What Can You Buy in Georgia for $100,000, $250,000 and $500,000 in 2026?

A budget of $100,000 in Georgia does not buy 'something near the sea'. It buys a specific, well-defined package: a 30-40 sqm studio in a new Tbilisi development, a 40-55 sqm one-bedroom on Batumi's New Boulevard, or a full two-bedroom apartment of 65-85 sqm in Kutaisi. That same figure happens to be the old residency-by-investment threshold, which is exactly why an entire supply segment is built around it.

At $250,000 the market logic shifts: instead of one property, buyers choose between a business-class home for personal living or a package of two rental units. At $500,000, the conversation moves to view penthouses on Batumi's first line, townhouses in Vake, or a managed portfolio of three to five apartments.

Baseline new-build prices that everything else is calculated from: Tbilisi averages $950 per sqm, Batumi $800, Kutaisi $550¹. By 2026, central Tbilisi and Batumi projects reach $1,300-1,500 per sqm, while furnished, renovated units in Old Batumi trade around $1,800 per sqm by market estimates. For context, Batumi alone recorded 7,838 transactions in apartments in the first half of 2026, underlining how active the entry-level and mid-market segments remain for international buyers⁸.

Quick Answer

• $100,000: Tbilisi, a studio or one-bedroom of 30-40 sqm (Saburtalo, Didube, Vake); Batumi, a one-bedroom of 40-55 sqm near the sea; Kutaisi, a two-bedroom of 65-85 sqm¹.

• $250,000: Tbilisi, a business-class two-bedroom of 65-85 sqm; Batumi, a 80-110 sqm first-line two-bedroom or two apartments of 40-50 sqm each.

• $500,000: Tbilisi, a 130-180 sqm penthouse or 150-200 sqm townhouse; Batumi, a view penthouse of 140-200 sqm or 3-5 rental units; Gudauri, a chalet of 80-120 sqm.

• Gross rental yield: Tbilisi 6-8%, Batumi 7-9% for seafront apartments².

• Taxes: rental income taxed at 20% personal income tax, or 1% under 'Small Business' status (turnover up to GEL 500,000 per year); property tax up to 1% of assessed value for households earning above GEL 40,000; capital gains tax of 20% if sold within two years of ownership³.

• Public Registry registration: state fee of 0.1% of property value (minimum GEL 50), processing from 1 day (expedited tariff) to 4 business days (standard tariff)⁴.

Scenarios and Options

Scenario 1. Budget $100,000, goal: residency plus minimal entry cost. The property threshold is $100,000 excluding VAT and requires a certified appraisal⁵. The common mistake is agreeing a contract price of exactly $100,000 when the appraiser values it at $88,000. Build in a buffer. For rental income at this budget, Tbilisi is the safer bet: demand is year-round, whereas a Batumi one-bedroom can sit empty off-season.

Scenario 2. Budget $250,000, goal: live in it yourself. A two-bedroom of 65-85 sqm in Vake, Vera, or Saburtalo covers a family's needs on schools and transport without compromise. The Batumi alternative is a 100-130 sqm three-bedroom on the second line: more square meters for the same money, but weaker resale liquidity than Tbilisi.

Scenario 3. Budget $250,000, goal: cash flow. Two apartments of 40-50 sqm instead of one large unit. This spreads seasonality risk and allows selling half the portfolio later. The downside is double running costs and double management workload.

Scenario 4. Budget $500,000, goal: capital growth. Here the 'anchor plus income' combination works well: a penthouse for personal use in Tbilisi plus one rental studio, or 3-5 managed apartments in a Batumi project. A third route is a Gudauri chalet of 80-120 sqm on a 600-1,200 sqm plot for future construction, with winter occupancy peaks. Non-agricultural land is available to foreigners, agricultural land is not⁶.

Comparison Table

Main Risks and Mistakes

58,000 new apartments planned in Batumi through 2029. Of these, roughly 46,300 are being bought by investors and only 11,400 for personal use⁷. That is a significant oversupply risk for the rental market. Mitigation: avoid a generic studio layout repeated across five projects simultaneously.

Paying a premium for a 'sea view'. That premium disappears the day a new building rises in front of yours. Mitigation: check construction permits on neighboring plots before signing.

Appraisal falling short of the residency threshold. A certified appraiser may value the unit below the contract price, breaking a residency application. Mitigation: build in a 10-15% buffer above the $100,000 threshold.

Underestimating taxes. Selling within two years of ownership triggers a 20% capital gains tax³. Mitigation: plan an exit horizon of at least 24 months, or model returns net of this tax.

Unclear running costs. There is no unified registry of HOA rates across Georgian projects; the numbers live only in developer brochures. Mitigation: request a written per-sqm monthly tariff before signing.

Agricultural land restrictions. Foreign individuals cannot buy agricultural land. Mitigation: verify the plot's category in the Public Registry extract, not from the seller's word.

FAQ

Is $100,000 enough for a seafront apartment in Batumi?

Yes. At an average new-build price of $800 per sqm¹, that is a one-bedroom of 40-55 sqm in a seafront project, or a two-bedroom of 60-70 sqm on the second or third line. Fully finished central units will cost noticeably more per square meter, and listings such as an 88 sqm three-bedroom with sea views in Batumi's Bagrationi district have traded around $150,000, illustrating the step up once you move beyond entry-level stock⁹.

Which is more profitable to rent out: Tbilisi or Batumi?

Tbilisi delivers 6-8% gross with steadier occupancy; Batumi offers 7-9% but with seasonal swings². For passive income without active management, Tbilisi is the more stable choice.

How much does closing a deal cost?

The registration state fee is 0.1% of property value, minimum GEL 50⁴. Agent commission in the market runs 3-5% and is typically paid by the seller.

Does buying for $100,000 qualify you for residency?

Georgia's Law on the Legal Status of Foreigners, Article 15, sets the threshold at $100,000 excluding VAT, confirmed by a certified appraisal⁵. Thresholds have changed over time, so confirm the current figure with a local lawyer before placing a deposit.

What is the rental income tax in Georgia?

For individuals, it is 20% personal income tax, or 1% under registered 'Small Business' status with turnover up to GEL 500,000 per year³.

How many days does property registration take?

From 1 day under the expedited tariff to 4 business days under the standard tariff at Georgia's National Agency of Public Registry⁴.

Can $250,000 buy two properties instead of one?

Yes, a package of two apartments of 40-50 sqm each in Batumi fits this budget. Income diversifies, but running costs double.

How much have prices risen over the past year?

Tbilisi new builds gained roughly 8-10% year on year, Batumi 5-7%¹. The official index for 2026 shows growth of around 5% annually, meaning the pace has slowed compared with 2022-2024.

Source: TBC Capital, Real Estate Report

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Sources (9)

This material was prepared with the help of artificial intelligence and checked by a person. Editorial responsibility: Housebook Investment LLC.