In Batumi a studio is quoted at 8.35% gross and a three-bedroom at 6.00% — unit size is doing most of the work

Global Property Guide's third-quarter 2026 survey puts the average gross yield at 7.23 percent in Tbilisi and 7.28 percent in Batumi, 7.25 percent for the country. Inside those averages the range is wide. In Tbilisi a studio is quoted at 8.03 percent, a one-bedroom at 7.43, a two-bedroom at 6.73, a three-bedroom at 6.93 and four-plus at 7.02. In Batumi the pattern is steeper: 8.35 percent for a studio, 8.08 for a one-bedroom, 6.69 for a two-bedroom and 6.00 for a three-bedroom.

Rent per square metre falls as flats get bigger, because the tenant pool for a large flat is smaller and more price-sensitive while the purchase price keeps rising with floor area. On the coast that effect is amplified by seasonal demand: the people renting in Batumi are disproportionately short-stay visitors and single professionals, both of whom buy space they will actually use. The flip side is the part the yield table does not show — small units turn over more often, sit empty between tenancies more frequently, and cost more per square metre to furnish and repair.

The survey states plainly that all its figures are gross — before taxes, repairs, agents' fees and other costs — and that net yields are typically around 1.5 to 2 percentage points lower. Apply that to the Batumi three-bedroom line and the 6.00 percent headline lands near 4 percent in the hand, before any void periods. The practical takeaway is not that small is always better, but that the comparison has to be made after costs and on the same basis. A two-bedroom bought well can beat a studio bought badly; the yield table only tells you which way the market is leaning.