The regional comparison tables leave Georgia blank — so here are Tbilisi's own numbers

Dubai is the volume story: approximately AED 176.7 billion of sales in the first quarter of 2026, up 23.85% on the same quarter of 2025, across 47,955 transactions covering residential and land, with 13,243 sales in March alone. Off-plan accounted for 65% of transactions by number and 53% by value. Turkey's figures in the comparison are for January and February only: 236,029 properties sold, a 0.6% increase on the same two months of 2025, with January down 4.7% at 111,480 units and February up 5.9% at 124,549. Foreign buyers were about 1.2% of all Turkish sales in early 2026 — 1,306 units in January and 1,506 in February. Mortgaged sales in January were 20,263, a 15.7% jump. Resale ran at about 70% of Turkish transactions against roughly 30% new build. Northern Cyprus reported sale contracts up around 11% on Q1 2025, with average residential prices around €2,600 a square metre and apartments roughly 60% of deals. Greece contributed no transaction data at all: a housing price index around 110.50 points at the start of 2026 and Athens residential prices up around 6% year on year.

The comparison states that Q1 2026 statistics for Georgia's residential sector are not yet fully standardised and that official numbers are sparse, and gives Georgia no transaction count, no sales value, no foreign-buyer figure and no price per square metre. That gap is a matter of publication format rather than an absence of data. Tbilisi's own figures, released on 4 November, record 35,033 registered transactions across the first nine months of 2026 with a residential market value of $3.2 billion, up 26.3% on the same period of 2025, and 4,330 apartments sold in September alone, up 8.0% year on year. Average September price was $1,434 a square metre on the primary market and $1,387 on the secondary. Set that against Dubai's 47,955 deals in a single quarter and the scale difference is clear — but so is the fact that Tbilisi reports monthly, with price, rent and yield in the same release, which is more granularity than most of the comparison set publishes.

The same comparison carries a table of expected rental yields on a $500,000 purchase: Georgia 8% to 11%, Northern Cyprus 7% to 10%, Dubai 6% to 9%, Turkey 5% to 7%, Greece 3% to 5%. Georgia comes out top of that list, which is the sort of claim worth handling carefully — the table states no source and no period, and it is not tied to the Q1 data elsewhere on the page. What can be checked is Georgia's own end of it. Galt & Taggart put Tbilisi's September rental yield at 9.4%, inside the quoted 8% to 11% band; TBC Capital, in the same release, put it at 8.2%, at the very bottom of that band. Northern Cyprus's own reported range on the same page, 4.5% to 8% on typical long-term leases, is materially lower than the 7% to 10% the table gives it, which is a fair measure of how much weight the table carries.

Very little of this is like-for-like, and saying so is more useful than tidying it up. Turkey's number covers two months, not three. Dubai's value is in dirhams and includes land plots alongside residential units. Northern Cyprus reports percentage movement in contracts without absolute counts. Greece reports an index and no transactions at all. Georgia reports monthly and in dollars. What survives the mismatch is a handful of structural facts worth carrying: foreign buyers are a very small fraction of Turkish volume, at about 1.2%; off-plan is the majority of Dubai's deal flow at 65% by number; resale is the majority of Turkey's at about 70%; and in Tbilisi in September, older apartments outsold new ones by better than four to one on TBC Capital's segmentation. Four markets, four different shapes of demand — which is the part a comparison table flattens out.