Tbilisi or Batumi? The buyer mix tells you everything
2026-09-09 · Property
Both average about $1,500 per square metre. Underneath, they are not the same market at all — and one statistic explains why.
The statistic
In Tbilisi, Georgians are about 90% of buyers. In Batumi, Georgians are about 50%, with Russians at 16% and Ukrainians at 9%.
So Tbilisi is a domestic housing market that foreigners also buy into. Batumi is an international investment market attached to a Georgian city. Everything else follows from that.
So Tbilisi is a domestic housing market that foreigners also buy into. Batumi is an international investment market attached to a Georgian city. Everything else follows from that.
Which suits which buyer
Batumi if you want the highest rental yield and accept that it is seasonal; if you want a managed building you never visit; if you value the liquidity of a market doing 17,000 transactions a year.
Tbilisi if you want rent arriving in January as well as August; if you prefer price stability to price growth; if you might live in Georgia yourself.
Both if you are reaching the $150,000 residency threshold by combining two properties — splitting between a seasonal market and a year-round one is a better portfolio than two units in one building.
Tbilisi if you want rent arriving in January as well as August; if you prefer price stability to price growth; if you might live in Georgia yourself.
Both if you are reaching the $150,000 residency threshold by combining two properties — splitting between a seasonal market and a year-round one is a better portfolio than two units in one building.
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