Batumi or Tbilisi: where to buy an apartment
This is our clients' most common question. The short answer: Tbilisi is for living and steady long-term rentals, Batumi is for seaside holidays and short-term rentals. Details below, with prices from our catalogue as of November 2026.
Updated: November 2026
Prices: similar entry level, different spread
In our catalogue, entry prices per m² in the two cities are comparable: in Batumi most projects start from $1,200 to $2,000 per m², in Tbilisi from $1,120 to $2,900 per m². The most affordable apartments start at about $34,500 in Tbilisi and about $39,000 in Batumi.
The premium segment is more expensive in Tbilisi: Vake, the Old Town and Trump Tower range from $3,100 to $7,000 per m². In Batumi the most expensive projects are on Ambassadori Island and in Old Batumi, from $2,900 to $5,400 per m².
Tbilisi: living and long-term rentals
Tbilisi is the capital, with jobs, universities, offices and embassies. Rental demand is year-round, and the main tenants are families, students, expats and company employees. Income is steadier and management is simpler: one tenant for months ahead.
Batumi: the sea and short-term rentals
Batumi is a resort. Demand peaks in the summer season, when short-term rentals bring most of the income. Off-season demand is lower. Short-term letting needs management, cleaning and booking platforms, so many buyers choose projects with a management company.
More on returns in our guide to rental yields in Tbilisi and Batumi.
What to choose
- Moving to live or want steady rental income — Tbilisi.
- Want a seaside apartment for yourself and seasonal letting — Batumi.
- Small budget — studios on Batumi's New Boulevard or in northern Tbilisi.
- Need a residence permit — the rules are the same in both cities: market value from $150,000.
- Want to spread risk — two small apartments in different cities instead of one large one.
Still have questions? A Tbilicity expert will answer on WhatsApp and pick an apartment for your goal.
FAQ
Is it cheaper to buy in Batumi or Tbilisi?
Entry prices are comparable: in our catalogue the most affordable apartments are about $34,500 in Tbilisi and about $39,000 in Batumi. The premium segment is more expensive in Tbilisi.
Where is it better to rent out an apartment?
Tbilisi offers year-round long-term rentals; Batumi offers short-term rentals peaking in summer. The choice depends on whether you will manage the apartment yourself or hand it to a management company.
Do residence permit rules differ between Batumi and Tbilisi?
No, the rules apply to all of Georgia: for a residence permit through property the market value must be at least $150,000.
Sources:
Selection
Matching new buildings
from $3 085/m²Alliance Centropolis
- Seafront, ~50 m to the sea
- Hyatt Centric 5* hotel
- World Trade Center Batumi
from $120 670Ambassadori Island — First Tower
- 84-ha artificial island
- 216 m tower, 58 floors
- Rooftop pool and restaurant
from $59 305Club Residence
- Rooftop pool and lounge
- Underground parking
- Padel court
from $218 583HOME Townhouses
- 15 townhouses
- 146.7 m² over three levels
- 3 bedrooms and 3 bathrooms
from $653 455King's Garden
- World Class Lux wellness centre, 1,300 m²
- Pool, spa, sauna, solarium
- Gym with Technogym equipment
from $221 130La Villa
- Courtyard swimming pool
- Children's playground
- Gym
Buyer guides
Everything about buying property in Georgia
When you buy a new-build apartment through us
Tbilicity buyer bonuses
No down payment
You can buy an apartment with no down payment — we'll show you the options.
Renovation discount
Renovation by our own crews — at a discount for our buyers.
Special rental terms
Special terms when you rent out the apartment through our rental department.
Free property management
We manage the letting of your apartment — as a gift.