A seaside apartment in Batumi — without risk or overpaying
I guide the deal from property selection to the public registry entry. And after the purchase — I rent your apartment out. Turnkey apartments from $45,000, off-plan from $25,000.
- 🇬🇪 Born in Georgia · office in Batumi
- 📄 Documents in English and Georgian
- 🌍 Fully remote deal possible
- 🔑 Rental management after purchase
Why buying abroad feels scary
😨 Developer traps
Unfinished buildings, double sales, grey schemes. A pretty render is not a building yet. How do you tell a reliable project from a trap — from a distance?
🌍 Everything is far away
Another country, another language, other laws. Flying to Batumi five times is expensive. Trusting an unknown agent is scary.
💸 The apartment sits empty
You bought it — now what? Management companies promise the moon, then stop answering. In winter the apartment stands empty.
There's a way to go through all of this with someone who was born here, keeps an office in Batumi — and answers with his own name.
Batumi vs other destinations
| Criterion | 🇬🇪 Batumi | 🇹🇷 Antalya | 🇦🇪 Dubai | 🇹🇭 Phuket |
|---|---|---|---|---|
| Price per m² (new build by the sea) | ~$1,200–1,600 | ~$1,500–2,000 | ~$3,500+ | ~$2,500 |
| Rental yield | 7–10% | 5–6% | 6–7% | 5–6% |
| Purchase tax | 0% | 4% | 4% (DLD) | ~2–6% |
| Tax on rental income | 5% | 15–35% | 0% | progressive |
| Capital gains tax | 0% (2+ years of ownership) | up to 35% (under 5 years) | 0% | yes |
| Foreign ownership | No restrictions | With restrictions | Freehold zones | Leasehold |
| Residence permit with purchase | from $150,000 | from $200,000 | from ~$205,000 | no |
| Income currency | USD | TRY (inflation) | AED (≈USD) | THB |
Indicative figures, 2025–2026 (Global Property Guide, open market data). A precise calculation for a specific property — on the consultation.
Five steps to ownership
-
Consultation
Online or in Batumi. Goals, budget, an honest review of the options.
60 minutes, free -
Property selection
I propose only verified buildings. Video tours if you're not here.
1–2 weeks -
Due diligence & contract
Developer documents, project history, contract in two languages.
1–2 weeks -
Payment & registration
Deal at the House of Justice, entry in the public registry.
1–3 days -
Handover to management
Furniture, photos, listings — the apartment starts earning.
Ongoing
- ✈️ Fully remote possible — by power of attorney
- ⏱ 2–4 weeks from the first call to ownership
Examples from the current portfolio
Orbi City · studio
📍 Sherif Khimshiashvili St 7, Khimshiashvili district
28 m² · 36th floor · turnkey
$51,800
Orbi City · 1+1
📍 Sherif Khimshiashvili St 7, block C2
45 m² · 39th floor · turnkey
$50,000
La Quinta by Wyndham · 1+1
📍 Adlia St 1, airport district
38 m² · 6th floor · branded complex
$57,000
Orbi Beach Tower · 1+1
📍 Sherif Khimshiashvili St 57
38 m² · 28th floor · by the sea
$56,000
Aisi Residence · 1+1
📍 Queen Tamar 3rd Lane 1a
37 m² · 12th floor · new build
from $59,000
Old Batumi · house
📍 Akaki Tsereteli St, historic centre
200 m² · 7 rooms · for renovation
$100,000
These are reference points, not a catalogue: the portfolio is wider and changes daily — the best options go before they get published. We negotiate directly with owners and developers, without a chain of middlemen, so some offers are off-market, below the market price. And remember: in Batumi the next street over can earn 30% less rent — I know where to buy. Tell me what you're looking for — I'll send a selection with photos on Telegram or WhatsApp.
Get a property selectionBatumi projects we recommend
Eleven complexes where we know the prices, the construction pace and the developer's reputation — with our honest take on each.
Orbi City
📍 New Boulevard · 150 m from the sea · A·C·D1·D2 delivered, C2 — 2026 Q3
30–112 m² · $1,500–1,900/m² · Orbi Mall and restaurants in-house
from $45,000
Batumi's most recognisable address and maximum liquidity. Also its most competitive rental market: whoever has the better management wins.
