Tbilisi’s Didube to Get $40M, 31-Storey Matiani Mixed-Use Tower — What Buyers Must Know

A high-profile new entrant in real estate Georgia

For buyers watching real estate Georgia, Biograpi Living’s announcement of the Matiani project is a development worth attention. The developer has committed $40 million to a mixed-use, 31-storey tower at #45 Akaki Tsereteli Avenue in Didube, with construction due for completion at the end of 2026. That timeline, scale and central location make Matiani one of the most talked-about projects in Tbilisi this year.

The project combines residential apartments, office floors and commercial premises, plus a suite of on-site amenities. As journalists and analysts covering Tbilisi property markets, we have a few reactions: the proposal is ambitious, it aligns with current urban trends, and it carries normal execution and market risks. Below we unpack what Matiani is, who is behind it, what it means for buyers and investors, and the questions you should be asking before committing capital.

Project snapshot: facts every buyer should have

• Developer: Biograpi Living, a member of the Wissol Group
• Investment size: $40 million
• Address: 45 Akaki Tsereteli Avenue, Didube, Tbilisi
• Height: 31 storeys
• Completion target: end of 2026
• Uses: residential apartments, offices, commercial retail
• Planned amenities: fitness centre, swimming pool, aesthetic centre, padel court, cafes, parking with EV charging
• Key exterior materials: Italian terracotta for parts of the facade, aluminium composite panels for balconies
• Sustainability features: energy-efficient thermal insulation and sound insulation systems

These are the facts from the developer’s public materials. They matter because scale, materials and service offering influence construction cost, maintenance expectations and the likely tenant profile for rental units or office floors.

Design, materials and amenities: where Matiani is trying to position itself

Biograpi Living frames Matiani as a modern, multifunctional block intended to integrate with the renovated Tsereteli Avenue and the broader Didube neighbourhood. The developer highlights both aesthetic and technical choices.

Key design and technical points:

• The facade will include Italian terracotta, singled out for its resistance to temperature variations and ultraviolet radiation.
• Upper-floor balconies will use aluminium composite panels, highlighted for durability and vibration absorption.
• The project is marketed as energy-efficient with modern thermal insulation, which the developer says will lower utility costs for occupants.
• Noise reduction is part of the specification with sound insulation systems intended to create a quieter living environment despite the central location.

On amenity strategy, Matiani follows a mixed-use playbook that aims to attract both residents and commercial tenants by offering lifestyle conveniences on-site:

• Fitness centre and swimming pool
• Padel court — a relatively new and growing recreational trend that can be a draw for certain tenant demographics
• Aesthetic centre and cafes to support day-to-day convenience and leisure
• Parking spaces with electric vehicle charging infrastructure to address a growing demand among EV owners

From a construction-materials perspective, the choice of terracotta and aluminium composite panels signals a developer seeking longer-term exterior durability, which can reduce maintenance cost volatility. That said, premium facade materials can also increase upfront capital expenditure, which can influence pricing for buyers or rents required to reach target returns.

Who is Biograpi Living and why it matters

Biograpi Living entered the market in May 2023 with the Sakeni residential complex, which is under construction. The company is part of the Wissol Group, a larger corporate entity known in Georgia. Matiani is described by the developer as the second multifunctional project and the firm says two additional large-scale projects are planned for the following year.

Why this background matters for buyers and investors:

• A developer with an existing, active project gives observers a nearby benchmark for construction timelines, build quality and handover processes.
• Being part of a larger corporate group can provide stronger financial backing, but does not eliminate delivery risk. Construction delays and budget overruns are common in projects of this scale.
• Biograpi Living’s stated adoption of the “15-minute city” concept and a focus on the newly reconstructed Tsereteli Avenue suggest the project is betting on urban convenience and transport-oriented demand.

Location analysis: Didube and Tsereteli Avenue

Matiani is sited in Didube, an older and central district of Tbilisi. The developer highlights the project’s place on the newly reconstructed Akaki Tsereteli Avenue and says the avenue reconstruction follows “universal urban design standards,” improving public transport accessibility and public space quality.

Location implications:

• Centrality combined with improved transport links usually supports demand for rental housing and office space among professionals and expat tenants.
• Didube has historically had a mix of industrial, residential and commercial uses; high-rise, mixed-use developments will change local supply dynamics and the feel of the neighbourhood.
• Proximity to transit and main arteries can be a double-edged sword: accessibility increases tenant interest but also raises exposure to traffic noise — which the developer intends to counter with sound insulation.

If you are an investor considering rental income, ask for a neighbourhood comparables analysis from the developer or your broker: expected rents, vacancy rates and recent transaction prices within walking distance. The developer’s promise of integration with avenue upgrades is persuasive, but buyers should verify municipal timelines for public works and check how quickly those upgrades translate into higher rents or capital appreciation.

What Matiani means for buyers and investors: opportunities and trade-offs

We see several potential advantages for those tracking property Georgia, particularly within Tbilisi:

• Mixed-use assets can diversify income streams. If retail and office floors operate successfully, they can smooth cash flow when residential segments face seasonality.
• On-site amenities and EV charging are increasingly requested by modern tenants and high-net-worth buyers, which can support pricing power.
• A central location on a reworked avenue is generally favourable for long-term value retention, provided the surrounding public works are executed.

However, there are trade-offs and risks to weigh:

• Construction risk: a 2026 completion target is moderately distant. Delays through supply-chain disruption, labour shortages or permitting changes can push that timeline out.
• Pricing risk: higher-quality facade materials and amenities often translate into premium buyer pricing. If the local market stretches to absorb that premium, the developer can deliver expected margins; if not, buyers may face a tighter resale market.
• Market saturation: Biograpi Living says it will announce two more large projects. A wave of new supply in certain micro-markets can depress yields unless demand grows concurrently.
• Financing and macro risk: currency moves, interest rate changes and broader economic shifts in Georgia or the region affect buyer affordability and investor returns.

Practical guidance for buyers and investors:

• Verify the master construction schedule, milestone penalties and the contract’s remedy clauses.
• Ask for specification-grade documents showing the exact heat and sound insulation standards, materials certifications, and warranties for facade materials.
• Request expected service charges and maintenance budgets once the building is operational.
• Compare nearby supply pipelines to understand whether Matiani will face new competition from other high-rise or mixed-use schemes.

Office and commercial angle: more than apartments

A key point about Matiani is that it is not a pure residential play. The presence of office and commercial space broadens the potential tenant base and investor exit routes.