Real Estate in Tbilisi

🇬🇪 Tbilisi real estate for sale: neighborhood comparisons, prices, legal requirements

Tbilisi blends a compact, walkable historic core with rapidly developing modern quarters, making it one of the most liquid real estate markets in the South Caucasus. Buying property in Tbilisi attracts private buyers, relocators, and international investors because the city combines accessible infrastructure, affordable prices compared with European capitals, and clear title registration through the National Agency of Public Registry. Whether you are looking for a new build property in Tbilisi, a secondary market property in Tbilisi, or property in Tbilisi with an installment plan, the market delivers options from studio apartments near Rustaveli to family homes in Vake and large commercial units close to the business districts.

🌤️ Geography, climate and transport accessibility in Tbilisi

Tbilisi sits in a river valley along the Mtkvari (Kura) River with a continental climate that gives warm summers and cool winters, supporting year-round occupancy for owners and short-term rentals. The city’s elevation varies from about 380 m near the river to 770 m in Mtatsminda, creating neighborhood microclimates and views that materially affect price-per-square-meter.
Tbilisi has two metro lines (Saburtalo and Didube–Varketili) with major interchange hubs such as Varketili and Liberty Square, and an expanding bus and minibus network that reaches suburbs like Gldani and Lilo. The city is served by Shota Rustaveli Tbilisi International Airport, a 20–30 minute drive from central districts, making travel convenient for international tenants and owners.
Tbilisi’s infrastructure includes major hospitals and medical groups such as Evex Medical Corporation, internationally recognized clinics and private practices, top universities like Ivane Javakhishvili Tbilisi State University, Ilia State University, and Georgian Technical University, and business hubs along Rustaveli Avenue and the emerging business district near Didube. Lifestyle infrastructure includes Vake Park, Mtatsminda Park and Funicular, Lisi Lake, and cultural nodes like Fabrika and the Dry Bridge Market.

💹 Economy and investment potential in Tbilisi

Tbilisi concentrates a large share of Georgia’s economic activity; the country’s nominal GDP is around $20 billion, with Tbilisi accounting for a significant portion through services, finance, and tourism. The capital benefits from steady inward migration with a metropolitan population of roughly 1.1 million, sustaining long-term housing demand.
Tourism is a major driver of short-term rental demand: Georgia routinely attracts between 7–9 million international visitors annually, and Tbilisi remains the primary gateway and overnight destination, supporting Airbnb and serviced-apartment markets with seasonal occupancy spikes.
Foreign direct investment and a growing IT and outsourcing sector have increased demand for higher-spec apartments in districts close to business centers; recent FDI inflows to the country commonly exceed $1 billion per year, and tech, hospitality, and logistics sectors are visible buyers or renters of mid- and upper-market real estate.

💶 Property prices in Tbilisi by type and district

Prices in Tbilisi vary significantly by district, building quality, and whether the property is a new build or a secondary market listing. Typical price ranges per square meter are:

• New build property in Tbilisi: $900–1,800 / m² citywide; central premium projects can reach $2,500–4,000 / m².
• Secondary market property in Tbilisi: $600–1,500 / m² depending on age and finish.
• Budget districts (Gldani, Isani): $400–800 / m².
• Mid-range districts (Saburtalo, Didube, Avlabari): $700–1,200 / m².
• Premium central districts (Vake, Mtatsminda, Vera, Sololaki): $1,200–3,500 / m².

Market dynamics show steady demand for 1–2 bedroom apartments from young professionals and expatriates, and rising interest in luxury conversions and boutique developments in Sololaki and Vera. Rental yields for long-term rentals generally fall in the range of 4–6% gross, while short-term tourist rentals can push gross yields to 6–9% in well-located units.

🎯 Best districts in Tbilisi to buy property by use case

Vake, Saburtalo and Mtatsminda are among the most sought-after districts for different buyer needs. Vake is favored by families and diplomats for schools and parks; Saburtalo is strong with students and professionals; Mtatsminda and Vera appeal to buyers seeking central location and premium finishes.
Central neighborhoods like Sololaki, Old Tbilisi, and Rustaveli are prime for short-term rental investment and boutique hospitality conversions thanks to tourist footfall and cultural landmarks such as Narikala Fortress and Freedom Square. Suburban districts such as Gldani and Lilo provide lower entry prices and are suitable for value-adding renovations or bulk purchases.
Key districts and nodes to evaluate include:

• Vake (park access, international schools)
• Saburtalo (metro access, university proximity)
• Mtatsminda / Vera (premium apartments, views)
• Old Tbilisi / Sololaki (tourism-led rentals)
• Didube / Avlabari (logistics and transport hubs)

🏗️ Major developers and prominent projects in Tbilisi

The Tbilisi market features both local developers and municipal initiatives that shape supply. Developers active in Tbilisi include names such as Alliance Group and Orbi Group, and the municipal Tbilisi Development Fund runs public regeneration projects that influence nearby values.
Notable existing and ongoing project types are mixed-use towers and boutique conversions near Rustaveli, purpose-built residential blocks in Saburtalo, and larger suburban schemes on the city’s periphery that target mass-market buyers and first-time owners.
Developers commonly offer turnkey finishes, on-site management, and payment flexibility—factors that streamline purchases for foreign buyers and investors evaluating new build property in Tbilisi versus the secondary market.

