Batumi
Black Sea riviera; summer-dominant resort; casino hub; rapidly developing waterfront
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
Local STR Rules — Batumi
No city-level STR ordinance; resort city; summer-dominant market; verify with local authorities
Market Analysis — Batumi
Key demand drivers and main investment risks
✅Demand Drivers
- •Black Sea resort demand
- •festivals/events
- •expanding hospitality ecosystem
- •compact units tailored for rental
⚠️Key Risks
- •Oversupply overhang in investment apartments
- •occupancy dilution
- •GEL FX
- •political risk
- •seasonality
🇮🇱 Notes for Israeli investors
Israel explicitly named among foreign-demand sources; Hebrew-facing Batumi investor marketing and legal services easy to find
Properties in Batumi
1278 for sale·548 for rent
Properties for Sale in Batumi
Latest Listings
Showing 1–12 of 50 listings
Studio · 1 m² in New Boulevard / New Batumi
Studio · 1 m² in Lisi lake
Studio · 1 m² in Lisi lake
Studio · 1 m² in Lisi lake
Studio · 1 m² in Lisi lake
Studio · 1 m² in Lisi lake
Studio · 1 m² in Lisi lake
Studio · 1 m² in Lisi lake
Studio · 1 m² in Lisi lake
Studio · 1 m² in Lisi lake
Studio · 1 m² in New Boulevard / New Batumi
Studio · 1 m² in New Boulevard / New Batumi
Yield by Neighborhood — Batumi
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Gonio | ₾3,114–₾4,048 (₪3,394–₪4,412) | 6%–8% | N/A | Southern "elite belt" between Batumi and the Turkish border, anchored by the Roman-era Gonio fortress and a fast-growing strip of branded resort projects including Eagle Hills' Gonio Marina. December 2025 average of ~$2,048/m² (range $1,350–$4,560) now exceeds New Boulevard, signalling a premium repositioning. Cleaner sea, lower density, and strong STR demand from families make it the quality-flight destination within greater Batumi. |
| Kvariati | ₾3,114–₾4,048 (₪3,394–₪4,412) | 6%–8% | N/A | The southernmost beach village before Sarpi, prized for the clearest water on the Georgian coast and a diving-resort micro-economy. Supply is structurally constrained by the mountains meeting the sea, so well-located units command premium nightly rates; distinct from Gonio in both topography and price behaviour. |
| Makhinjauri | ₾3,114–₾4,048 (₪3,394–₪4,412) | 6%–8% | N/A | Coastal district 5–7 km north of the centre by the Botanical Garden / Green Cape, with prices of $1,100–$2,700/m² (avg ~$1,851) — a clear value gap versus central Batumi. Eco/wellness-positioned new builds and projected 7–10%/yr appreciation give it a growth-thesis profile for buyers priced out of the seafront towers. |
| Adlia / Airport District | ₾3,114–₾4,048 (₪3,394–₪4,412) | 6%–8% | N/A | The Airport Highway corridor at the southern entrance of the city, an emerging supply-constrained hub where Batumi International Airport expansion is the headline catalyst. Cheaper than the centre yet seafront-adjacent, with heavy off-plan activity targeting yield-focused investors; popular with locals, which supports long-let exit liquidity. |
| Old Batumi / Boulevard premiumboulevardseafront | ₾3,425–₾4,671 (₪3,734–₪5,091) | 6%–8% | STR Permitted 🟢 No STR ordinance; low-regulation | Highest pricing; boulevard seafront; strongest city brand |
| Boni-Gorodok / Aghmashenebeli Belt | ₾3,114–₾4,048 (₪3,394–₪4,412) | 6%–8% | N/A | The inland market-and-transport quarter around the central bazaar, the city's value play: Soviet-era stock plus infill new builds at the lowest entry prices in Batumi proper. Suits long-let strategies serving the local and relocation-worker population rather than STR; a deliberate yield/diversification counterweight to the seafront belt. |
| New Boulevard / New Batumi new buildcompactrental | ₾3,114–₾4,048 (₪3,394–₪4,412) | 6%–7.5% | STR Permitted 🟢 No STR ordinance; low-regulation | Compact investor units; modern new-builds; rental-oriented stock |
| Inner Batumi liquidurbandiverse | ₾2,802–₾3,737 (₪3,055–₪4,073) | 6%–8% | STR Permitted 🟢 No STR ordinance; low-regulation | Deepest transaction liquidity; diverse tenant mix; urban core |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Investment Areas in Batumi
Gonio
Southern "elite belt" between Batumi and the Turkish border, anchored by the Roman-era Gonio fortress and a fast-growing strip of branded resort projects including Eagle Hills' Gonio Marina. December 2025 average of ~$2,048/m² (range $1,350–$4,560) now exceeds New Boulevard, signalling a premium repositioning. Cleaner sea, lower density, and strong STR demand from families make it the quality-flight destination within greater Batumi.
