Borjomi
Famous mineral water springs; spa wellness destination; gateway to Borjomi-Kharagauli National Park
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
Local STR Rules — Borjomi
No city-level STR ordinance; wellness/spa resort town
Market Analysis — Borjomi
Key demand drivers and main investment risks
✅Demand Drivers
- •Mineral-water/spa identity
- •Borjomi-Kharagauli nature tourism
- •wellness/medical-stay demand
⚠️Key Risks
- •Thin liquidity
- •limited tenant depth
- •reliance on domestic/regional leisure
- •FX/political risk
🇮🇱 Notes for Israeli investors
Minimal Israeli investor presence documented
Properties in Borjomi
42 for sale·12 for rent
Properties for Sale in Borjomi
Latest Listings
Showing 1–12 of 50 listings
Studio · 1 m² in Likani / Spa Belt
Studio · 1 m² in Likani / Spa Belt
Studio · 1 m² in Robakidze / Resort Fringe
Studio · 1 m² in Robakidze / Resort Fringe
Studio · 1 m² in Likani / Spa Belt
Studio · 1 m² in Likani / Spa Belt
Studio · 1 m² in Likani / Spa Belt
Studio · 1 m² in Likani / Spa Belt
Studio · 1 m² in Robakidze / Resort Fringe
Studio · 1 m² in Likani / Spa Belt
Studio · 1 m² in Central Borjomi / Park Area
Studio · 1 m² in Robakidze / Resort Fringe
Yield by Neighborhood — Borjomi
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Meskheti Corridor | ₾2,180–₾2,647 (₪2,376–₪2,885) | 6%–8% | N/A | The active new-build strip along Meskheti Street toward Likani, hosting essentially all of Borjomi's current development pipeline (Likani Hills, Likani Residence; studios from ~$31.6K, from ~$900/m²). Distinct from the existing Likani/Spa Belt NB (the sanatorium-park zone itself): this is where the investable off-plan product actually sits. |
| Borjomi Plateau / Sadgeri | ₾2,180–₾2,647 (₪2,376–₪2,885) | 6%–8% | N/A | The upper plateau reached by the town ropeway, gateway to Borjomi-Kharagauli National Park trails and the Sadgeri resort villas zone. Lifestyle/second-home thesis with an infrastructure catalyst in the refurbished cable car and park tourism growth. |
| Central Borjomi / Park Area centralmineral watertourist | ₾2,117–₾2,740 (₪2,308–₪2,987) | 6%–7.5% | STR Permitted 🟢 No STR ordinance; low-regulation | Walkable tourist core; mineral water park; main commercial strip |
| Likani / Spa Belt wellnessspapremium | ₾2,335–₾2,958 (₪2,546–₪3,224) | 6.5%–8% | STR Permitted 🟢 No STR ordinance; low-regulation | Strongest wellness-resort positioning; presidential area; premium |
| Robakidze / Resort Fringe new buildvaluequiet | ₾1,868–₾2,491 (₪2,037–₪2,715) | 5.5%–7% | STR Permitted 🟢 No STR ordinance; low-regulation | Newer stock; lower entry; quieter resort fringe |
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 Borjomi
Meskheti Corridor
The active new-build strip along Meskheti Street toward Likani, hosting essentially all of Borjomi's current development pipeline (Likani Hills, Likani Residence; studios from ~$31.6K, from ~$900/m²). Distinct from the existing Likani/Spa Belt NB (the sanatorium-park zone itself): this is where the investable off-plan product actually sits.
Price from ₾2,180/m² (₪2,376/m²)
Borjomi Plateau / Sadgeri
The upper plateau reached by the town ropeway, gateway to Borjomi-Kharagauli National Park trails and the Sadgeri resort villas zone. Lifestyle/second-home thesis with an infrastructure catalyst in the refurbished cable car and park tourism growth.
Price from ₾2,180/m² (₪2,376/m²)
Central Borjomi / Park Area
Walkable tourist core; mineral water park; main commercial strip
Price from ₾2,117/m² (₪2,308/m²)
Likani / Spa Belt
Strongest wellness-resort positioning; presidential area; premium
Price from ₾2,335/m² (₪2,546/m²)
Robakidze / Resort Fringe
Newer stock; lower entry; quieter resort fringe
Price from ₾1,868/m² (₪2,037/m²)
Market Review — Borjomi
Borjomi, famous worldwide for its mineral water brand, is Georgia's premier mountain resort town and an emerging investment hotspot. Nestled in a forested gorge with natural hot springs, the town attracts year-round visitors — winter skiing at nearby Bakuriani and summer hiking create dual-season tourism demand.
Property prices of €600–950/m² are remarkably affordable for a recognized resort destination. Short-term rental yields during peak seasons can reach 6–8%, though annual averages are lower due to seasonality. The ongoing development of tourism infrastructure, including improved roads from Tbilisi and new resort facilities, is gradually extending the season.
For investors seeking an affordable resort property with genuine income potential, Borjomi offers an entry point that more established European ski towns priced out long ago. Georgia's visa-free policies for most nationalities and simple property purchase process for foreigners add practical advantages.
Last updated: June 20, 2026
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