Foreign investment into Georgia fell to USD 468.8 million last quarter — and property took a quarter of it

Preliminary statistics office figures put foreign direct investment into Georgia at USD 468.8 million in the second quarter of 2026, down 23.2% on the adjusted figure for the same quarter a year earlier. The fall is attributed mainly to lower reinvested earnings rather than to new money staying away — in other words, companies already operating here sent more profit out and kept less in. That is a different signal from a collapse in fresh commitments, and it is the distinction worth holding on to when the headline percentage is quoted back at you.

By sector, financial and insurance activities took USD 207.6 million, or 44.3% of the total. Real estate activities came second at USD 119.9 million, 25.6%. Manufacturing followed with USD 59.0 million, 12.6%. Those three accounted for 82.4% of everything recorded. For developers and vendors the practical reading is that foreign capital entering Georgian property is not a side effect of a broad industrial boom — it is one of the two channels through which almost all foreign money arrives, which makes it sensitive to the same confidence shifts that move bank flows.

China was the largest single source at USD 219.5 million, 46.8% of the quarter's total. The United Kingdom followed with USD 123.5 million, 26.3%, and the United Arab Emirates with USD 47.7 million, 10.2%. Together the three supplied 83.3%. A quarter that concentrated is not a broad vote of confidence; it is a handful of decisions. It also means the quarter-to-quarter series will stay volatile, because one large transaction completing or slipping across a reporting boundary can move the national figure by tens of millions.

These are preliminary numbers and the statistics office revises them, which is why the year-on-year comparison is drawn against an adjusted prior figure rather than the one first published. The sensible use for an owner or a developer is directional, not predictive: a quarter in which property absorbed a quarter of all inbound capital, against a falling total, says demand for Georgian assets is holding its share while the overall pot shrinks. Anyone pitching a project on a single quarter's FDI print, in either direction, is overstating what the series can carry.