Orbi Sea Towers
📍 New Boulevard · delivered 2015–2018
27–47 m² · $1,480–1,810/m² · a running hotel system
from $39,200
The cheapest entry into a working Orbi system: no pilot phase — occupancy and the secondary market are proven by years.
Orbi Beach Tower
📍 Khimshiashvili 57 · 50 m from the sea · delivered
28–70 m² · 33 floors · $1,400–2,600/m²
from $42,000
One of the towers closest to the sea — a sea view from almost every apartment. Studios offer the best income-to-capital ratio.
Continental by Orbi
📍 Old Boulevard · Ninoshvili 39 · delivered
30–110 m² · $2,100–2,800/m² · smart home, concierge
from $65,000
A premium boutique where the two boulevards meet: higher average rental rates, fewer apartments — less internal competition.
Alliance Centropolis
📍 Rustaveli 52 · first line, 50 m · B·C — 2028 Q4, A — 2029 Q4
31–113 m² · 48–55 floors · from $3,005/m² · World Trade Center + 5* hotel
from ~$96,000
The city's most ambitious project: a "city within a city" with a WTC and year-round conference tourism. 5% down and up to 5-year installments — a bet on the 2028–2029 horizon.
Radisson Blu Gonio
📍 Gonio · first line, 20 m · NEXT Group + Radisson · delivery 2027 Q2
32–89 m² · $3,000–4,000/m² · 84% sold
from $96,000
NEXT + Radisson: 84% sold before delivery — the market has already voted. The only first-line branded residence in Gonio.
Next Gardens
📍 Gonio · 30 m from the sea · NEXT Group · delivery 2027 Q4
23–128 m² · from $1,750/m² · 15% down, up to 3.5-year installments
from $49,205
The most affordable first-line entry in Gonio — from our favourite developer NEXT, next door to Radisson and Wyndham.
Wyndham Grand Gonio
📍 Gonio · 5* resort · Aqua delivered, Family Club — 2026
38–110 m² · $4,100–5,800/m² · aquapark, Victoria SPA
from $196,000
A family 5* resort under a global brand: more per square metre, but steadier occupancy and long-term value retention.
Piazza Residence
📍 Old Town · Gorgasali 59–61 · Tower Group · delivery end of 2027
38–143 m² · $2,650–3,050/m² · its own piazza
from $100,435
Old Batumi means year-round city-break demand, not just the beach season. Tower Group has delivered projects in the city before.
Ambassadori Island
📍 Artificial island · First Tower — 2029 Q1 · 58 floors
37–195 m² · $2,800–3,000/m² pre-sale · 48-month interest-free plan
from $110,000
A unique asset — Georgia's only island project, ~50% of the land already formed. The developer's forecasts (30%/yr, 16.4% yield) are aggressive — treat them as marketing; we model conservatively.
Nite Residence Chakvi
📍 Chakvi · 100 m from the sea · 40% complete · delivery 2027 Q4
35–109 m² · from ~$1,650/m² · delivered furnished
from $58,000
A boutique by nature: the Botanical Garden and Mtirala National Park nearby. The 18–20% forecast is developer optimism; the real pluses are the in-house rental operator and fully furnished handover.
Prices and dates are July 2026 reference points (developer data, korter.ge); yield and appreciation figures are developer forecasts, not guarantees. Availability and terms are confirmed in writing before any deal.
What about Tbilisi?
We specialise in two Georgian markets. Batumi is the resort: daily rentals, the sea, entry from $25,000. Tbilisi is the capital: year-round demand for long-term rentals (8–10% a year in hard currency), a square metre in a new build averaging $1,200–1,700. If your goal is stable long-term income without seasonality, your city may well be Tbilisi. Tell me on the consultation what matters most — yield, liquidity or a seaside home — and I'll match the market to the goal, not the other way round.
