Romania has been an EU member since 2007 and in Schengen since 2025. Georgia is a candidate, and negotiations are frozen until the end of 2028.
From 1.3.2026 a non-agricultural property with a market value of $150,000 or more grants a temporary residence permit in Georgia. Romania has no such route.
Under the 2018 constitution, agricultural land is reserved for Georgian citizens. Foreigners buy apartments and houses freely.
An individual letting a residential apartment in Georgia pays 5% of the rent. In Romania, 10% after a 20% deduction, about 8%.
In Romania Israelis stay 90 days in every 180 without a visa. In Georgia up to a year, with compulsory health insurance from 2026.
Romania or Georgia: the short answer
The key difference is the framework: Romania has been an EU member since 2007 and in Schengen since 2025, while Georgia is an EU candidate but its government has frozen negotiations until the end of 2028. In Georgia foreigners buy apartments and houses almost without restriction, registration is fast, and a property worth $150,000 or more grants a residence permit. In Romania a property does not grant residence, but there is bank financing, the protections of EU law and access to Schengen. Anyone looking for a cheap, flexible entry will lean towards Georgia. Anyone looking for a long-term home inside the EU, towards Romania.
I write this comparison as someone who builds in Romania, so I have taken care to give Georgia its due. It has real advantages, and that is what makes the decision interesting.
Who can buy what
In Georgia, under the constitution that came into force in December 2018, agricultural land is reserved for Georgian citizens, except by inheritance. Foreigners can buy apartments, houses and commercial property and register them in their own name.
In Romania, foreigners can buy an apartment or a villa and register them in their own name. The restriction concerns land: someone who is not an EU citizen does not register land directly in their name, and for a villa a Superficie right is usually used. We explained this in our article on the land under the villa.
In other words, in both countries an apartment is simple to buy, and in both the land is where you need a lawyer.
Comparison: Romania versus Georgia in 2026
| Topic | Romania | Georgia |
|---|---|---|
| European Union | Member since 2007 | Candidate since December 2023, negotiations frozen until end of 2028 |
| Entry for Israelis | 90 days in every 180 days (Schengen) | Up to a year without a visa, with compulsory health insurance from 2026 |
| Purchase by foreigners | Apartment and house yes; land, for EU citizens | Everything except agricultural land |
| Residence through property | None | Temporary permit from a property worth $150,000 or more (from 1.3.2026) |
| Tax on residential rent, individual | 10% after a 20% deduction, about 8% of rent | 5% of rent, without deductions |
| Tax on sale, individual | 3% or 1% of the transaction value | 5% of the gain, with exemptions under conditions |
| Currency | Leu, property deals mostly in euros | Lari, property deals mostly in dollars |
Sources: PwC Tax Summaries, Georgia, PwC, Romania, EIG law firm and the US Embassy in Georgia.
Residence through property: Georgia's clear advantage
Here Georgia clearly wins. Since 2019 a non-agricultural property above a certain appraised value has granted a temporary residence permit, renewed every year and also covering the spouse and children. From 1 March 2026 the threshold rose from $100,000 to $150,000, based on market value set by a certified appraiser, not on the purchase price.
Romania has no such route. A "golden visa" bill was withdrawn in December 2025, so the home gives you an address, not a status. The details are in our article on residence permits in Romania.
But note: a residence permit in Georgia opens Georgia. A home in Romania is inside the Schengen area, and anyone with a European passport lives there without any permit. For many Israelis with Romanian roots, that is the deciding difference.
The legal and political framework
Romania is subject to EU law. Land registration with ANCPI, a notary who must check the transaction, and the Nordis law (Law 207/2025), which protects buyers of off-plan apartments, all operate within a system with a European court above it.
The decision is not where it is cheaper, but which system you want your home to live in twenty years from now.
In Georgia registration is fast and simple, which is a real advantage. On the other hand, after the October 2024 elections the government announced on 28 November 2024 that it was freezing negotiations with the EU until the end of 2028, which led to widespread protests. And in the north of the country, Abkhazia and South Ossetia have been under Russian control since the 2008 war.
