Top 7 cities in Georgia to buy real estate

This guide explains how to buy property in Georgia: from picking a city and learning about prices to registration, taxes, getting a mortgage, residency options, buying from abroad, and paying with crypto through approved services.

Property prices in Georgia are affordable, the registration process is clear and quick, and the country is generally welcoming to investors. Georgia is also a good choice for people who want to spread out their investments or move, because the laws are easy to understand, taxes are low, and there is steady demand for rental homes in big cities.

​Another reason people are interested is the flexible payment options. More buyers are looking at different payment options, including mortgage and crypto, especially for deals between countries and bigger purchases.

If you need to convert crypto to fiat for a real estate purchase in Georgia, a licensed exchange Werty will help. Werty cooperates with the major Georgian banks and processes all transactions transparently: you can exchange with cash in Tbilisi and Rustavi offices, or via a Georgian bank account. Leave a request in the form below or message our manager on Telegram — we’ll get in touch and help with the deal.

Why Georgia Is So Popular for Property Buyers

Georgia positions itself as one of the most accessible real estate markets in the region. Foreigners can buy residential and commercial property with almost the same rights as locals. There is no requirement for local partners, and ownership registration is completed quickly through the public registry.

Georgia offers:

• relatively low entry prices compared to Europe: from $650 per m²,

• growing tourism and short-term rental demand,

• a simple tax system with low rates,

• no annual property tax for most individuals unless income thresholds are exceeded,

• straightforward resale procedures and no capital controls.

Top Cities to Buy Real Estate in Georgia

Choosing the right city is one of the most important decisions when buying property in Georgia. Prices, rental demand, how fast the market is growing, and the types of buyers vary widely from city to city. Below is a closer look at the main places that foreign buyers usually consider.

Tbilisi

Tbilisi is the political, economic, and business center of Georgia, and the easiest place to buy and sell property in the country. It attracts people from other countries, remote workers, long-term residents, and investors who want steady rental income.

Property prices:

• Budget areas (Didi Digomi, Gldani, Samgori): $650-850 per m².

• The middle segment (Saburtalo, Chugureti, Avlabari): $1,000–1,400 per m².

• Prestigious areas (Vake, Vera, center): $1,800–2,500 per m².

• Premium projects can exceed $3,000 per m², but the 3,500+ range is found only in elite new buildings.

Prices change based on the area, how old the building is, and how well-known the developer is. New apartment buildings with underground parking and security cost more.

Typical gross rental yields range from 7% to 10% annually, depending on location and property type.

​Over the past few years, Tbilisi has had steady price growth of 6–10% per year in good locations. Demand stays strong because more people are moving in and there is a lot of business activity.

​Who Tbilisi is best for:

• investors seeking predictable rental income,

• buyers planning long-term residence,

• those looking for higher liquidity and resale potential.

Batumi

Batumi is Georgia’s main seaside resort and a center for tourism. The city attracts buyers who want to earn money from short-term rentals, make seasonal income, or own a home near the Black Sea.

Property prices:

• average apartment price: $800–1,500 per m²;

• sea-view and new projects: $2,500–3,000 per m²;

• hotel-style apartments: often sold at entry-level prices but with management fees.

Batumi has many new buildings, and a lot of them are advertised directly to foreign buyers.

Rental demand:

• high demand during the tourist season,

• strong short-term rental market (daily and weekly stays),

• seasonal ups and downs should be considered when planning your income.

Rental yields can reach 8–10% annually, but income is less evenly distributed across the year compared to Tbilisi.

Batumi has grown quickly in recent years, with prices going up by about 5–8% each year in busy new building areas. Growth goes up and down more here and depends on how the tourist industry is doing.

Who Batumi is best for:

• investors focused on short-term rentals,

• buyers looking for vacation or second homes,

• higher-risk, higher-yield strategies.

Kutaisi

Kutaisi is a smaller city with much lower starting prices. It is often missed by most investors but can be a good choice for buyers who want to spend less or plan to keep the property for a long time.

Property prices:

• average apartment price: $600–1,000 per m²,

• new or renovated units: up to $1,200 per m².

The minimum prices are some of the lowest in Georgia.

Rental demand:

• mainly long-term rentals,

• demand driven by locals, students, and small business owners,

• limited short-term rental market.

Rental yields typically range from 6% to 9%, depending on purchase price and tenant profile.

Price growth in Kutaisi is slower, averaging 4–7% per year, but prices do not change much and buying costs are low.

Who Kutaisi is best for:

• budget-conscious buyers,

• long-term hold strategies,

• buyers prioritizing capital preservation over rapid growth.

4 Other Promising Locations in Georgia

Besides the main cities, more foreign buyers are looking at other places in Georgia.

Gudauri

Gudauri is Georgia’s main ski resort and one of the busiest places to buy and sell mountain property.

Property prices:

• average price: $1,200–2,000 per m²,

• new resort-style apartments: up to $2,500 per m²,

• entry budgets usually start from $60,000–80,000 for studios.

Rental demand:

• strong seasonal demand during winter,

• short-term rentals dominate the market,

• high daily rates during peak season.

