78,500 Deals and a 16.5% Surge in Batumi: Georgia’s 2025 Property Catch-Up

Georgia’s 2025 real estate update: steady growth, sharp coastal gains

The real estate Georgia market kept moving forward in 2025, with transaction volumes and prices both on the rise. A new TBC Capital report shows the market recorded 78,500 transactions, a 6% year-on-year increase. That headline number hides two clearer trends: the secondary market is carrying the bulk of activity, while Batumi is outpacing Tbilisi on price growth.

This piece pulls the numbers from the TBC Capital report, explains what they mean for buyers and investors, and offers practical guidance for anyone considering a move into Georgian housing in the next 12 months.

Key figures at a glance

• 78,500 total real estate transactions in 2025, up 6% year-on-year (TBC Capital).
• 49,200 transactions on the secondary market, the majority of all deals.
• 29,300 transactions on the primary market, reflecting ongoing activity in new developments.
• Average residential prices in Tbilisi: $1,312 per sq. m, up 4.1% from 2024.
• Average residential prices in Batumi: $1,395 per sq. m, up 16.5% year-on-year.
• TBC Capital forecast: prices to rise by 3.2% in 2026 and market volume to grow by 4.5%.

These are the core facts reported. The rest of this article places them in context and sets out what buyers and investors should think about next.

Why the secondary market dominates and what that means

The report shows the majority of activity is occurring in the secondary market, with 49,200 transactions versus 29,300 on the primary side. That split tells us several things:

• Buyers are finding suitable supply in existing housing stock rather than waiting for new completions.
• The resale market provides quicker settlement times and often more transparent pricing for owner-occupiers and small investors.
• Developers are still active, but new projects are not the single driver of market growth.

From our reporting and conversations with local brokers, several practical implications follow for buyers and investors:

• For owner-occupiers: the secondary market often offers established neighborhoods, clearer utility setups, and immediate habitation. Those buying to live in a property should weigh the convenience of completed units against the modern finishes and warranties that come with new developments.
• For yield investors: older stock can be reconditioned to lift rents and capital value more quickly than waiting for off-plan completions. That can make buy-to-let strategies work faster, provided renovation and tenant demand are correctly evaluated.

Because TBC Capital did not publish a regional breakdown of transactions, we cannot say whether the secondary market share is uniform across cities. Still, the overall dominance of resale deals is a clear signal: liquidity in existing stock is supporting the market’s momentum.

Batumi outgrows Tbilisi: reasons and risks

The most eye-catching stat in the report is Batumi’s price increase of 16.5%, taking the city’s average to $1,395 per sq. m. By contrast, Tbilisi’s average is $1,312 per sq. m, up 4.1%. Batumi’s faster rise matters because it points to a concentrated demand shift rather than an even national expansion.

Why is Batumi accelerating?

• Coastal appeal and tourism demand lift rental occupancy and short-term lettings.
• Recent development activity and investor interest in seaside projects attract buyers seeking holiday rentals or capital appreciation.
• Relative affordability compared with some international beach destinations draws foreign buyers and seasonal occupants.

These dynamics create opportunity and risk. For investors we advise:

• Expect seasonality: Batumi’s rental market is strongly seasonal. Relying on summer occupancy for returns increases cash-flow volatility.
• Watch supply pipelines: strong past growth invites new development. If supply steps up rapidly, price momentum can slow.
• Test exit scenarios: higher capital values are not guaranteed indefinitely. Consider how long you expect to hold the asset and under what market conditions you would sell.

In Tbilisi, the more modest 4.1% rise suggests steady urban demand from owner-occupiers, local investors, and longer-term rental tenants. That profile tends to be less volatile than a tourism-driven market, but Tbilisi’s values are already higher than many other Georgian locations, which compresses upside.

Where buyers and investors should focus their due diligence

We take a hands-on view: successful acquisition in Georgia requires more than reading headline numbers. Here is a checklist based on common issues we see in the field and our reading of the TBC Capital findings.

• Title and ownership checks: verify legal ownership and that the seller can transfer clear title. Use a local lawyer with property experience.
• Developer track record (primary market): for off-plan purchases examine completion history, delivery timelines, and warranty provisions.
• Condition and maintenance (secondary market): older buildings may have deferred maintenance liabilities that affect short-term cash flow and capital costs.
• Currency exposure: contracts, rents, and local costs can be denominated in Georgian Lari or US dollars. Model returns under different exchange-rate scenarios.
• Local tax and regulation: confirm registration costs, property tax rules, and any residency or foreign-ownership restrictions that apply.
• Rental market testing: ask brokers for actual occupancy and rent levels, not just advertised rates.