Updated: October 2026 · Market figures reviewed by the Valore team [confirm reviewer before publishing]

How much does property cost in Batumi?

A finished (“turnkey”) new-build apartment in Batumi cost an average of US$1,960 per m² in June 2026, up 9.8% on a year earlier, according to Galt & Taggart (G&T Batumi 2Q26 overview, via Metropolitan). Newer resale apartments averaged about US$1,497/m².

The trend has been upward. G&T’s turnkey average went from US$1,569/m² in 2023 to US$1,699 in 2024 and US$1,865 in 2025, with a 2026 forecast of a further 4–6% (Investor.ge, April 2026). Past growth says nothing certain about a specific apartment.

Prices by area

The figures below are asking prices from a developer survey, March 2026, by Galt & Taggart, reported by a secondary source: a guide, not a price list.

Source: Galt & Taggart developer survey, March 2026, via Aqar (June 2026). Asking prices in USD, primary market; medium confidence.

Turnkey, white frame or black frame: why the figures differ

Most off-plan apartments in Batumi are sold in “black frame” (a bare shell) or “white frame” (plastered walls and utilities, no final finishes). “Turnkey” means ready to move in. The finish moves the price per m² a lot, so sources disagree: Colliers Georgia, which averages all new-build sales including frame units, put Batumi at about US$1,455/m² in June 2026 (Colliers, via Homesoverseas), roughly US$500 below the G&T turnkey figure. When we compare projects for you, we compare like with like and add the cost of finishing.

Which area of Batumi suits your goal?

For summer lets close to the beach, most buyers look at New Boulevard. For a central address, Old Batumi or the Alley of Heroes. For a quieter holiday home, the coast south towards Gonio.

New Boulevard

The newer seafront district of residential high-rises, and by far the busiest area for sales: more than 6,800 transactions in 2025 (G&T, via Investor.ge). It suits a modern apartment near the beach for summer rentals, but many similar units chase the same guests, so the building, the view and the walk to the sea make the difference.

Old Batumi

The historic centre, with the highest average asking price in the March 2026 survey, about US$3,146/m². It suits buyers who want to be in the heart of town and value location over size: you get fewer square metres for the money, in exchange for a central address.

Alley of Heroes

A central area and Batumi’s second-busiest market after New Boulevard, with around 4,000 transactions in 2025. Average asking prices (about US$2,081/m²) sit between New Boulevard and Old Batumi, so it suits buyers who want to stay central for less than the old town.

Gonio–Kvariati

The coast south of the city towards Gonio, with quieter beach areas and an average asking price of about US$2,075/m². It suits a holiday home for your own use. In 2026 the city began removing unauthorised coastal structures here (35 owners warned, 15 forced demolitions (Georgia Today, May 2026), so permits need extra care.

Inner city

Streets back from the seafront, with the lowest average in the survey, about US$1,787/m². A lower entry price that can work for long-term lets or a tighter budget, with less pull for holiday guests.

Who buys property in Batumi?

Foreign buyers made up 52% of all Batumi sales in 2025 (G&T), and about two in three new-build buyers in the first half of 2026 came from abroad, with Georgian citizens at 33% (G&T developer survey, via Metropolitan). Counts based on all registered deals are lower, such as 47% in April and June 2026.

In Q1 2026, G&T’s survey showed this mix: Georgian 37%, Europe 18%, Ukraine, Russia and Belarus 16%, Israel 10%, Turkey 4% and Arab countries 3%. A wide mix spreads demand, though some groups react quickly to politics.

Can you earn rental income from a Batumi apartment?

Yes, mostly from short-term summer lets, but returns have come down. G&T’s gross rental yield for Batumi was 7.1% in Q1 2026 (GBC), down from 7.4% in 2025, 8.8% in 2024 and around 10% three years earlier. “Gross” means before management, cleaning, utilities, building fees, empty weeks and tax.

Short lets and the season

Demand peaks in July and August: August 2025 was the busiest month at Batumi airport, with 213,636 passengers (1TV). The average daily rate was about US$35.6 in 2025 (G&T) and fell 7.3% year on year in Q1 2026. AirDNA counts about 6,966 active listings, around 65% average occupancy and roughly US$8,300 of annual revenue per listing (October 2026). These platform figures tend to overstate a full year for non-professional hosts, so we don’t base projections on them. Some analysts put real net returns nearer 2–4%.