Price from ₾3,114/m² (₪3,394/m²)
Kvariati
The southernmost beach village before Sarpi, prized for the clearest water on the Georgian coast and a diving-resort micro-economy. Supply is structurally constrained by the mountains meeting the sea, so well-located units command premium nightly rates; distinct from Gonio in both topography and price behaviour.
Price from ₾3,114/m² (₪3,394/m²)
Makhinjauri
Coastal district 5–7 km north of the centre by the Botanical Garden / Green Cape, with prices of $1,100–$2,700/m² (avg ~$1,851) — a clear value gap versus central Batumi. Eco/wellness-positioned new builds and projected 7–10%/yr appreciation give it a growth-thesis profile for buyers priced out of the seafront towers.
Price from ₾3,114/m² (₪3,394/m²)
Adlia / Airport District
The Airport Highway corridor at the southern entrance of the city, an emerging supply-constrained hub where Batumi International Airport expansion is the headline catalyst. Cheaper than the centre yet seafront-adjacent, with heavy off-plan activity targeting yield-focused investors; popular with locals, which supports long-let exit liquidity.
Price from ₾3,114/m² (₪3,394/m²)
Old Batumi / Boulevard
Highest pricing; boulevard seafront; strongest city brand
Price from ₾3,425/m² (₪3,734/m²)
Boni-Gorodok / Aghmashenebeli Belt
The inland market-and-transport quarter around the central bazaar, the city's value play: Soviet-era stock plus infill new builds at the lowest entry prices in Batumi proper. Suits long-let strategies serving the local and relocation-worker population rather than STR; a deliberate yield/diversification counterweight to the seafront belt.
Price from ₾3,114/m² (₪3,394/m²)
New Boulevard / New Batumi
Compact investor units; modern new-builds; rental-oriented stock
Price from ₾3,114/m² (₪3,394/m²)
Inner Batumi
Deepest transaction liquidity; diverse tenant mix; urban core
Price from ₾2,802/m² (₪3,055/m²)
Market Review — Batumi
Batumi is Georgia's Black Sea resort city and one of CASABROVA's highest-yielding markets. Batumi real estate is quoted in US dollars (the de-facto local convention), at roughly $500–1,500/m² (≈ €1,000–1,300/m²) depending on location, making it one of the most affordable coastal markets globally. STR gross yields run 9–14% during the May–October season, driven by regional tourism from neighboring markets, Turkey, and the Middle East.
Georgia's 0% acquisition tax, income-tested annual property tax (up to 1% for higher income bands), and flat 5% income tax on rental earnings create one of the most tax-efficient investment environments in CASABROVA's coverage. No restrictions on foreign ownership. The regulatory environment is landlord-friendly with minimal tenant protections.
Key considerations: Batumi has VERY HIGH bubble risk — speculative construction driven by foreign capital has created oversupply concerns. Winter occupancy drops sharply, making annual yields heavily season-dependent. The local currency is the lari (GEL); while purchase prices are dollar-denominated, rental income and operating costs are partly in GEL, which has weakened materially against the USD over the past decade — a currency factor foreign investors should account for. This is a high-yield/high-risk play — not suitable for conservative portfolios.
Last updated: June 20, 2026
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