Top 10 Neighborhoods in Tbilisi for Expats

Tbilisi is a city that combines Eastern character, a European rhythm of life, and a rapidly developing real estate market. This is why the
capital of Georgia remains one of the most popular destinations among foreign property buyers. Most clients are interested not only in prices and layouts but also in questions of safety, infrastructure, transportation accessibility, and proximity to the historical center.

Sea Inside, a company that accompanies primary real estate transactions in Tbilisi on a daily basis, has collected key information in this guide about the most comfortable neighborhoods in the capital. The material is based on real buyer inquiries, sales statistics, and the experience of specialists who work with the southern part of the city, new districts, and premium complexes.

How to Choose a Neighborhood in Tbilisi for Expats: Key Criteria for Foreigners

Foreign buyers usually look at four factors:

• Safety and a calm living environment.
  Tbilisi is generally a safe city, but the level of comfort may differ depending on the neighborhood.
• Proximity to cultural and business centers.
  Many foreigners want to live close to the Old Town, theaters, museums, and business clusters.
• Transportation and infrastructure.
  Metro, buses, supermarkets, schools, and medical centers are key elements in decision-making.
• Quality of new developments.
  The primary real estate market is actively growing, and differences in construction quality are noticeable.

The secondary market also offers good options, but most foreign buyers prefer new developments — they offer clearer legal processes and easier property management. According to Sea Inside, around 70% of transactions among foreign clients in 2024–2025 were for new complexes.

Best Neighborhoods in Tbilisi for Expats

Below is a detailed overview of the areas where foreign buyers and expats most often purchase property.

Top 10 Neighborhoods in Tbilisi for Expats: Saburtalo — modern infrastructure and many new developments

Suitable for: families, investors, young professionals
Average price of new developments: $1,400–$2,000 per m² (depending on the street and developer)

Saburtalo is one of the most developed districts of the city. It is often chosen by those who want to live in a modern area with convenient infrastructure: supermarkets, shopping centers, medical facilities, sports clubs, schools, and universities are located on almost every street.

Advantages:

• many high-quality new developments (Archi, Domus, m², Krtsanisi Resort, etc.);
• access to metro stations (Saakadze, Polytechnic, Vazha-Pshavela);
• a safe and peaceful neighborhood;
• several major universities nearby.

What to know:
Saburtalo is a large district, and traffic congestion can vary from one area to another. For example, movement on Pekini Street is more active than near the Municipality Park.

Sea Inside’s experience:
many investors purchase apartments here for long-term rental — demand is consistently high.

Top 10 Neighborhoods in Tbilisi for Expats: Vake — a prestigious area near parks

Suitable for: families, those who prefer peaceful and green surroundings
Average price of new developments: $1,800–$2,800 per m²

Vake is traditionally considered one of the most comfortable districts for permanent living. It features Vake Park, Mtatsminda Park, major restaurants, prestigious private schools, and several embassies.

Advantages:

• a high level of safety;
• eco-friendly surroundings with large green areas;
• developed social infrastructure.

Cultural landmarks nearby:
Ilia University,
Center of Contemporary Art “Factory 1900” (within walking distance),
Vake Park.

District features:
traffic can be intense during rush hours, and real estate prices are above the city average.

Sea Inside’s recommendation:
Vake is often chosen by families with children — the area is ideal for long-term living.

Top 10 Neighborhoods in Tbilisi for Expats: Sololaki — the historical heart of Tbilisi

Suitable for: architecture lovers, creative professionals, those who want to live “in the heart of the city”
Average price: from $1,700 per m² (mainly secondary market)

Sololaki is one of the oldest and most atmospheric neighborhoods. It features narrow streets, historic buildings from the 19th–20th centuries, cafés, wine bars, and proximity to all major tourist sites.

Advantages:

• walking distance to all key attractions: Abanotubani Bathhouse, Narikala Fortress, Rustaveli Avenue;
• high tourist potential (short-term rentals);
• unique architecture.

What to know:
there are almost no new developments here — the area is dominated by secondary housing;
parking and traffic may be challenging;
maintenance costs of old buildings are higher.

Sea Inside’s experience:
foreigners rarely buy here for personal living, but the area is popular for short-term rental investments.

Top 10 Neighborhoods in Tbilisi for Expats: Mtatsminda — an elite district with panoramic city views

Suitable for: those who appreciate peace, views, and walking access to the center
Average price: $2,000–$3,500 per m²

Mtatsminda is a district on the hill above the Old Town. It is dominated by prestigious houses, low-rise buildings, and deep silence despite its proximity to the center.

