Updated: October 2026 · Reviewed by the Valore legal team [confirm before publishing]

How much does property in Tbilisi cost?

New-build apartments in Tbilisi sold for an average of US$1,426/m² in July 2026, up 0.7% on the month, according to Galt & Taggart, reported by GBC. Newer resale apartments (buildings permitted from 2013) averaged US$1,372/m². At those averages, a 50 m² new apartment costs roughly $71,000: an illustration, not a quote.

Other sources measure differently. Colliers put the average Tbilisi price at US$1,314/m², up 13.5% year on year (June 2026), using a weighted selling price. Geostat publishes district averages in lari. Compare like with like.

The biggest variable inside a building is the frame, meaning the state in which the apartment is delivered:

• Black frame: shell only. Lowest price, most work after delivery.
• White frame: plaster, screed and basic systems; you choose the finishes. The most common off-plan format.
• Green frame: close to move-in. Definitions vary by developer.
• Turnkey: fully finished, ready to live in or let.

Tbilisi property prices by district

Mtatsminda and Vake are the most expensive districts for new apartments; Samgori, Gldani and Isani are the most affordable. The table shows Geostat’s average price of new apartments in the first quarter of 2026, in Georgian lari per square metre.

Source: Geostat, Q1 2026, via 1TV (published April 2026). Prices in GEL; for a dollar figure, use the current National Bank of Georgia rate.

Didi Digomi is not a separate Geostat district: it sits inside Saburtalo. Asking prices there for projects under construction start around $900–1,000/m², according to myhome.ge (asking prices, June 2026). That is why Saburtalo’s district average sits well below Vake’s even though central Saburtalo is in high demand.

PHOTO[PHOTO — new residential buildings in Saburtalo, Vake in the background]

Where to buy property in Tbilisi as an investor

The right area depends on what you want the apartment to do. Central districts cost more and tend to hold value; outer districts cost less per square metre and usually rent for a higher yield. In 2025, Didi Digomi, Saburtalo and Samgori together accounted for 61% of supply and demand (Colliers, via Georgia Today).

Vake

The upscale district around Vake Park and Turtle Lake, with cafés, schools and a long-standing expat presence. No metro, so traffic matters. Prices are the second highest in the city and yields lower: buyers come for quality and long-term value.

Saburtalo, including Didi Digomi

A large family district with its own metro line, universities and Lisi Lake nearby. Supply is dense, so the building and its exact position count. Didi Digomi, at its northern edge, is the newest and fastest-growing area of apartment blocks: lower entry prices and the highest yields in the city, but no metro.

Mtatsminda, Sololaki and Vera

The historic centre around Rustaveli Avenue, with the most expensive square metres in Tbilisi. Most stock is old and new projects are rare; visitor demand suits short lets, but the entry ticket is high. Vera is a small heritage neighbourhood between Vake and the centre.

Krtsanisi

The greenest district, near the Botanical Garden and several embassies, with low-rise gated complexes, often with pools and gyms. No metro. It suits buyers looking for space and quiet.

Isani and Samgori

Residential districts on the east bank, on the metro, with everyday services and active development. Prices are among the lowest in the city, and Isani’s yields were among the higher ones in 2025.

Didube and Chugureti

Didube is a bus and rail hub with Soviet-era blocks and new high-rises. Chugureti, around Marjanishvili, is central and lively, with mid-to-high prices.

Can you earn rental income in Tbilisi?

Yes: Tbilisi is mainly a long-term rental market with demand all year round. In July 2026, the average rent for a 50–60 m² apartment was US$10.1/m² per month, about $500–600 a month, and the citywide gross rental yield was 8.5% (G&T via GBC). Gross means before tax, management, furniture, maintenance and empty months, so your net return will be lower.

Yields vary by district. Data for 2025 compiled by Investor.ge showed Didi Digomi at up to about 10.2%, Isani at 7.1–8.8%, Nadzaladevi at 6.2–8.8% and Gldani at 6.4–8.4%, while Saburtalo and Vake were mostly at 5–7%. The pattern is typical: cheaper districts pay a higher yield, central ones a lower yield with more potential for long-term appreciation.

