Best Areas in Batumi for Buying an Apartment

The real estate market in Georgia is developing rapidly, and each district in major cities — especially in Tbilisi and Batumi — forms its own set of advantages, risks, and target audiences. Buyers come with different goals: some need a calm and convenient environment for permanent living, others expect stable rental income, and some consider real estate as an investment asset.

According to Sea Inside, most clients define their goal at the first consultation stage, and this is what helps select the right district. A mistake in choosing a location can cost more than the price difference between two projects: profitability in some districts differs twofold, and living conditions differ even more.

Below is an expert review of Georgia’s districts divided into three key purposes:
for living, for rentals, and for investments.

Best Areas in Batumi for Buying an Apartment for Living: Comfort, Infrastructure, Environment

When choosing a district for permanent residence, completely different criteria come to the forefront: safety, ecology, schools, transportation, quietness, access to parks, and medical services. Investment profitability here is secondary.

Best Areas in Batumi for Buying an Apartment: Saburtalo (Tbilisi) for families and professionals

Saburtalo is considered one of the most convenient districts for everyday life. It concentrates universities, schools, medical centers, supermarkets, and sports facilities.

Most new projects are built according to modern standards, which is especially important for buyers of primary real estate. Many complexes offer inner courtyards, underground parking, and gated territories. According to Sea Inside’s experience, clients choosing Saburtalo appreciate the “walking-distance infrastructure” and the availability of various layouts.

The secondary market is well-developed here, but buyers more often choose new buildings due to construction quality and energy efficiency.

Best Areas in Batumi for Buying an Apartment: Krtsanisi (Tbilisi) for those who want to live closer to nature

Krtsanisi is a semi-closed area near the center, surrounded by greenery. The district suits those who want quietness, fresh air, and space. Premium complexes focused on comfortable living rather than rental flows are actively developing here.

The district has much lower building density compared to the center, and the views are among the best in the city. Prices are above average, but buyers see this as payment for the quality of the environment.

Best Areas in Batumi for Buying an Apartment: Black Sea Arena / New Boulevard (Batumi) as a modern living environment by the sea

Although Batumi is often associated with investments and short-term rentals, some areas work perfectly for permanent residence. The New Boulevard and surrounding quarters are one such example.

Wide promenades, bike lanes, the seafront, and modern residential complexes with their own services make the location comfortable for year-round living.

According to Sea Inside, demand for larger apartments (from 50–60 m²) is steadily growing — a sign that the area is interesting not only to investors.

Best Areas in Batumi for Buying an Apartment: Central Tbilisi (Vake, Mtatsminda) for lovers of urban lifestyle

These districts attract those who want to live in a classic city environment: cafes, boutiques, theaters, and offices — all within walking distance.

Drawbacks include high density and high prices. Advantages — the prestige of the district and convenience for those who spend much time in the center. There are few new developments here, while the secondary market includes everything from Stalin-era buildings to modern club-type residences.

Best Areas in Batumi for Buying an Apartment for Rentals: Tourist Flow, Infrastructure, Demand

If the goal is rental income, other parameters become crucial: tourist flow, seasonality, flexible infrastructure, access to transportation, and proximity to key city points (sea, metro, universities).

Best Areas in Batumi for Buying an Apartment: New Boulevard and Batumi Airport Area — leaders in short-term rentals

These districts host most modern aparthotel-type complexes. Investors focused on daily rental income choose them most often.

Reasons include:

• – active tourist flow
• – high concentration of new modern projects
• – proximity to the sea and parks
• – apartments occupied by visitors for most of the year

According to Sea Inside, profitability here is higher than in the Old Town. Complexes with management services and turnkey rental options perform especially well.

Best Areas in Batumi for Buying an Apartment: Old Town and Piazza Area (Batumi) as a cultural center with high occupancy

This area attracts tourists year-round: historical architecture, restaurants, the promenade, and walking routes.

But there is a nuance: the secondary market is stronger here, and new buildings are rare. Investors often choose refurbished buildings or club-type houses.

Demand is stable, and winter occupancy is higher than in residential districts.

Best Areas in Batumi for Buying an Apartment: Saakadze / Saadiashvili and Avlabari (Tbilisi) — rentals for tourists and relocants

These districts attract buyers due to proximity to the center, metro, historical streets, and panoramic views.

Saakadze/Saadiashvili is more modern and convenient, while Avlabari has a stronger tourist flow. Both are suitable for short- and mid-term rentals.

According to Sea Inside, apartments in new buildings near metro stations show the highest occupancy in long-term rentals.

Best Areas in Batumi for Buying an Apartment: Didi Digomi and Gldani (Tbilisi) — budget demand for long-term rentals

These districts are rarely chosen for short-term rentals but are perfect for long-term tenants.

Reasons include:

• – large residential areas
• – schools, kindergartens, supermarkets
• – high population mobility
• – affordable rent prices

For investors, this is a stable but low-yield option: predictability is high, but the average ticket is low.

Best Areas in Batumi for Buying an Apartment for Investments: Price Growth, Demand, Development Dynamics

Investment-oriented districts are those where not only rental income matters but also the growth potential of the asset itself. On the primary market such areas appear where large-scale projects and infrastructure development take place.

Best Areas in Batumi for Buying an Apartment: New Boulevard (Batumi) — the most dynamic investment district

There is a high concentration of new developments, the area is planned for several years ahead, and infrastructure is rapidly improving.

