A Tbilisi studio yields 8.46%, a two-bedroom 6.95%
Global Property Guide's Q1 2026 survey breaks Georgian rental yields down by apartment size, and the spread inside a single city is wider than the gap between the two cities. In Tbilisi a studio returns 8.46% gross and a two-bedroom 6.95%. In Batumi the same shape appears: 8.03% for a studio against 6.29% for a two-bedroom. City averages are 7.53% in Tbilisi and 7.31% in Batumi — so choosing the right unit size matters more than choosing the right city.
The full ladder, both cities
In Tbilisi the survey gives 8.46% for a studio, 7.94% for a one-bedroom, 6.95% for a two-bedroom, 7.08% for a three-bedroom and 7.20% for four bedrooms and above. Batumi runs 8.03%, 7.73%, 6.29% and 7.18% across the first four sizes. In both cities the yield falls as the flat grows, bottoms out at the two-bedroom, then recovers slightly for larger units. The two-bedroom is the weakest rung on the ladder in Tbilisi and in Batumi alike.
Why small units win on paper
The arithmetic is in the rents. Tbilisi studios let for about EUR 315 a month and one-bedrooms for EUR 465, while two-bedrooms reach EUR 590 and three-bedrooms EUR 850. Rent does not double when the flat doubles, but the purchase price moves closer to proportional. The result is that the yield per euro invested is highest at the bottom of the size range, which is why small units dominate buy-to-let stock in both cities.
Gross is not what you keep
The guide notes that net yields typically run 1.5 to 2 percentage points below gross. Applied to these numbers, a Tbilisi studio at 8.46% gross becomes something in the region of 6.5% to 7% net, and the weaker two-bedroom lands nearer 5%. That gap covers the things a yield table leaves out — management, agency fees, vacant months, repairs, taxes due. Any comparison with a bank deposit or a bond has to be made on the net figure, not the headline.
The direction of travel
The guide also records that Georgia's average gross yield in the first quarter of 2026 was down from 7.90% in the third quarter of 2025. That is the normal consequence of prices rising faster than rents, and it is the pattern to keep an eye on: yields compress when purchase prices climb while rents stand still. For a buyer today it means the yield on offer is lower than it was eighteen months ago, and the case for buying has to rest more on the asset and less on the income.
Written by us from the source linked above, not investment, legal or tax advice. Figures and rules change — confirm anything that matters before acting on it.