On tax, individuals renting out residential property in Georgia can be taxed at 5% of gross rental income, under conditions (PwC). Our accounting and tax team registers the rental and files your returns, and confirms which regime applies to you. For furnishing, finding tenants and day-to-day management, see our after-sale and property management service.

Who buys property in Tbilisi?

Mostly Georgians: about 90% of buyers are Georgian citizens (Colliers via CBW, Q1 2026), and foreigners make up around 10–11% of the market. In new builds the foreign share is higher: G&T’s June 2026 count of primary-market demand showed Georgians at 75%, buyers from Israel at about 10%, Russia about 4% and other foreigners about 11%.

For you, that means resale and rental demand do not depend on one foreign market. Sales reached US$2.5bn in January–July 2026, up 27.3% on a year earlier (G&T).

Infrastructure: metro, airport and schools

Tbilisi has two metro lines with 23 stations: the Akhmeteli–Varketili line and the Saburtalo line (Wikipedia, 2025). Being near a station is a real advantage when you let to students and young professionals; Vake, Krtsanisi and Didi Digomi are not on the metro.

Tbilisi International Airport is about 17 km from the centre and handled more than 5 million passengers in 2025 for the first time (GBC). An expansion to 10 million passengers a year, worth over $150m, is planned for 2026–2028 (Xinhua via The Star, July 2026).

International schools such as QSI, the British International School of Tbilisi and the European School in Saburtalo also support family rentals nearby.

PHOTO[PHOTO — apartment blocks under construction, Didi Digomi]

What are the risks of buying in Tbilisi?

The main risks are a large construction pipeline, picking the wrong district and delays on off-plan projects. Each one can be checked before you pay.

• A large pipeline. Around 87,000 apartments were under construction in early 2026, 84% more than in 2021 (Colliers via CBW). Where many similar buildings rise at once, rents and resale prices compete.
• District selection. Yield, appreciation and resale speed depend on the area first.
• Off-plan delays. New builds are largely financed by buyers’ instalments; if sales slow, construction can too. A developer with completed buildings and written delay penalties reduces the risk.
• No statutory escrow. Georgia has no mandatory escrow for off-plan payments (Chambers Real Estate 2026). Your protection is the contract, the developer’s track record and the registration of your rights.
• Construction status. Since November 2025, Tbilisi City Hall publishes a map of approved and suspended construction sites. We check every project against it, together with the Public Registry extract and the building permit.

Tbilisi or Batumi: which suits you?

Tbilisi suits long lets and long-term value; Batumi suits a holiday home with summer income. The figures are measured differently, so read them as an orientation.

Batumi sources: G&T via Metropolitan and GBC. For the full picture on the coast, read our guide to buying property in Batumi.

How to buy property in Tbilisi from abroad

You can buy without travelling: you sign a power of attorney at a notary in your country with an apostille, and since 20 October 2023 a purchase under a foreign power of attorney is drawn up as a Georgian notarial deed. Ownership passes on registration at the Public Registry (150–350 GEL depending on speed); there is no transfer tax. Each step is explained in our guide to buying property in Georgia as a foreigner and in how buying remotely works.

A few points to plan for:

• Taxes. Selling a residential apartment after more than two years is exempt from Georgian tax on the gain; within two years it is 5%, and assigning an off-plan contract is taxed at 20%. Annual property tax depends on household income. See our guide to property tax in Georgia; your home country may also tax the income, so check with your adviser.
• Residency. A completed apartment registered in your name with a market value above $150,000 can support an application for a one-year, renewable residence permit (rule in force since 1 March 2026). Off-plan counts only once it is completed and registered. Read about residency through property; the Georgian authorities decide.
• Seeing it first. If you’d rather walk the sites, we plan a 3–5 day investment trip to Tbilisi and Batumi.

PHOTO[PHOTO — Sololaki and Old Town rooftops from Mtatsminda]