According to Sea Inside, this district shows one of the most stable price-per-m² increases in recent years due to the combination of sea access, tourism, new projects, and large recreation zones.

Best Areas in Batumi for Buying an Apartment: Ortachala (Tbilisi) — a promising riverfront district

Just a few years ago Ortachala was considered a quiet zone, but today modern complexes are being built here, the riverside is being renovated, and proximity to the center makes the area attractive for investors.

Large multifunctional projects are especially appreciated — this is a new trend in Tbilisi creating stable demand.

Best Areas in Batumi for Buying an Apartment: Kobuleti and Gonio (Adjara) — developing seaside locations

These areas are gaining popularity as alternatives to Batumi.

Gonio is an eco-friendly zone with height restrictions, creating limited supply.
Kobuleti is a long, calmer coastal city where new projects are growing and attracting investors.

Buyers enter early-stage projects to benefit from territory development and future price growth.

Best Areas in Batumi for Buying an Apartment: Tbilisi Riviera and Surrounding Areas — long-term investment potential

This district is only being formed, but its development potential is significant. Massive projects, shoreline redevelopment, and a new urban environment create conditions for price growth over the next 5–10 years.

Investors choose it not for quick returns but for long-term strategy.

A Few Words About the Secondary Market in the Best Areas in Batumi for Buying an Apartment

The secondary market in Georgia is diverse: from old buildings to club-type residences in the center.

It appeals to those who want:

• – ready renovation
• – established infrastructure
• – the ability to move in immediately after the deal

But there is a nuance: in actively developing districts, secondary real estate grows in price slower than primary. That’s why Sea Inside usually recommends the primary market for investments and rental strategies, and the secondary market for those who need immediate move-in or unique architecture.

How to Choose a District in the Best Areas in Batumi for Buying an Apartment: Sea Inside’s Recommendations

Buyers often choose a district based on intuition — photos or online reviews. But in practice, the goal determines everything.

For living — look at districts with strong infrastructure: Saburtalo, Krtsanisi, New Boulevard.
For rental income — consider Batumi (New Boulevard, Old Town), Avlabari, Saakadze/Saadiashvili, metro-adjacent areas.
For investments — consider emerging districts: New Boulevard, Ortachala, Gonio, Tbilisi Riviera.

Sea Inside specialists emphasize that the district’s value depends on your goal. Even the most popular district may be ineffective if chosen for the wrong purpose.

Conclusion: Best Areas in Batumi for Buying an Apartment and Your Goals

Georgia has diverse local characteristics. Each district fits different goals, and there is no universal choice.

For living — comfortable, green, and well-developed districts.
For rentals — locations with tourist flow and good mobility.
For investments — dynamic developing territories with long-term potential.

Choosing a district is not intuition but analysis. This is the basis of Sea Inside’s work: helping clients understand market logic and choose a location that works for their goals.

Top 5 Cities in Georgia for Real Estate Investment

Georgia remains one of the most rapidly developing destinations for real estate investment in the region. Demand is growing both from local buyers and international investors, and primary market projects are becoming increasingly modern and high-quality. However, different cities in the country demonstrate different levels of rental yield, price growth dynamics, and long-term potential. Choosing a location in Georgia is not just a matter of personal preference but a strategic decision.

According to Sea Inside, investors most often choose Batumi, Tbilisi, Kobuleti, Gudauri, and Kutaisi. These cities differ in demand types, seasonality, risk levels, potential returns, and capital-growth prospects. Below is an analytical overview based on Sea Inside’s experience and real client cases.

For investors comparing the Top 5 Cities in Georgia for Real Estate Investment, understanding how each city behaves in terms of demand, seasonality, and risk is crucial.

For official information about property registration and ownership verification, investors can additionally refer to the National Agency of Public Registry of Georgia (NAPR) and the official portal of the Government of Georgia (gov.ge).

Why These Are the Top 5 Cities in Georgia for Real Estate Investment

When evaluating the Top 5 Cities in Georgia for Real Estate Investment, it is important to compare not only current rental yields but also long-term capital-growth potential, infrastructure development, and the balance between seasonality and year-round demand.

Batumi: Top 5 Cities in Georgia for Real Estate Investment – Seasonality, High Rental Returns, and the Most Active Market

Batumi remains the “entry point” to the Georgian real estate market for most foreign investors.

The main drivers of Batumi’s market include its resort orientation, year-round tourist flow, high demand for short-term rentals, and continuous development of modern seaside complexes.

Why Batumi Is Profitable for Primary-Market Investors in the Top 5 Cities in Georgia for Real Estate Investment

• A large number of new developments allowing investors to enter early and achieve significant capital growth before completion.
• High demand for short-term rentals during the summer season (June–September), as well as steady demand in the off-season due to casinos, international hotel brands, exhibitions, and conferences.
• According to Sea Inside, the average rental yield is 8–12% annually, and in some beachfront complexes it may reach 14%.

What to Consider When Choosing Batumi Among the Top 5 Cities in Georgia for Real Estate Investment

• Seasonality: rental income drops in winter if the property is not located in a premium area.
• High competition, especially among small studio apartments.
• Strong dependence on location and project: different districts of Batumi show significantly different profitability levels.

Prospects

Batumi continues to expand toward the Botanical Garden and the Gonio–Kvariati area. Sea Inside notes that these zones show the most stable price growth: over 2–3 years from construction start, capital appreciation often reaches 35–50%.

