Tbilisi's average short-let listing earned about 5,400 dollars a year — at 39% occupancy
An analytics provider's figures for Tbilisi, covering the twelve months to July 2026 across 6,095 active listings, put the average daily rate at 57 dollars, occupancy at 38.9% and average annual revenue at 5,438 dollars per listing. Those are averages across the whole city and all property types, which is exactly why they are useful: they are the number a new host is competing against, not the number a well-run flat achieves.
Read the occupancy figure first
38.9% occupancy across the trailing twelve months means the average Tbilisi listing was empty roughly three nights in five. That is the figure that undoes most short-let business plans, because the plans are usually built on a nightly rate and a hopeful assumption about how often it is booked. Occupancy is also where a host actually competes: photography, reviews, instant booking, flexible minimum stays and pricing that moves with the week do more for it than another coat of paint.
What 57 dollars a night and 5,438 a year imply
Multiply 57 dollars by 365 and you get roughly 20,800; the reported average annual revenue is 5,438, which is the arithmetic of a 39% occupancy rate rather than a mystery. Set that revenue against the costs a short let actually carries: cleaning between every stay, linen, consumables, platform commission, utilities running year-round, furniture replacement and either your own time or a management fee, usually a meaningful share of revenue. Then apply tax. A host comparing short-letting against a long tenancy should do that comparison on net figures, because the gross gap is much wider than the net one.
Six thousand listings is the real story
6,095 active listings in one city, in a market where entry costs a furnished flat and a camera. Supply at that level is what holds down both the nightly rate and the occupancy, and it is why the average looks modest even in a city with rising visitor numbers. The practical consequence for an owner: in a crowded market the returns go to operators rather than to owners. If you do not intend to run the flat properly — pricing it weekly, answering messages within minutes, keeping reviews above the neighbourhood average — the long-term tenancy is the honest comparison, not the short-let average.
Caveats on the data
These are modelled platform figures from a commercial analytics provider, covering the twelve months to July 2026, with the page last updated in September 2026. They are not official statistics, and a city average mixes a studio in a tower with a renovated flat in a central district and a room in a shared apartment. Use them as the benchmark your own listing has to beat, pull your own payout history for anything you already operate, and be sceptical of any projection in a sales brochure that assumes occupancy far above 39% without saying how it gets there.
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.
