ჟურნალი
ამბები, რომლებიც საქართველოს უძრავი ქონების ბაზარს ამოძრავებს — წაკითხული ისე, როგორც თქვენთვის წავიკითხავდით: სათაურის მიღმა, შემოწმებით.
Georgia raised the price of residency-by-property to $150,000. Here's the honest math.
From 1 March 2026, the property value that earns a Georgian residence permit went from $100,000 to $150,000, a 50% jump and the first change since 2019. But the permit is still a renewable one-year card, eligibility rides on a certified market valuation rather than the price you paid, and the apartment has to stand on its own. Here is what actually changed, who is grandfathered, and why buying for the visa is usually the wrong reason to buy.
Emaar is building a $5B yacht-marina city south of Batumi. We read past the lagoon render.
Eagle Hills, the Emaar-affiliated developer behind Downtown Dubai and Belgrade Waterfront, is launching Gonio Yachts & Marina: a 260-hectare coastal cluster with a 180-berth marina, a kilometre-long lagoon, branded residences and what is billed as Georgia's largest casino. Selling off-plan now, finishing 2028 to 2029. The brochure forecasts 8 to 10% yields. The verified market says 7.3%. Here is the honest read for a foreign buyer.
Georgia just posted record tourism. For your rental, the number that matters is who showed up.
Q1 2026 brought a record $829.8M in tourism revenue and just under a million overnight visitors. But revenue rose only 0.5% and total visits actually fell 1.1%. The headline is flat. The real story is the rotation underneath it: EU and UK arrivals up 30%, China up 49%, South Korea up 67%, while Russia, Iran and Israel slid. Here is what a changing guest mix means for a short-let owner, and what it does not fix.
Batumi sold a record 17,478 apartments in 2025. The number the brochures leave out is what yields did.
Galt & Taggart's year-end report is a developer's dream headline: 17,478 apartments sold, up 15%, a market worth over $1.3 billion, up 24%. Read the same report to the end and a quieter line appears. Gross rental yields fell for the third year running, from 10% in 2023 to 8.8% in 2024 to 7.4% in 2025, unsold inventory climbed 14% to roughly 12,400 units, and price growth is forecast to halve in 2026. Here is how to hold both facts at once, and what it means before you wire a deposit.
Tbilisi is selling more flats than ever in 2026. Its rents are falling. Both are true, and the gap is the whole story.
From January to April 2026, Tbilisi sold about 14,200 apartments, up 16%, worth roughly $1.2 billion, up 28%. The same window the city set sales records, TBC Capital's data shows rents falling around 11% to 12% year on year and gross yields sliding toward the high single digits, with price growth forecast at just about 3.2% for the year. A sale boom and a rent slump are happening at once. Here is why, and what it changes for a foreign buyer who was sold on yield.
Georgia is adding flights for summer 2026. More ways in helps your rental, with two catches worth saying out loud.
For summer 2026, new and expanded routes land at all three Georgian airports: Condor goes daily Frankfurt to Tbilisi, Norwegian opens Tbilisi to Copenhagen, Eurowings adds Cologne, FlyArystan flies Astana to Batumi, Air Cairo joins the coast, and Wizz Air thickens Venice to Kutaisi. New flights are real demand infrastructure, and they line up exactly with the EU and UK arrivals jumping about 30% this year. But almost every one of these routes runs only June to September, and a route is a press release, not a guarantee. Here is the honest read for a rental owner.
A $500M Radisson resort is rising over Tbilisi, and it is selling hotel rooms, not flats. Read the model before the render.
Central Park Towers on Kazbegi Avenue is Tbilisi's first fully integrated luxury resort: two 42-storey towers, 1,200 keys, a $500 million budget, Radisson Blu running one tower and a second global brand the other, completion targeted for 2027. The headline is glamour. The fine print is a condo-hotel: you do not buy an apartment, you buy a hotel room whose income is pooled across every owner. That is a real product for the right buyer, and a trap for the buyer who reads it as a normal flat. Here is the honest read.
Your Georgian residence permit is no longer a work permit. The 2026 reform quietly broke the chain buyers assume.
Most foreigners buy a flat in Georgia believing one thing follows another: property, then residency, then the right to live and work here. From 1 March 2026 that chain is broken in the middle. A temporary residence permit, including the property-based one, no longer carries the right to work or run a business. You now need a separate Right to Labour Activity permit, and the cheaper $150,000 property route is not exempt. The $300,000 investment permit and permanent residency are. If your plan is to move here and earn here, this changes your maths. Here is the honest read.
The best address in Tbilisi pays the worst rent. The 2026 yield map a brochure will never show you.
Galt & Taggart's January 2026 data, district by district, says something a sales office never will: the postcode that impresses your friends earns you the least. A flat in Mtatsminda costs about $3,178 a square metre and grosses roughly 4.8 percent. A flat in Vashlijvari costs $1,070 and grosses 10.4 percent. Prestige and yield pull in opposite directions, and most foreign buyers are sold the prestige. Here is the full Tbilisi yield map, what it means, and the part where gross quietly becomes net.
The IMF just graded Georgia's economy. Here is the part a property seller will never read to you.