From the perspective of the Top 5 Cities in Georgia for Real Estate Investment, Batumi often becomes the core “resort” component of a diversified portfolio.

Tbilisi: Top 5 Cities in Georgia for Real Estate Investment – Stability, Business Demand, and the Lowest Risk Level

The capital is a market less dependent on seasonality and more focused on long-term rentals.

Tbilisi stands out with high internal migration, a large number of students and business travelers, developed infrastructure, and the highest housing demand in the country.

Why Investors Choose Tbilisi in the Top 5 Cities in Georgia for Real Estate Investment

• Stable year-round demand.
• Rental income is minimally affected by seasonality.
• High liquidity: apartments in Tbilisi are easier to resell without loss.
• Wide selection of reliable developers, which reduces risks.

Returns and Market Features

According to Sea Inside, long-term rental yields in Tbilisi range from 6–9% annually, but capital-growth potential is one of the highest in Georgia. Over the past three years, primary-market prices have increased by an average of 40–60%.

Tbilisi is especially attractive to those planning 5–10-year investments or considering combining investment with personal living.

To better understand tourism and demand trends affecting the Top 5 Cities in Georgia for Real Estate Investment, investors can also review statistics and strategic information provided by the Georgian National Tourism Administration on the website of the Ministry of Economy and Sustainable Development (GNTA).

Risks

• Higher entry price compared to other cities.
• Short-term rental yields are lower than in resort locations.

Kobuleti: Top 5 Cities in Georgia for Real Estate Investment – A Growing Market with a Low Entry Threshold

Kobuleti is an example of a city experiencing active development and attracting investors seeking a balance between price and growth potential.

The primary market here is smaller than in Batumi, but because of that, competition is lower, and many projects show fast price growth at early construction stages.

Why Kobuleti Is Becoming Attractive Within the Top 5 Cities in Georgia for Real Estate Investment

• More affordable price per square meter compared to Batumi.
• Lower competition among rental properties.
• Resort orientation with strong summer demand.
• New infrastructure projects: expanding the promenade, developing bike paths, and reconstructing central streets.

Returns

According to Sea Inside, the average short-term rental yield is 7–11% annually. Compared to Batumi, seasonality is more pronounced, but the growing popularity among family travelers and the calm vacation format make Kobuleti a promising area for primary-market investment.

3–5 Year Prospects

• Rapid growth in primary-market prices as the area develops.
• Expansion of “New Kobuleti” toward Kvareli and Chakvi.
• Decreasing price gap between Kobuleti and Batumi.

Gudauri: Top 5 Cities in Georgia for Real Estate Investment – A Niche Market with High Seasonal Returns

Gudauri is Georgia’s largest ski resort, and its property market is highly specialized.

It targets active tourists, winter-sports enthusiasts, and European travelers. The market is relatively small, but peak-season yields are very high.

What Makes Gudauri Attractive Among the Top 5 Cities in Georgia for Real Estate Investment

• Limited land supply, which automatically increases liquidity.
• Extremely high winter demand, with rental occupancy reaching 90–100%.
• Many primary-market projects operate in an aparthotel format with on-site management.
• Seasonal winter returns may reach 10–15% annually (according to Sea Inside).

What to Consider

• Seasonality is the strongest among all cities: peak is December–March.
• Lower summer income, although demand for trekking tourism is growing.
• Price per square meter is higher than many investors expect due to limited supply.

Long-Term Prospects

The development of new ski trails, improvements to lifts, arrival of international hotel brands, and increasing tourist numbers make Gudauri attractive for investors seeking to diversify portfolios and enter a niche high-yield market.

Kutaisi: Top 5 Cities in Georgia for Real Estate Investment – An Undervalued City with Growing Potential

Kutaisi is the third-largest city in Georgia, often overlooked by investors. However, over the past two years, the situation has changed significantly.

Kutaisi attracts investment thanks to its airport, industrial expansion, university projects, and surrounding tourist destinations.

Why Consider Kutaisi in the Top 5 Cities in Georgia for Real Estate Investment

• Very low entry threshold: primary-market prices are much lower than in Tbilisi and Batumi.
• Low competition among rental properties.
• Growing internal demand, especially among local families.
• International airport expansion and increasing low-cost flights.

Returns

According to Sea Inside, long-term rental yield is 6–8% annually, but the main advantage of Kutaisi is price growth during construction. Many buyers who enter early see capital appreciation of 25–35% within 1.5–2 years.

Prospects

Kutaisi is developing not as a resort but as a logistics and educational hub, making investments here less risky and more strategic.

What About the Secondary Market in the Top 5 Cities in Georgia for Real Estate Investment?

The secondary market in Georgia shows stable demand but generally lags behind the primary market in terms of capital appreciation. Older buildings, outdated layouts, and lower energy efficiency make secondary properties less attractive for investors seeking maximum growth.

However, secondary housing has one major advantage — immediate occupancy. If the goal is to start renting “today,” secondary options still work. Yet, according to Sea Inside, more than 70% of investors prefer primary real estate as a more profitable option within a 2–5-year horizon.

For those who plan to visit the Top 5 Cities in Georgia for Real Estate Investment and inspect properties in person, practical information about visas and border crossing is available on the official Georgian e-visa portal (evisa.gov.ge).

Key Takeaways for the Top 5 Cities in Georgia for Real Estate Investment

Batumi — for those seeking maximum rental returns and willing to work with seasonality.