Romania is not immune either: it borders Ukraine, and in 2026 it is going through a political crisis. We wrote about both topics separately, on security and on the political crisis. The question is not where there is no risk, but which risk you prefer.
Financing: where you can buy with a mortgage
In Romania banks also finance non-residents, under the central bank's rules. In practice, Israelis with income from Israel usually receive 50%-70% financing. Some projects have a bank's in-principle approval for the whole project.
In Georgia we found no official source defining financing terms for foreigners, so we will not give figures here. If you plan to buy there with a mortgage, ask the bank for terms in writing before committing to a property.
Daily life: what you actually feel
- Flight. Tbilisi is slightly closer to Tel Aviv as the crow flies, about 1,400 km against about 1,600 to Bucharest. In both cases it is a short flight.
- Entry. In Georgia Israelis can stay up to a year without a visa. From 1 January 2026, health insurance with cover of at least 30,000 lari is required.
- Access to Europe. From Bucharest you fly to anywhere in the Schengen area without border checks.
- Currency. In Romania, as an EU member, adopting the euro is a long-term commitment. In Georgia the lari is an independent currency.
Who each one suits
Georgia suits people who want a residence permit through property, are looking for a quick purchase on a lower budget, and are comfortable with a country outside the EU.
Romania suits people looking for a long-term home inside the EU, who need bank financing, hold or are entitled to a Romanian passport, and want a European legal framework. And also families looking for international schools and an airport with routes all over Europe.
And anyone looking only for "the cheapest" should stop for a moment: the cheapest is not always the best fit for the years ahead.
Frequently asked questions
Can an Israeli buy an apartment in Georgia?
Yes. Foreigners can buy apartments, houses and commercial property in Georgia and register them in their own name. The main restriction is agricultural land, which under the 2018 constitution is reserved for Georgian citizens, except by inheritance.
Does buying property in Georgia give you residence?
It can give you a temporary residence permit. From 1 March 2026 the threshold is a non-agricultural property with a market value of at least $150,000, according to a certified appraiser. The permit is renewed every year. In Romania, by contrast, buying property does not grant residence.
Is Georgia a member of the European Union?
No. Georgia received candidate status in December 2023, but in November 2024 its government announced a freeze on negotiations until the end of 2028. Romania has been an EU member since 2007 and in Schengen since 1 January 2025.
How long can an Israeli stay in Georgia without a visa?
Up to a year. From 1 January 2026, health and accident insurance with cover of at least 30,000 lari for the whole stay is required on entry. In Romania, as in the rest of Schengen, a visa-free stay is limited to 90 days in every 180 days.
Where is tax on rent lower?
In Georgia an individual letting a residential apartment pays 5% of the rent, without deductions. In Romania an individual pays 10% after a 20% deduction, about 8% of the rent. In both cases there is also an Israeli tax layer, which needs checking with a tax adviser.
The bottom line
Georgia offers easy entry, fast registration and residence through property. Romania offers the European Union: Schengen, bank financing and EU law. The decision is not where it is cheaper, but which system you want your home to live in twenty years from now.
If you are weighing the two, book a 30-minute call with me. I will present the Romanian side fairly, and I will also tell you when Georgia suits you better. Before the call, it is worth reading our guide to buying property in Romania as a foreigner.
Moti Azulay, Compass Group Romania
Sources and data: PwC Tax Summaries, Georgia · PwC Tax Summaries, Romania · EIG, Georgia's residence threshold from 1.3.2026 · US Embassy in Georgia, compulsory insurance from 2026 · JAMnews, the agricultural land restriction · Al Jazeera, the freeze on EU negotiations · Matsne, Georgia's legislation database · ANCPI · Romanian legislation portal · European Union, Schengen
This article is for general information only and is not legal, tax or financial advice. The rules in Georgia and Romania change; the data is correct as of October 2026. Before buying in either country, consult a local lawyer and a cross-border tax adviser.
Now you know more.
This article is general information, not legal, tax or financial advice. Consult local professionals before any transaction.