The International Monetary Fund finished its 2026 review of Georgia in April. It has no flat to sell you, which is exactly why its verdict is worth more than any sales deck. The headline is reassuring: growth continues, reserves are at record highs, inflation is contained. The footnotes are the honest part. Growth is cooling from 7.5 percent to about 5. The current account gap is set to widen. Tourism, the engine behind every short-let yield projection, is the soft spot. And the whole forecast rests on a regional war not getting worse. Here is the macro an independent buyer actually needs.
The 5% rental tax is real. Here are the three things the sales office leaves out.
Every Georgia sales deck, ours included, quotes the same number: 5 percent tax on rental income. It is true, and it is one of the best rental tax rates in Europe. But the brochure stops there, and the brochure is where the trouble starts. The 5 percent is on your gross, not your profit. The 1 percent small-business status sold to every expat does not cover it. And if your flat earns well, you can be forced to register for 18 percent VAT without anyone warning you. Here is the honest version of the number we all quote.
Branded residences are flooding Georgia in 2026. The logo is the easy part. Read the model under it.
Wyndham, Radisson, Marriott, Hilton and Trump are all putting their names on towers in Tbilisi and Batumi, and several open this year. The pitch is the same everywhere: a global hotel brand, hands-off income, a premium address. The Savills data says branded homes do carry a real, durable premium, about 33 percent on average worldwide. But that premium is a price you pay, not a yield you are handed, and in emerging markets the outcomes vary wildly. Worse, two completely different products hide under the one word branded. Here is how to tell them apart before you wire a deposit.
Foreigners are flooding into Georgia, the brochure says. The 2026 data says it depends entirely on which city you are standing in.
Every sales gallery in Tbilisi runs the same line: foreign demand is surging, buy before you are priced out. Galt & Taggart's own numbers say that in the capital you are not the market. Georgians were 70 percent of Tbilisi apartment buyers in the first quarter of 2026, and foreigners, led by Israelis at 12 percent, are a rising but small minority. The real foreign market is 380 kilometres away on the coast, where non-residents are roughly half of all Batumi buyers and drove 90 percent of this year's growth in transactions. Two completely different markets, one sales pitch. Here is how to tell which one your money is actually entering.
A new road, a new boulevard, a bigger airport: the brochure promises plus twenty percent. The road opened in 2024, and the supply it unlocked is still arriving.
Walk into any Batumi sales gallery in 2026 and you will be handed an infrastructure story: the bypass highway, the New Boulevard, the airport, each one worth ten, fifteen, twenty percent on your unit, up to a thirty percent exit if you buy at the foundation stage. The infrastructure is real and good for the city. The forecasts are an agency's, not the data's, and they collide head-on with the numbers from the developer's own bank, which sees four to six percent primary growth, flat sales and a record overhang of unsold flats. Worse, the exact corridor sold to you as scarcity, Gonio and the airport zone, is precisely where the biggest off-plan supply is landing. Here is how to read an infrastructure pitch before you pay a premium for it.
Planet Hollywood is putting a casino tower in Tbilisi. What it actually means for an apartment buyer.
Georgia's first integrated resort is coming to central Tbilisi: a two-tower campus with a 500-room Planet Hollywood Hotel & Casino, a 600-room Radisson Blu, a 50,000 sq ft casino and a 4,000-seat arena. It is a real headline. It is also a hospitality project, not a unit you can buy, and the smart question for an investor is not how big the casino is but whether to pay a cent more for an apartment next to it. Here is the honest read.
Batumi is building an island in the Black Sea. Should investors care?
Ambassadori Island is an 84-hectare artificial island off Batumi, already half-built, with a 75-storey tower to come. It's the most ambitious thing on the coast. Here's the investor's read, hype stripped out.
A new airport and a trade corridor: the infrastructure quietly repricing Georgia
A $1.2 billion airport, a finished east–west highway, a booming transit corridor. Infrastructure is the slowest, surest tailwind for Georgian property, if you read it for what it is.
7.8 million reasons: what Georgia's record tourism year means for property
Georgia drew 7.8 million visitors and around $5.5 billion in 2025. That's the demand behind the rental story, and the part of it you still can't take for granted.
$6.5 billion: why the world's biggest developers are betting on Georgia
Emaar's Eagle Hills, Wyndham, Hilton, Radisson — the names arriving in Georgia read like a who's-who of global real estate. Here's what's pulling them in, and the one thing a boom won't do for you.
Archi and Swissôtel just broke ground on a $300M resort up the coast from Batumi. Here's the honest read.
On 4 June 2026, Georgia's largest developer Archi, its international arm NEXT and the Swissôtel brand broke ground in Kobuleti on a $300 million beach resort: three towers of hotel and investment apartments. It's the newest sign of the coast's branded-residence boom. We read past the render: what a project like this offers a foreign buyer, and what to verify first.
Trump Tower is coming to Tbilisi. Here's what it actually means for investors.
A 70-storey, Gensler-designed landmark is the loudest signal yet that global capital is betting on Georgia. We read past the headline: what a branded tower really tells a foreign buyer, and what it doesn't.
ზოგადი ინფორმაცია უცხოელი ინვესტორებისთვის, არა საინვესტიციო რჩევა. ყველა ციფრს ადგილზე ვამოწმებთ.