Tbilisi — the most reliable city with strong long-term capital-growth potential and the lowest risks.

Kobuleti — a growing market with low competition and upside in price appreciation.

Gudauri — a niche location with high seasonal profitability.

Kutaisi — a strategic city with a low entry threshold and fast primary-market growth.

According to Sea Inside, the optimal strategy is combining several cities: for example, Tbilisi for stability plus Batumi or Gudauri for higher rental yields. This approach provides the best balance between risk and profitability.

For many investors, using this analysis of the Top 5 Cities in Georgia for Real Estate Investment becomes the starting point for building a diversified, balanced portfolio in the country.

How to Register Property in Georgia: Step-by-Step Guide

Registration of Real Estate on the Primary Market: How to Register Property in Georgia

Registration of property purchased from a developer has its own specifics.
The property may be in the status of “under construction” or “at the project registration stage.”
This is normal: most transactions on the primary market are done this way.
You do not register the apartment itself, but:
– the purchase agreement (if the building is already completed), or
– the preliminary right of claim or the agreement for purchasing a property under construction.
Ownership is registered automatically when the building receives the exploitation act.
In practice, this means you do not need to register your actual apartment again — the system will update the property record automatically.
According to Sea Inside, most foreign buyers in Georgia purchase on the primary market, so the registration procedure for properties under construction is well-established and highly streamlined.

Documents Required for How to Register Property in Georgia

For residents, non-residents, and foreign citizens, the list of documents is identical. You will need:

Passport

– a foreign passport or a local ID if you are a citizen of Georgia.
– translations are not required; PSH staff use the internal document recognition system.
(Official verification: Public Service Hall)

Agreement with the developer

Usually, this is:
– a purchase agreement,
– a reservation agreement and a main agreement,
– an investment agreement for a property under construction.
Most developers issue the agreement in its final form, in PDF or on official letterhead.

Payment receipt (upon request)

Sometimes PSH asks for proof of payment — more often during fast registration or mortgage-related submissions.

Power of attorney (if a representative is registering on your behalf)

Many buyers register via power of attorney — this is convenient, especially if the buyer is abroad.
Important:
– the power of attorney must be notarized;
– if it was issued outside Georgia, an apostille is required.

Developer’s details and the cadastral code of the property

In most large development companies, all of this is prepared in advance, and staff provide the document package to PSH automatically.
(Official registry link: National Public Registry)

Step-by-Step Registration Process at Public Service Hall: How to Register Property in Georgia

Let’s look at the procedure using the example of purchasing an apartment in a building under construction (primary market).

Step 1. Preparation of Documents for How to Register Property in Georgia

A Sea Inside manager or the developer’s representative prepares:
– the purchase agreement,
– cadastral information,
– the application,
– the buyer’s passport details.
Your task is only to verify the accuracy of the information.

Step 2. Visit to the Public Service Hall for How to Register Property in Georgia

Public Service Hall operates as a “one-stop service.” You need to:
– take an electronic queue ticket,
– approach the operator and submit the documents,
– sign the application — electronically or on paper,
– pay the state fee.
Registration takes from 5 to 15 minutes.
This is one of the fastest real estate registration processes in the world — and this is not an exaggeration.

Step 3. Document Processing When You Register Property in Georgia

After submitting the application, PSH conducts:
– legal verification,
– comparison of agreements,
– checking records in the registry,
– fixing the moment of transfer of rights.
If the property is under construction, your right of claim is recorded, which automatically transforms into ownership after completion of the building.

Step 4. Receiving the Registry Extract During How to Register Property in Georgia

The result is delivered:
– by email,
– to your personal account (if available),
– or as a paper document upon request.
The extract is the main document. It confirms:
– that you are the owner,
– the cadastral number of the property,
– the presence or absence of encumbrances,
– the date of registration.
This extract is internationally recognized and accepted as proof of ownership by courts and banks.

Property Registration Timelines in Georgia: How to Register Property in Georgia Quickly

Registration time and cost depend on the processing speed you choose.
If you submit documents for standard registration, the procedure will take 4 business days, and the state fee will be 50 GEL.
If you need everything processed faster, you may choose fast registration: the 1-business-day option costs 150 GEL.
The fastest option is same-day registration, which takes about 3 hours and costs 200 GEL.

Registration on the Secondary Market: How to Register Property in Georgia When Buying Resale

It is important to understand the difference between the secondary and primary markets.
On the secondary market:
– You register not the agreement, but the actual sale transaction.
– The seller must be present at registration (or their representative).
– Documents confirming the seller’s ownership are also submitted.
– Verification takes slightly more time.

Notary Service Costs During How to Register Property in Georgia

Although in Georgia a notary is not mandatory for property registration, many buyers prefer to complete the transaction through a notary — especially on the secondary market.
Approximate prices:
– Notary certification of the agreement — 80–150 GEL.
– Power of attorney for registration — 40–90 GEL.
– Translation of the agreement, if required — 30–60 GEL.
On the primary market, these expenses are usually absent — developers provide ready-made agreements in English.

Is Remote Registration Possible When Learning How to Register Property in Georgia?

Yes, and this is one of the reasons why Georgian real estate is so popular among foreigners.
There are two options:

Power of attorney for a representative

You issue a power of attorney to a Sea Inside employee or lawyer, and the specialist completes the entire process for you.