Apartments in Tbilisi →What protects you in this deal
- ✅ 100% foreign ownership — an entry in Georgia's public registry
- ✅ The registry is verifiable online from any country
- ✅ I'm on the ground — office, team and my own apartment in Batumi
- ✅ Developer due diligence before the deal, not after
- ✅ Contract and documents in English and Georgian
- ✅ I don't disappear after the purchase — I manage your rental
✅ Who it's for
- Savings from $45,000 (off-plan — from $25,000)
- Investment horizon of 3+ years
- You accept the seasonality of a tourist market
- You want income in dollars
- You're comfortable working remotely — Telegram, Zoom
🚫 Who I do NOT advise to buy
- Budget under $30,000 — I'll say it honestly: not worth it
- You may need the money back within a year
- You expect a "guaranteed" yield — it doesn't exist: income depends on season and market; I calculate honestly, across both seasons
- You'll only consider the EU on principle
Clients from the EU invest with me
For the last five years I've worked mostly with investors from Hungary — to European standards: contract, reporting, transparent terms. Reviews translated from Hungarian.
"I bought a studio in Batumi for $50,000. George personally walked me through the whole process — we viewed the apartment, handled the documents and the registration. Since then rental income arrives regularly, with a report every month. I got exactly what was promised."
"I bought an apartment in Batumi and George was there the whole way. We solved most questions from home; I only flew in for the deal. The management works: there's a tenant, income comes in, reports arrive. I have nothing to worry about."
"I bought an apartment in Batumi and it's rented out now. The team does everything: listings, guests, cleaning, reports. I simply receive dollar income every month. This is exactly how I imagined passive income."
Guide: "How to buy an apartment in Batumi — without risk"
- Why Batumi — and when it's not for you
- How to calculate the real yield (not the advertised one)
- Developer due diligence: a 7-point checklist
- The remote deal, step by step
- Taxes and residence permit: what matters in 2026
Frequent questions about buying
How much does an apartment in Batumi cost?
A turnkey studio — from $45,000–50,000; a one-bedroom (1+1) — from $67,000. Off-plan entry starts at $25,000. A square metre in a new seaside building is roughly $1,200–1,600.
What is the realistic rental yield?
With a mixed strategy (daily rental in summer + long-term in winter) — 7–10% net from rent, plus 5–10% a year from price appreciation. In total about 10–15% per year in dollars. Real client cases: $50,000 → $4,526/year, $67,000 → $5,706/year.
Do I need to come to Batumi to buy?
No — the deal can be done fully remotely, by notarised power of attorney. All you need is a passport; we handle the rest. Many of my clients first see their apartment after the ownership is already registered.
How do I pay from abroad?
A regular international bank transfer to the developer or seller works in most cases; the details depend on your bank and the amount. On the consultation we go through the options that fit your situation.
Can I open an account in a Georgian bank?
Yes — foreigners can open accounts at Bank of Georgia or TBC, though banks review applications individually and compliance rules change periodically. I help prepare the documents and accompany you at the branch, which noticeably improves the odds.
What taxes do I pay?
In Georgia: 0% tax on purchase, 0% capital gains tax after 2+ years of ownership, 5% tax on personal rental income. Obligations in your country of tax residence depend on your situation — I can recommend a trusted tax adviser.
Is it true that buying gives a residence permit?
Yes. Since 1 March 2026 the threshold is property worth $150,000 or more (previously $100,000): you need a public registry entry and a certified appraiser's report. The permit is issued for a year, is renewable and covers spouses and children. We go through the details on the consultation.
How do I verify the developer and my ownership?
We verify the developer before the deal: delivered projects, construction pace, court cases, local reputation — I see these construction sites with my own eyes. Your ownership you can verify yourself in Georgia's public registry: napr.gov.ge — online, from any country.
Do developers offer installment plans?
Yes, most Batumi developers offer interest-free installments until the building is delivered, usually with a 20–30% down payment. Off-plan entry starts at $25,000 — we'll match a project to your payment schedule.
Who rents out my apartment and what does it cost?
We do, fully: listings, guests, cleaning, accounting. Transparent terms: 20% of rental income + ~50 GEL (≈$18) per check-in cleaning. You receive a USD payout monthly, together with a report. Details on the Rental management page.
What happens in winter, when there are no tourists?
Winter in Batumi is the long-term rental season: the city lives year-round, with demand from students, remote workers and relocated families. For the low season we find a long-term tenant — so income stays stable all year. Yield is always calculated across both seasons.
I personally answer for every deal
Leave your contact — I'll reply on Telegram or WhatsApp within a day: I'll tell you what Batumi and Tbilisi currently offer for your budget, and say it honestly if Georgia isn't right for you.
Or message me directly: Telegram · WhatsApp · +36 20 394 4611