Tbilisi Real Estate: Buy an Apartment or House in Georgia's Capital

Tbilisi spreads along the Mtkvari river valley. Vake is the established upmarket district, with tree-lined streets, parks and international schools. Saburtalo is a dense, central, university-linked area with shops and metro access, and is a favourite with expats and young professionals. Vera and Mtatsminda sit near the old town, with older buildings, cafés and views, while Old Tbilisi, with its sulphur baths and balconied houses, is tourist-oriented. Isani and Didube have lower prices and more local character, and Gldani and Varketili are large residential areas on the outskirts.

The metro covers the core, but traffic can be heavy. Tbilisi International Airport is around 20 minutes from the centre in good conditions. Outside the city, buyers also look at hillside villages and settlements such as Mtskheta, Saguramo, Tsavkisi and Tskneti, while the Black Sea resort Batumi and ski town Bakuriani are other markets.

Georgia allows foreigners to own residential and commercial property, but not agricultural land. Ownership is registered with the National Agency of Public Registry, usually fast and cheap.

1. Choose a property and verify the seller's title in the registry.
2. Sign a preliminary agreement and pay a deposit.
3. Complete due diligence: encumbrances, debts, building permits and, for flats, utility arrears.
4. Sign the sale contract at a notary or Public Service Hall and register the transfer.

There is no general transfer tax on purchases, but you pay registration, legal and agent fees. A residence permit may be available for buyers of property above a set value, so check the current threshold with a lawyer. Off-plan purchases carry developer risk; check the developer's track record and escrow arrangements. Our Georgia consultation guide and financing guide explain more.

Short-term rental demand is strong in the centre, and long-term rents are paid in lari or dollars depending on the lease. Risks include currency swings, oversupply in some new districts and construction quality in older blocks. Use the mortgage calculator to model funding costs and the property valuation tool to test a price.