Through Mobile-ID or Bank-ID (for residents)

If you have a Georgian bank account and a local SIM card, you can sign the agreement electronically.
On average, 40–50% of transactions are completed remotely — this is normal for Georgia.

Typical Mistakes Buyers Make When Figuring Out How to Register Property in Georgia

Based on the experience of Sea Inside, several common mistakes stand out:

Mistake: Incorrect passport data

Even one incorrect letter is a reason for rejection.

Mistake: The buyer thinks the agreement = ownership

On the primary market, you first register the right of claim, and the final ownership is formed after the building is completed.

Mistake: Late registration

If you delay document submission, this may cause complications with mortgages or resale.

Mistake: Submitting documents without professional support

Sometimes developers provide an incomplete document package — it is better to verify everything in advance.

FAQ About How to Register Property in Georgia

Can I buy an apartment in Georgia without a visa or residence permit?
Yes, there are no restrictions. Foreigners have the same rights as Georgian citizens.

Is passport translation required?
No, documents are accepted without translation.

How long does the entire registration take from the moment you walk in?
From 5 to 30 minutes, depending on the queue.

Where are Public Service Halls located?
In every major city: Tbilisi, Batumi, Kutaisi, Rustavi, Telavi, and others.

If the building is under construction, when do I get ownership?
On the day the developer receives the exploitation act. This is usually 1–3 years after the start of construction.

Conclusion: Understanding How to Register Property in Georgia

Registration of real estate at the Public Service Hall is a simple, fast, and transparent process.
When buying property on the primary market, you register the agreement or the right of claim, and the final ownership is formed automatically after the building is completed.
Timeframes range from 3 hours to 4 days, and the cost ranges from 50 to 200 GEL.
The process can be completed in person or fully remotely via power of attorney.
Based on Sea Inside’s experience, with proper document preparation, registration proceeds without delays and takes only a few minutes.
If you want to complete the procedure with minimal effort and confidence at every step, Sea Inside specialists are ready to help — from choosing the property to receiving the final registry extract.

The Complete Guide to Real Estate Taxes in Georgia

What expenses does an owner and investor incur: a full breakdown with figures and examples
Georgia remains one of the most loyal countries for property owners. There is no tax on the purchase of housing, there is no annual property tax for most individuals, and property registration takes only one day. But at the same time, there are nuances that are important to know in advance in order to correctly assess future expenses.
In this article, we analyze in detail the taxes and additional expenses at all stages — purchase, sale, renting out and ownership. The material is based on legislation and real cases handled by the company Sea Inside.

Taxes and Expenses When Purchasing Real Estate: The Complete Guide to Real Estate Taxes in Georgia

Tax on purchase in the context of The Complete Guide to Real Estate Taxes in Georgia

There is no tax on the purchase of real estate in Georgia. That is, neither citizens nor foreigners pay a duty when acquiring housing — in contrast to many countries in Europe or the CIS.
Example for understanding: In Armenia — 2–4%, in Turkey — 4%, in Spain — 6–10%, in Georgia — 0%. This is one of the key advantages that attracts investors.

Registration of the transaction under The Complete Guide to Real Estate Taxes in Georgia

Expenses apply only to registration: standard registration, which takes four working days, costs 50 GEL. Accelerated registration, carried out in one working day, costs 150 GEL. Urgent registration, carried out on the same day, costs 200 GEL.
Registration is paid by the buyer. Most often foreigners choose the accelerated option — it is still cheap compared to almost any other country.
Official source: National Agency of Public Registry

Notary (if required) within The Complete Guide to Real Estate Taxes in Georgia

Transactions in Georgia can be executed without a notary, which also reduces costs. But a notary is required if the transaction is made by power of attorney, the parties do not speak the same language, the buyer or seller is a minor, a mortgage is arranged through a bank. The average cost of a notary is 200–500 GEL.

Translation of documents in relation to The Complete Guide to Real Estate Taxes in Georgia

Rarely exceeds 30–50 GEL. If a contract (10–15 pages) is translated, the price can be up to 120 GEL.

Legal support for buyers following The Complete Guide to Real Estate Taxes in Georgia

Usually costs 300–800 USD, depending on the complexity of the transaction and the number of documents. If the transaction is simple (an apartment from a developer), legal support usually costs less.
Specialists at Sea Inside note: “For the primary market, legal risks are minimal, but legal support helps to avoid mistakes in payment schedules, delivery dates and warranty obligations.”

Additional expenses charged by the developer in The Complete Guide to Real Estate Taxes in Georgia

Some developers have additional fees: the commission for arranging an installment plan ranges from zero to three percent, the fee for registering a contract (MoU) is 50–200 GEL, the fee for servicing a bank account for international transfers is 20–40 USD. Not all developers practice this, but such expenses should be taken into account.

Taxes and Expenses When Owning Property: The Complete Guide to Real Estate Taxes in Georgia

Annual property tax explained through The Complete Guide to Real Estate Taxes in Georgia

In Georgia it exists, but it does not apply to everyone. Individuals pay this tax if the total annual income of the family received in Georgia exceeds 40,000 GEL. That is: if you are a foreigner and do not work in Georgia the tax equals zero. If your income comes only from rent or business abroad the tax equals zero. If you have opened an individual entrepreneur (IE) in Georgia and receive local income higher than 40,000 GEL the tax will apply.
Rates range from 0.05% to 1% and depend on local municipalities.
Official source: Revenue Service of Georgia
For an apartment worth 100,000 USD (approximately 270,000 GEL), the tax will range from 135 to 2,700 GEL per year, but only if the conditions above are met. Most foreign property owners do not pay this tax at all.

