Tbilisi or Batumi: where to invest in Georgian real estate?
The capital or the seaside resort? Prices, yields and seasonality compared to pick the right city.
Tbilisi and Batumi attract most foreign property investment in Georgia. The two cities have very different profiles.
Similar prices
The average apartment price is around $1,500/m² in both cities (Colliers, late 2025). The difference comes down to location, developer and finish level.
Similar yields, different rhythms
- Tbilisi: about 7.2% gross on average according to Global Property Guide, and 8.5% according to Galt & Taggart. Demand is there all year round: political and economic capital, universities, companies, expats.
- Batumi: about 7.3% gross on average, with studios around 8.4%. But demand is highly seasonal: strong in summer, much weaker in winter.
Two markets, two buyer profiles
- In Tbilisi, about 90% of buyers are Georgian: a market driven by local demand, and therefore more stable.
- In Batumi, half of buyers are foreign: a market more exposed to international flows and to a large supply of new towers.
How to choose
Choose Tbilisi if you want regular income all year, simple long-term letting and capital growth driven by the city's transformation.
Choose Batumi if your priority is seaside holiday letting and you accept income concentrated in summer.
Our approach
At EBA Invest, we favour Tbilisi for its constant rental demand and its major urban regeneration projects, which support both yield and capital growth.
Sources: Colliers (Dec 2025), Global Property Guide (2026), Galt & Taggart (2026).
