income from certain research, innovation and highly qualified jobs at 20% for ten years. Pensions are not covered.
Verdict
Portugal offers EU law, Georgia lower buying costs.
you are an EU citizen, want to stay inside the EU and accept higher buying costs and tax on rent. Residence through the flat is no longer available there.
you want low buying costs, pay only 5% on rent, or are a non-EU buyer looking for residence through property.
If you are emigrating, settle the tax consequences at home before you move. Have an independent lawyer check the contract and title.
Frequently asked questions
The Golden Visa, purchase taxes, NHR, rental tax and residence.
Yes. Law 56/2023 of 6 October 2023 removed buying property as a route to the investor residence permit. Other investment routes remain.
Since May 2026, buyers not tax resident in Portugal generally pay 7.5% IMT; resident buyers pay banded rates. Stamp duty of 0.8% comes on top. Notary, land registry and lawyer come on top. In Georgia you pay only registration from GEL 150.
Not for newcomers. It was abolished from 1 January 2024. The new IFICI incentive favours only income from certain jobs and does not cover pensions.
In Portugal 25% on residential rent, less for long leases. Rents up to the legal cap, 2.5 times the 2026 minimum wage, are taxed at 10% until the end of 2029. In Georgia 5% of gross residential rent. Tax at home may apply on top.
In Portugal through a visa, for example for passive income or remote work, but not through a flat. In Georgia through a temporary residence permit, including one based on property worth USD 150,000 or more.
Last reviewed on November 2, 2026. Sources: Portugal: Law 56/2023 of 6 October 2023, Diário da República No. 194/2023 (text on portaldasfinancas.gov.pt), Portugal: Decree-Law 97/2026 of 20 May 2026 (IMT for non-resident buyers, 10% rental rate), Portal das Finanças (portaldasfinancas.gov.pt): IMT Code Art. 17, Stamp Duty Table item 1.1, IRS Code Art. 72, Tax Benefits Statute Art. 58-A (IFICI), Portuguese Tax Authority: NHR leaflet, May 2024; Law 82/2023, Art. 236, Agency for Integration, Migration and Asylum AIMA (aima.gov.pt), Tax Code of Georgia (matsne.gov.ge); Revenue Service of Georgia (rs.ge), National Agency of Public Registry (napr.gov.ge): fees. This guide is not legal or tax advice.
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