Utilities and building services within The Complete Guide to Real Estate Taxes in Georgia

They are not taxes, but they are regular expenses: electricity costs from 0.22 to 0.28 GEL per kilowatt hour, water costs from 2.0 to 3.0 GEL per cubic meter, gas costs 0.56 GEL per cubic meter. For a studio of 25–35 m², expenses are usually 50–120 GEL per month; for a large apartment — 150–300 GEL.

HOA / management company details in The Complete Guide to Real Estate Taxes in Georgia

In resort complexes, maintenance is more expensive. Average rates: in standard complexes the cost is from one to two USD per square meter per month, in premium complexes by the sea — from two and a half to four USD per square meter, in apart-hotels — from three to six USD per square meter.
Example: an apartment of 40 m² in a complex by the sea, with a rate of three USD per square meter, will cost 120 USD per month.

Taxes When Renting Out Property: The Complete Guide to Real Estate Taxes in Georgia

Long-term rent according to The Complete Guide to Real Estate Taxes in Georgia

If you rent out an apartment and are not registered as an entrepreneur, the tax is 5% of income (for individuals). Example: you rent for 1,000 USD, so you pay 50 USD per month. To reduce the tax, many open a small business IE (individual entrepreneur) with a one-percent turnover tax.

IE: tax of only one percent within The Complete Guide to Real Estate Taxes in Georgia

If you have registered as an individual entrepreneur (IE), the rate is one percent of turnover for income up to 500,000 GEL per year. For investors this is the most advantageous solution.

Short-term rent (Booking, Airbnb) in The Complete Guide to Real Estate Taxes in Georgia

There are specifics here: you become a VAT payer if your turnover is higher than 100,000 GEL per year. An IE with one percent is ideal as long as turnover is lower than 500,000 GEL.
Additional expenses: cleaning — 40–70 GEL per change, property management — 15–25% of income, consumables — 50–150 GEL per month.

Taxes and Expenses When Selling Property: The Complete Guide to Real Estate Taxes in Georgia

Capital gains tax explained via The Complete Guide to Real Estate Taxes in Georgia

If the property has been owned for less than two years, a tax applies: 20% of the difference between the purchase price and the sale price. Example: you bought for 80,000 USD, sold for 100,000 USD. The profit is 20,000 USD and the tax is 4,000 USD. If the property has been owned for more than two years the tax equals zero. This is an important point that investors often use.

Agency commissions within The Complete Guide to Real Estate Taxes in Georgia

They are usually paid by the seller: from one to three percent of the property value.

Notary (if required) within The Complete Guide to Real Estate Taxes in Georgia

When selling, a notary may also be required (200–500 GEL).

Valuation certificate in The Complete Guide to Real Estate Taxes in Georgia

If the state suspects that the price has been understated, it may require a certificate from an independent appraiser — 200–400 GEL.

Additional Expenses Often Overlooked: The Complete Guide to Real Estate Taxes in Georgia

Renovation and improvements under The Complete Guide to Real Estate Taxes in Georgia

In new buildings, most apartments are sold in black frame or white frame condition. Average prices: for white frame, full renovation costs 350–550 USD per square meter. For black frame, renovation costs 500–800 USD per square meter.

Furniture and setup in The Complete Guide to Real Estate Taxes in Georgia

A “ready-to-rent” furniture package for a studio costs from 3,000 to 6,000 USD. For a large apartment — from 7,000 to 15,000 USD.

Management company (rental) in The Complete Guide to Real Estate Taxes in Georgia

The average commission is 15–25% of income.

Bank commissions related to The Complete Guide to Real Estate Taxes in Georgia

If the buyer pays from abroad: an international bank transfer costs 20–40 USD, conversion ranges from zero point five percent to one point five percent.

Total Expenses: Summary of The Complete Guide to Real Estate Taxes in Georgia

When purchasing
0% tax
50–200 GEL for registration
200–500 GEL for notary services (if needed)
Legal support (optional but recommended)

When owning
0% tax for most foreigners
1–6 USD per square meter for maintenance
Utilities

When renting out
5% or 1% tax
Management company 15–25%

When selling
0% tax if the property has been owned for more than two years
20% of profit — if earlier
Agency commission
Notary, if necessary

Conclusion: Final Insights from The Complete Guide to Real Estate Taxes in Georgia

Georgia really remains one of the most convenient countries for real estate investors. It has low tax rates, no tax on purchase, transparent rules and clear procedures. But it is important to take into account additional expenses in advance: notary services, management company fees, renovation, registration of IE, and building maintenance.
According to the company Sea Inside, most mistakes made by buyers are related precisely to underestimating additional expenses. Proper budget planning increases the profitability of the property and helps avoid surprises.
If you need to calculate individual expenses or compare properties by real profitability, specialists at Sea Inside will help you select the most advantageous option and calculate the tax burden for your situation.