Annual yields can reach 10–12%, but income is highly seasonal and depends on professional property management.

Best suited for:

• investors focused on seasonal income,

• buyers looking for ski resort lifestyle property,

• higher-risk, higher-return strategies.

Bakuriani

Bakuriani is another popular mountain resort, usually more focused on families and less risky than Gudauri.

​Average price is $900–1,500 per m².

Rental demand:

• winter-focused, but with some summer tourism,

• family-oriented short-term rentals,

• prices change less than in Gudauri.

Rental returns are usually 8–12% per year, and income is spread out more evenly across the seasons.

​Bakuriani has steady growth of 7–10% per year, and prices do not change as much.

​Best suited for:

• conservative resort investors,

• buyers seeking a second home,

• long-term lifestyle ownership.

Mtskheta

Mtskheta is a historic city near Tbilisi and part of the capital metropolitan area.

Property prices:

• average price: $800–1,300 per m²,

• lower than central Tbilisi but higher than regional cities.

Rental demand:

• limited short-term tourism rentals,

• growing long-term rental demand from commuters,

• rental yields typically range 6–8% annually.

Prices go up slowly but steadily by 5–8% per year, helped by being close to Tbilisi.

Best suited for:

• buyers priced out of Tbilisi,

• long-term residential investments,

• conservative appreciation strategies.

Borjomi

Borjomi is a well-known spa and resort town with stable domestic tourism.

​Property prices:

• average price: $700–1,200 per m²,

• mostly low-rise residential stock.

Rental demand:

• seasonal short-term rentals,

• domestic tourism dominates,

• rental yields average 7–10% annually, depending on management.

Market growth is slow but stable: 4–6% annually.

​Best suited for:

• lifestyle buyers,

• long-term holds,

• buyers focused on personal use rather than aggressive ROI.

The profitability of buying property in Georgia largely depends on your specific investment objective.

If the goal is to live in the property yourself while preserving liquidity, Tbilisi often has the advantage. The market is broader and domestic demand is stronger. Seasonality is less pronounced. Prices for new developments in Tbilisi increased by 3% in the fourth quarter of 2025.

If the goal is rental income, especially short-term, resort-style rentals, many investors look at Batumi. The current average yield is around 8.8% annually. However, Batumi’s property market is more saturated and competitive. Returns depend heavily on the specific development and property management model.

In practice, profitability is determined not only by the city, but by the specific asset: neighborhood, building class, layout, and rental potential.

Daria Borodina, Founder of the BD Realty agency

Property Buying and Registration Process in Georgia

The purchase process in Georgia is relatively simple and transparent:

1. Choosing a Property. You can search for properties independently on platforms such as MyHome, SS.GE, Place, House, or Korter for new developments. Working with a real estate agent can make things much easier: they help you pick options, set up visits, talk to sellers, and check legal details. In Georgia, the agent’s fee is usually paid by the seller — usually about 3%, and up to 5–10% in Batumi. Most of the time, this fee is already included in the price you see.

2. Property Reservation. Reservation is not mandatory, but it allows the buyer to secure the property and lock in the price. This requires a deposit: usually 5–10% on the secondary market and 20–30% for new developments. The deposit is formalized through an agreement, which can be registered with a notary or at the House of Justice.

3. Legal Check. When buying an existing home, it is important to check who owns the property, whether the seller has the right to sell, and whether there are any debts or issues with the property. For new buildings, you need to check the developer, building permits, and the sales contract. Basic information is available from the public registry, while more detailed checks are usually done by lawyers or agents. This usually costs about 1% of the property price.

4. Signing the Sale Agreement. The transaction is completed at the House of Justice and registered in the public registry. The contract is prepared in a language understood by both parties and, if necessary, in Georgian, with a translator present.

5. Payment. Money is sent using the agreed method (bank transfer, cash, or crypto changed into regular money through an approved service).

6. Ownership Registration. After the sale agreement is signed, your ownership is confirmed in the public registry, usually within 1–4 business days. No extra steps are needed.

Can Foreigners Buy Real Estate in Georgia?

Yes, foreigners can freely buy residential and commercial real estate in Georgia. The country applies one of the most open property ownership regimes in the region, and foreign buyers enjoy almost the same rights as Georgian citizens when purchasing apartments, houses, and commercial units.

Banking and Mortgages for Buying Property

Foreign buyers can open a bank account in Georgia, and in most cases this is a straightforward process. Banks usually request a standard set of documents, including a passport, and in some cases proof of address and confirmation of the source of income. Depending on the bank, a minimum deposit may also be required when opening an account.

Bank accounts and currencies

Foreigners can open accounts in:

• Georgian lari (GEL),

• US dollars (USD),

• Euros (EUR).

In practice, most real estate transactions in Georgia are conducted in US dollars, even when payments are processed through local banks. This simplifies pricing and reduces currency risk for both buyers and sellers.

Mortgages for foreigners

Mortgages are available to foreigners, but they are less common and have tougher requirements than for Georgian residents. Typical mortgage terms for foreigners include:

• Down payment: usually 30–50%.