Advantages:

• the best panoramic views of the city;
• a high level of peace and safety;
• close to Rustaveli Avenue and the Opera House.

Disadvantages:
fewer new developments;
steep and narrow streets (not always convenient for elderly residents).

Top 10 Neighborhoods in Tbilisi for Expats: Isani — affordable prices and rapid development

Suitable for: investors, young buyers, those seeking moderate budgets
Average price: $900–$1,400 per m²

Isani has been developing rapidly in recent years. Many new residential complexes are being built, offering comfortable layouts and improved infrastructure.

Advantages:

• affordable housing;
• a large selection of new developments;
• Isani metro station and proximity to the Old Town (5–10 minutes).

Infrastructure:
East Point — one of the largest malls;
schools and clinics;
large supermarkets.

Sea Inside’s data:
Isani is often chosen by investors due to its favorable price-to-growth ratio.

Top 10 Neighborhoods in Tbilisi for Expats: Ortachala — an area undergoing transformation

Suitable for: young buyers and investors looking for future growth
Average price: $1,000–$1,500 per m²

Ortachala is located between the city center and the Kura Gorge. Previously considered less attractive, the area is now gradually changing thanks to new residential projects and the construction of Riverside Park.

Advantages:

• proximity to the center (Sololaki, Avlabari, Metekhi);
• a growing primary real estate market;
• a riverside promenade and new recreation areas.

Sea Inside’s advice:
Ortachala is suitable for those looking for affordable options near the historical center.

Top 10 Neighborhoods in Tbilisi for Expats: Avlabari — tourist potential and good transport connections

Suitable for: investors and those planning rental income
Average price: $1,300–$2,000 per m²

Avlabari is located across the river from the Old Town. It is home to the Presidential Palace, metro station, restaurants, and major hotels.

Advantages:

• high rental demand among tourists;
• walking distance to major attractions;
• many new developments in recent years.

Disadvantages:
tourist noise during peak season;
traffic congestion near Metekhi Bridge.

Top 10 Neighborhoods in Tbilisi for Expats: Digomi — new neighborhoods with wide streets and large spaces

Suitable for: families and those seeking a spacious living environment
Average price: $1,000–$1,600 per m²

Digomi represents the “new Tbilisi,” where neighborhoods are built to modern planning standards. Streets are wider, and houses have more surrounding space.

Advantages:

• new schools, medical centers, sports facilities;
• many parks and green areas;
• convenient access to Mtskheta.

District features:
the area is farther from the center (20–30 minutes);
but the level of comfort is one of the best.

Comparative Analysis of Neighborhoods in Tbilisi for Expats

If we compare the neighborhoods, the picture looks as follows. Saburtalo offers a high level of safety, moderate prices for primary real estate, and proximity to the center. With many new developments, it is especially convenient for families and investors. Vake is also safe and comfortable, but the cost of housing is higher and the number of new projects is limited; it is often chosen by families who value a calm environment. Sololaki is located very close to the city center and is popular for tourist rentals, but it has few new developments and is mostly represented by the secondary market. Mtatsminda is a prestigious district with a high level of safety and excellent proximity to the center, but with a limited number of new developments; it is chosen by those who value premium comfort. Isani attracts investors with affordable prices for new developments and a large number of ongoing projects, while also being close to the center. Ortachala offers moderate prices, an average level of safety, and proximity to the historical part of the city; it appeals to buyers looking for long-term growth. Avlabari combines moderate prices, good proximity to the center, and high rental demand, making it attractive for investors. Finally, Digomi is a safe district with numerous new developments, large green areas, and developed infrastructure, although it is farther from the center; it is often chosen by families who prioritize comfort and a peaceful living environment.

Primary or Secondary Real Estate in Neighborhoods in Tbilisi for Expats: What Do Foreigners Choose?

Although the secondary market in Tbilisi is diverse, most foreign buyers choose primary real estate. The reasons:

• transparent legal procedures;
• modern layouts;
• energy-efficient technologies;
• frequent discounts, installment plans, and flexible terms from developers.

The secondary market remains relevant for:

• purchases in the historical center,
• short-term rentals,
• those who need a fully developed building environment.

Conclusion: Which Neighborhood in Tbilisi for Expats Is the Best?

There is no single answer — everything depends on the buyer’s goals:

• for living — Vake, Digomi, Saburtalo;
• for investment — Isani, Avlabari, Saburtalo;
• for tourism projects — Sololaki, Avlabari;
• for families with children — Vake, Saburtalo, Digomi.

Sea Inside specialists help foreign clients find the right apartment every day, taking into account budget, goals, and lifestyle. The company’s experience shows that choosing the right neighborhood is half the success of buying property in Tbilisi.