Analysis of Rules Related to Land Purchase by Foreigners in Georgia — Exceptions and Legal Workarounds

Purchasing land in Georgia is one of the topics that consistently raises questions among foreign investors. The regulations governing land transactions differ from the rules for buying apartments or residential units, which often leads to misunderstandings. In this article, we will explain what types of land foreigners can buy, what restrictions exist, what exceptions apply, and which legal workarounds actually work in practice. The material is based on current legislation and the experience of Sea Inside, whose specialists handle land transactions in all regions of the country on a daily basis. This overview also highlights the specifics of land purchase by foreigners in Georgia.

Why does the issue of land purchase by foreigners in Georgia even exist?

In 2017–2018, Georgia actively discussed the topic of regulating agricultural land. The country follows the principle that agricultural land is considered a strategic resource, and the state regulates its circulation. For this reason, foreign citizens cannot freely buy such land. However, it is important to understand: The restriction applies only to agricultural land. All other types of land plots are available for foreigners without limitations. These rules directly affect land purchase by foreigners in Georgia.

(Official source on agricultural land regulation:
Law of Georgia on Ownership Rights)

What types of land can foreigners buy in Georgia?

Foreign individuals and companies can freely purchase the following types of land. This is essential to understand for anyone considering land purchase by foreigners in Georgia.

1. Land for residential construction (Non-Agricultural Land)

These are plots within municipal boundaries designated for: individual housing, multi-apartment development, commercial buildings, hotels, townhouses, etc. Fully available to foreigners. The transaction is registered through the House of Justice in the usual manner.

(Official link:
Ministry of Justice of Georgia)
(Registry system:
National Agency of Public Registry (NAPR))

2. Commercial land plots

Land designated for: office buildings, retail and restaurants, auto services, warehouses, production facilities (excluding agriculture). Purchasing is allowed without restrictions.

3. Recreational land

Land designated for: hotels, glamping, camping zones, tourism infrastructure. This land is also considered non-agricultural and can be freely purchased by foreigners.

What land cannot be purchased by foreigners?

Agricultural land (Agricultural Land)

According to the Constitution of Georgia and the Law on Ownership, foreign citizens and companies owned by foreigners are not allowed to own agricultural land plots. This includes land designated as: farmland, pastures, vineyards, orchards, nut plantations, greenhouse areas, hayfields.

(Link to Constitution:
Constitution of Georgia)

Why exactly is agricultural land restricted? Because the state protects a strategic resource and aims to avoid situations where large land arrays are concentrated in foreign hands. This practice exists in many countries.

Exceptions: when foreigners are still allowed to buy agricultural land

Despite the restriction, the law includes a few clear exceptions that allow land acquisition. There are not many of them, but they do work.

1. A foreigner can buy land through a legal entity registered in Georgia

However, the company must not be classified as “foreign”. Meaning: more than 50% of shares must belong to Georgian citizens. If a foreigner owns less than 50%, the company is considered Georgian and can own agricultural land.

2. If the land plot receives a change of designation (from agricultural to non-agricultural)

This is a real, commonly used legal mechanism. For example: An investor wants to build a hotel or cottages, but the land is technically classified as agricultural. In such a case, one can submit a request to the municipality to change the land designation. If the plot is located in a development area — near roads, utilities, or settlements — the chances of approval are high.

(Official site for zoning and municipal planning:
Ministry of Economy and Sustainable Development)

According to Sea Inside, approximately 60–70% of designation-change requests in tourist regions (Adjara, Kakheti, Mtskheta, Gudauri) receive approval.

3. Agricultural land can be obtained through inheritance

If a foreigner inherits agricultural land (for example, from Georgian relatives), this is permitted. However, the land usage remains regulated — the owner cannot expand the holding or purchase additional agricultural plots.

4. Land can be placed into trust-like management structures

This is not a purchase, but a way of benefiting from agricultural land. A foreigner can: invest in an agricultural project, receive profit as a beneficiary, while legal ownership remains with a Georgian citizen or a Georgian company.

Such structures are common in wine regions (Kakheti), where investors finance production but do not own the land directly.

Legal workarounds: what actually works and what does not for land purchase by foreigners in Georgia

Georgia’s legislation is transparent, but it is important to distinguish between legally valid solutions and risky schemes.

(Official government legal archive:
MATSNE – Georgian Legislative Herald)

Legal and working solutions

1. Purchasing land with subsequent change of designation

The most popular and straightforward option. If agricultural land is located within an active development zone, authorities generally support such projects.

How the process works: Land category analysis (Zone Map). Architectural-development reference from the municipality. Preparation of project justification. Submission of designation-change request. After approval — purchase of the plot as non-agricultural land.

Timeline: 1–3 months. Sea Inside frequently handles such cases, especially in Adjara and coastal regions.

2. Registering an LLC with a Georgian majority partner (51/49)

A common option for joint ventures. If an investor works with a Georgian partner, they can create a company that will own the land.

(Link:
Company registration — NAPR)

Advantages: any agricultural land can be purchased, suitable for large-scale projects, ideal for wineries, eco-farms, organic agriculture.

Disadvantage: shared control is required.

3. Long-term land lease

Buying may be prohibited, but leasing is allowed. In Georgia, leases may be granted for 10, 20, 40 or even 49 years.

(Official leasing & state property portal:
National Agency of State Property)

Leasing allows you to: build structures, operate a business, legally use the land.

This is common in mountain regions (Gudauri, Bakuriani).

What does NOT work and is illegal

To avoid pitfalls, you need to know which offers on the market are not supported by the law.

❌ Buying land “through a nominee owner” — If land is registered to a Georgian “on paper”, but the real owner is a foreigner, this is considered a fictitious transaction. Risks include: loss of the land, transaction annulment, inability to prove ownership.