Long-term lets

A 12-month tenant pays less than summer guests but removes most of the seasonality and work, which can suit an inner-city apartment or an owner who rarely visits. We compare both scenarios for you, and our after-sale and rental management service can furnish and run the rental for you.

What are the risks of investing in Batumi?

The main risks are oversupply, falling yields, seasonality and off-plan delivery. They’re real, and they’re why we propose only a few projects.

• Oversupply. About 12,400 units were unsold in surveyed projects at the end of 2025 (G&T, via Investor.ge); another estimate puts it near 13,000, with only 53–56% of units sold in projects due in 2027–2029.
• Falling yields. More apartments compete for the same guests. G&T’s stress scenarios show gross yields of 5.1% or 3.4% if stock keeps growing.
• Seasonality. Most short-let income arrives between June and September.
• Off-plan delivery. Georgia has no statutory escrow for off-plan buyers: your instalments fund construction, and your protection is the contract (Chambers Real Estate 2026). Projects with weak sales may struggle to finish on time.
• Geopolitics. Israeli demand is exposed to Middle East tensions, and Russian and Belarusian buyers to politics and sanctions, which can affect rentals and resale.
• Coastal enforcement. The demolition of unauthorised structures in Gonio–Kvariati is a reminder to check every permit.

How we reduce them

• Developer first. Completed buildings, delivery record, and how much of the current project is already sold.
• Location you can walk. We favour buildings within walking distance of the sea or the centre, where we expect demand to hold up better in a crowded market.
• Realistic numbers. We estimate rental income on cautious occupancy, net of costs and tax, never on platform best cases.
• Finished or off-plan, your choice. A finished apartment costs more per m² but can earn from the first season and carries no build risk; off-plan spreads payments but needs a stronger developer.
• Contracts checked. Our lawyers check title, permit and payment plan, and ask for written delay penalties.

How do foreigners buy property in Batumi?

Foreigners can buy apartments in Georgia freely, with no residency requirement. Ownership passes when the purchase is registered with the National Agency of Public Registry (NAPR): the official fee is 150 GEL for registration in 4 working days, and there is no transfer tax or stamp duty. If a representative signs for you with a power of attorney issued abroad, the contract must be drawn up by a Georgian notary (a rule in force since 20 October 2023). Our step-by-step guide to buying property in Georgia covers checks, contracts and costs, and our page on buying in Batumi without travelling explains the power of attorney and apostille.

Taxes and residency in brief

Taxes

Individuals renting out a residential apartment can be taxed at 5% of gross rental income (PwC Tax Summaries, September 2026). The fixed-tax regime for short-term rentals ended on 1 January 2026; our accounting team confirms your regime and files for you. Selling a residential apartment held more than two years is exempt from Georgian tax on the gain; within two years, 5% of the gain; assigning an off-plan contract before completion is taxed at 20% (Ministry of Finance Decision 143, May 2026). Annual property tax depends on family income; we check how it applies to you. Your home country may also tax the income: check with your adviser. Details in our guide to property tax in Georgia.

Residency

Since 1 March 2026, owning property in Georgia with a market value above US$150,000, appraised by an accredited valuer, allows you to apply for a short-term residence permit for one year, renewable each year. An off-plan apartment counts only once it is completed and registered in your name, and the Georgian authorities decide each application. Read more about residency through property in Georgia.

Getting to Batumi

Batumi International Airport is about 2 km from the city and passed 1 million passengers in October 2025, up 30% year on year (GBC). Routes include Istanbul (Turkish Airlines, Pegasus) and seasonal flights. From Tbilisi, the Stadler train takes about four hours. If you’d like to see projects in person, we can plan a 3–5 day investment trip to Batumi and Tbilisi.

Batumi or Tbilisi?

Tbilisi is a year-round, mostly local market: new builds averaged about US$1,426/m² in July 2026 (G&T, all finishes, so not directly comparable with Batumi’s turnkey figure), gross yields were 8.5% on long-term lets, and around 90% of buyers are Georgian. Batumi depends more on summer guests and foreign buyers and carries more oversupply risk, but you own by the sea and can use the apartment yourself: a holiday home that earns, versus steady long lets in the capital. Compare in our Tbilisi property guide.