• Interest rates: generally higher than for residents, typically 8–12% annually.

• Loan term: typically up to 10–15 years, but often shorter for non-residents.

Banks may ask for extra documents, like proof of income, tax forms, or work certificates from your home country. Some banks also only give mortgages to foreigners for new buildings or properties that are easy to sell.

Foreigners in Georgia are approved for mortgages fairly often — approximately 70–80% of applications are successful. The country’s largest banks offer dedicated mortgage products for non-residents.

The key factor is the down payment. Buyers are typically required to contribute 30% to 50% of the property value. The remaining amount is financed by the bank, subject to proof of income and financial stability.

Daria Borodina, Founder of the BD Realty agency

Is It Possible to Purchase Apartments Remotely?

Yes, buying real estate in Georgia from another country is not only legal but also very common, especially for foreign investors. The country’s laws and registration system are set up to allow deals where the buyer is not there in person.

According to our estimates, around 30–35% of property purchase transactions in Georgia are conducted remotely.

The necessary infrastructure is in place. Transactions can be completed via power of attorney or using digital tools. The registration procedures are generally clear and well-structured. Many buyers choose to finalize the purchase in person, combining the transaction with a visit to Georgia.

Daria Borodina, Founder of the BD Realty agency

Registration timelines and fees

Georgia offers one of the fastest property registration systems in the region: standard registration is usually completed within 1–2 business days, and faster registration is available for an extra fee.

As part of the remote purchase, the local person also pays the registration fee, which is usually small and ranges from GEL 50 to 200, depending on how fast you want the registration.

After registration is completed, the buyer can receive electronic confirmation of ownership through the Public Registry portal. Original documents can be sent by post or collected by the representative and forwarded to the buyer.

This allows the entire transaction to be completed and documented without traveling to Georgia.

Buying Georgian Property with Crypto

For buyers who have crypto, Georgia has easy ways to turn crypto into regular money for buying property.

​Werty is an approved crypto exchange that has been working in Georgia since 2025, with offices in central Tbilisi and Rustavi. It lets clients swap crypto for regular money, which they can get through Georgian banks or in cash, and then use to buy property.

​A typical flow looks like this:

1. You submit an exchange request via the website.

2. You verify your identity by uploading your passport, taking a selfie, and filling out a short form. This takes about 5 minutes and can be done online or at the office.

3. Crypto is changed into regular money, and the money is sent to a Georgian bank account or given as cash, depending on how the deal is set up.

4. You proceed with the property transaction using officially exchanged funds.

This method is often used for big purchases, like real estate, and helps lower the risks that come with informal or person-to-person deals. If you want advice before exchanging, you can talk to a manager to plan your purchase ahead of time.

FAQ — Buying Real Estate in Georgia

1. In which cities is it most profitable to buy real estate in Georgia?

If you want steady demand, rising prices, and an easier time selling later, Tbilisi is usually the safest choice: the capital has the most renters and is the easiest place to sell. If you want higher short-term profits and do not mind if your income changes with the seasons, Batumi and Gudauri can give you bigger returns at certain times, but your income will depend on tourism. If you want a safer, long-term investment and have a smaller budget, Kutaisi is often a good choice.

2. Where is it better to buy property in Georgia for rental income?

Tbilisi is usually the best choice because people who live there, foreigners, students, and remote workers all need places to rent. Rental profits are steadier throughout the year than in resort cities. If you want to rent out your property for short stays or vacations, Batumi is a good option because of the busy summer tourism, while Gudauri and Bakuriani do well in the winter ski season.

3. Where is it better to buy property in Georgia for living?

Tbilisi offers the most developed infrastructure, international schools, healthcare facilities, and business opportunities. Buyers seeking a quieter environment close to the capital often look to Mtskheta, which offers proximity to Tbilisi and a more residential atmosphere. Those prioritizing nature and a slower lifestyle may consider Borjomi. If seaside living is the goal, Batumi offers modern residential projects and coastal views, though its real estate market is more influenced by tourism cycles.

4. Where is it better to buy property in Georgia for resale?

Tbilisi usually lets you sell the fastest and most easily because there are always buyers. Batumi can also be good for selling, especially in newer buildings in the right locations, but too many new buildings in some areas mean you need to choose carefully. In mountain resorts like Bakuriani, prices can go up over time, and families often buy there, but it can take longer to sell than in the capital.

5. Where is the cheapest property in Georgia?

The lowest entry prices are usually found in Kutaisi and in peripheral districts of Tbilisi, where prices can start from around $600–850 per square meter, depending on the building and condition. Smaller regional towns may also offer affordable options. Lower prices generally mean slower liquidity and more moderate price growth, making these markets more suitable for long-term holding than quick resale.

6. Where is the most expensive property in Georgia?

The highest property prices are typically concentrated in prime districts of Tbilisi, such as Vake and Vera, where premium new developments can exceed $2,500–3,000 per square meter. Sea-view luxury projects in Batumi and high-end ski apartments in Gudauri also reach premium levels.