🏦 Mortgages and installment plans for property in Tbilisi

Major Georgian banks such as TBC Bank and Bank of Georgia provide mortgage programs to non-residents, subject to income verification and credit assessment. Typical mortgage parameters for foreigners are: down payments of 20–30%, interest rates commonly in the 8–12% band (variable by currency and term), and loan terms up to 20–25 years.
Developers frequently provide buyer-friendly financing: many projects include interest-free installment plans for 12–36 months, and staged payment schedules that reduce immediate capital needs. Installment plans are especially common for new builds and off-plan purchases.
Points to check when financing a purchase:

• Whether the mortgage is offered in GEL or USD and associated currency risk.
• Maximum loan-to-value for foreign buyers, often 70–80% of purchase price.
• Availability of escrow accounts and bank appraisal requirements.

📝 How to buy property in Tbilisi — the purchase process

Begin by shortlisting properties and conducting a technical and legal due diligence, including title checks at the National Agency of Public Registry and confirmation of building permits. A reservation or pre-sale agreement with a modest deposit (commonly 1–5%) is standard for both new builds and secondary listings.
Next steps typically include signing a sale-purchase agreement (often notarized), arranging financing or developer installment plan, and completing payment via bank transfer. Final ownership is recorded with the Public Registry; buyers receive an extract of title confirming ownership and encumbrances.
Typical purchase steps at a glance:

• Property selection and viewing
• Reservation agreement and deposit
• Legal and technical due diligence (title, encumbrances, permits)
• Notarized sale-purchase agreement and payment
• Registration at the National Agency of Public Registry

🔒 Legal aspects, residence permits and citizenship through property in Tbilisi

Foreigners may buy urban real estate and most land types in Georgia; however, purchase of agricultural land by non-residents is restricted unless acquired through a Georgian-registered company. All transactions are registered centrally at the National Agency of Public Registry for clear title transfer.
Acquiring property in Tbilisi can support immigration goals: Georgia offers temporary residence options for foreign nationals making qualifying real estate investments, with commonly cited thresholds starting at $300,000, although regulations and thresholds can change and should be verified with immigration counsel. Citizenship by real estate investment in Tbilisi is not a routine, guaranteed pathway; naturalization generally requires longer residency and compliance with legal conditions, and any exceptional citizenship programs are subject to government approval.
Buyers should confirm tax and fee obligations: annual municipal property taxes vary but are typically modest (often under 1% of assessed value in many municipalities), and developers’ sales can include VAT implications—clarify VAT status with seller and notary.

📈 Buy property in Tbilisi — investor scenarios and recommended property types

Tbilisi fits multiple buyer scenarios with clear property archetypes: short-term rental investors should focus on Old Tbilisi/Sololaki/Rustaveli for tourist demand and higher seasonal rates; long-term buy-to-let investors often target Saburtalo and Vake for stable tenancy from students, professionals, and diplomats.
Relocators and families will prioritize proximity to international schools (e.g., QSI Tbilisi, International School of Tbilisi) and parks in Vake and Mtatsminda, while remote workers commonly seek high-spec apartments with reliable broadband in Vera and Saburtalo. Premium buyers look for penthouses and historic renovations in Sololaki and Mtatsminda, where uniqueness and location command premiums and capital appreciation.
Examples of investor objectives and suitable property types:

• Living/relocation: 2–4 bedroom apartments in Vake, Mtatsminda
• Long-term rental income: 1–2 bedroom apartments in Saburtalo, Avlabari with yields 4–6%
• Short-term rental and tourism: boutique flats in Old Tbilisi with seasonal gross yields 6–9%
• Long-term capital growth: central historic renovations and luxury new builds in Vera/Sololaki

Tbilisi’s advantages are tangible: transparent central registration, competitive price-per-square-meter compared with Western and regional capitals, and flexible developer financing that lowers entry barriers. If you are assessing whether to buy property in Tbilisi for residence, rental income, diversification, or future family relocation, start with a clear brief on your yield expectations, preferred districts—Vake for families, Saburtalo for affordability, Vera and Sololaki for premium—and financing needs, and then move quickly on due diligence and title checks to secure the best inventory.