Gudauri
Caucasus ski resort; modern gondola system; 3 hours from Tbilisi; growing winter sports infrastructure
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
Local STR Rules — Gudauri
Winter-dominant market; seasonal ski resort; verify local authority rules
Market Analysis — Gudauri
Key demand drivers and main investment risks
✅Demand Drivers
- •Ski resort with gondola infrastructure
- •easy access from Tbilisi
- •compact-unit investor stock dominates
⚠️Key Risks
- •Extreme seasonality
- •snow/weather and road-access risk
- •thin off-season base
- •small-market liquidity
🇮🇱 Notes for Israeli investors
Minimal Israeli ownership signal in sources reviewed
Schools: curricula and languages of instruction
This reports which school curricula and languages of instruction are available to a child in this city — not how many foreign residents live here.
Public schools: languages of instruction: Georgian · Source
Listed alphabetically — not a ranking or a recommendation. Compiled from public sources; confirm details with the school.
Properties in Gudauri
19 for sale·2 for rent
Properties for Sale in Gudauri
Latest Listings
Showing 1–12 of 50 listings
3-Bed Apartment · 237 m² in Gudauri
1-Bed Studio · 32 m² in Gudauri
3-Bed Apartment · 90 m² in Gudauri
3-Bed Apartment · 150 m² in Gudauri
2-Bed Apartment · 55 m² in Gudauri
1-Bed Studio · 37 m² in Gudauri
2-Bed Apartment · 55 m² in Gudauri
4-Bed Apartment · 83 m² in Gudauri
2-Bed Apartment · 63 m² in Gudauri
3-Bed Apartment · 70 m² in Gudauri
1-Bed Studio · 22 m² in Gudauri
2-Bed Apartment · 62 m² in Gudauri
Yield by Neighborhood — Gudauri
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Central / Lower Gudauri skiaccessiblemid range | ₾2,927–₾3,806 (₪3,482–₪4,527) | 7%–9% | STR Permitted 🟢 No STR ordinance; low-regulation | Easier car access; established hotels; mid-range ski area |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Editorial | CASABROVA
All articles →CASABROVA Global Investor Briefing — October 2026
The board barely moved: twenty-one of twenty-nine markets are unchanged, and the three that crossed two points did so because our own readings changed, not because anything happened in those markets. The top is now a three-way tie — Estonia 74.6, Poland 74.3, Slovenia 74.3 — with three tenths of a point between first and third.
CASABROVA Global Investor Briefing — September 2026
The Score did not move: no market changed by even half a point, and Estonia edged past Poland into #1 by 0.20 — inside the noise. What moved was the cost of money, and in opposite directions: New Zealand and Korea raised, Israel cut, Canada held, and 12-month Euribor crossed 3%. House prices rose in 25 of the 27 markets we can price for 2025, led by Hungary at +18.3%; only Canada and New Zealand fell.
Q2 2026 Investor Briefing
Our quarterly cross-market briefing: twenty-nine markets, the cost of borrowing as a foreign buyer, cycle position, tax by nationality, and the CASABROVA Score.
Market Review — Gudauri
Gudauri, Georgia's premier ski resort at 2,200 meters above sea level, has emerged as an affordable alternative to overcrowded European ski destinations. With modern gondola lifts, consistent snowfall, and lift pass prices a fraction of Alpine resorts, Gudauri attracts a growing international visitor base from Russia, the Middle East, and increasingly from Europe.
Property prices of €1,000–1,600/m² for ski-adjacent apartments are remarkably low by any global ski resort standard. Short-term rental yields during the December–April ski season can reach 8–11%, though annual yields are lower when accounting for the off-season. Year-round appeal is growing with summer hiking and paragliding activities.
For investors seeking ski resort exposure at frontier-market prices, Gudauri offers an entry point that Swiss, Austrian, or French resorts priced out decades ago. Georgia's simple property purchase process and zero restrictions on foreign ownership remove typical barriers to entry.
Last updated: June 20, 2026
Discussions — Gudauri
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