❌ Buying with verbal promises of “we’ll re-register it later” — This occurs when sellers promise to “fix the documents” or “change the designation”. If the process is not completed before the transaction, the foreigner simply won’t be able to register the land.

❌ Purchasing via foreign companies or foreign-registered entities — Such companies are also treated as foreign legal subjects and cannot own agricultural land.

Where do foreigners most often buy land in Georgia?

According to Sea Inside and market analytics, foreign buyers most often choose:

1. Adjara: Batumi, Gonio, Kvariati, Chakvi

Reasons: tourism growth, price increases, opportunities for hotels and villas. Most plots here are already non-agricultural.

2. Tbilisi and surrounding areas

Land for houses and townhouses is popular in: Tbilisi (all districts), Mtskheta, Tserovani, Saguramo, Lilo.

3. Kakheti (excluding agricultural holdings)

Demand for homes with scenic views. If the land is agricultural, investors usually apply for a designation change.

4. Gudauri, Bakuriani, Mestia

Land for guesthouses, hotels and chalets.

What documents does a foreigner need to buy land?

If the land is non-agricultural, the process is simple: Passport. Preliminary contract (optional but recommended). Notarial purchase agreement (with translation). Registration of ownership in the House of Justice (1–3 days).

(Official registration steps:
Real estate registration — NAPR)

State fees: 50–200 GEL depending on processing speed. Sea Inside usually manages the entire process — land status check, registry extract, legal verification, and document submission.

Case studies from Sea Inside

Case 1: Investor from Europe planned to buy land for a mini-hotel near the sea

The plot was agricultural. Zone analysis showed that the area is classified as a recreational development zone. We prepared the documentation and submitted a designation-change request. After six weeks, the status was changed. The investor legally purchased the land as non-agricultural.

Case 2: A family wanted land for a house near Green Cape

The land was non-agricultural but had a height restriction. Our team requested urban-planning parameters and obtained confirmation that the restriction applied only to hotels. The family purchased the land without limitations for residential construction.

Case 3: Investor wanted to open a winery

Purchasing agricultural land directly was not allowed. We proposed an alternative: a joint LLC with a Georgian majority partner (51/49). The company obtained the land and agricultural rights. The investor oversees operations and receives the majority of profits.

Key takeaways

Foreigners can freely purchase any non-agricultural land. Agricultural land is restricted, but exceptions exist. Working solutions include: changing land designation, forming a joint company, long-term leasing, trust-like management participation. Nominee schemes carry high legal risks. Before purchasing, check the land category — this is the first step Sea Inside specialists take. Understanding these steps is crucial for successful land purchase by foreigners in Georgia.

Where is it better to buy an apartment for rent – in Tbilisi or in Batumi? There is no specific answer to the question, but we will give some tips that will help you make the right choice if you decide to make money on renting real estate.

From the point of view of investment attractiveness, both resort real estate and metropolitan real estate have their own advantages. Batumi is a large resort on the Black Sea coast of Georgia, the capital of the Adjara region. It is called the Georgian Las Vegas. The entertainment industry is concentrated here (casinos, restaurants, nightclubs, attractions, etc.). The botanical garden, ancient boxwood forests, nature reserves and other unique natural sites attract millions of tourists to Adjara every year. Batumi has repeatedly won international competitions in the nomination “The best tourist destination”. A large influx of tourists has led to the fact that the construction market began to develop rapidly. It has become profitable to buy and rent apartments in Georgia (in particular, in Batumi). Thanks to the quick payback, you can earn decent money (we wrote more about this here). Demand has also grown for such a relatively new market segment as apartments, which is convenient for foreign investors. Particularly high interest is shown by citizens of Israel, the USA, the Russian Federation, the countries of Central Asia, Europe and the Baltic states.

The capital of Georgia, Tbilisi, is distinguished by the developed infrastructure of a large city. Tbilisi is rich in sights, monuments of architecture and antiquity. Accordingly, many tourists from all over the world come here all year round. As a result, the market is growing, new residential and hotel complexes are being built and accordingly sold.

The main question that every investor faces is what income this or that property will bring? Rental income depends on many factors. The most important of these is location. When buying an apartment in Batumi, pay attention to the distance from the sea. When buying a house in Tbilisi, consider how close it is to the center. The level of income is also affected by the type of property – apartments, apartments or villas.

What to consider:

• If you buy an apartment in Tbilisi, it is better to choose the central and business districts – there is a high demand and developed infrastructure (communications, transport interchanges, availability of shops).
• If Adjara is more attractive, look at the objects on the first coastline or close to it, preferably with a sea view. There is always a demand for them.
• In Tbilisi, as in any major economic center, long-term rentals are in demand. At the resorts – short-term. The first will bring a stable, even income, the second will require more effort, but will also allow you to earn more.
• In the case of resorts, consider seasonality. There are summer, winter and mixed resorts. Batumi is mixed (the Goderdzi ski resort is open in winter).

Summary:
Georgia is a popular tourist destination, real estate here is becoming more expensive every year. You can earn money by renting real estate in Tbilisi and Batumi. To decide where to buy a property, decide how exactly you plan to rent it out – long-term or short-term. In general, apartments in Georgia (for example, in Tbilisi) are purchased by those who want their savings not to lie dead in the bank, but to generate income.

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