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
Properties in Gudauri
760 for sale·422 for rent
Properties for Sale in Gudauri
Latest Listings
Showing 1–12 of 50 listings
Studio · 1 m² in New Gudauri Gondola Belt
Studio · 1 m² in Upper Gudauri Slope Belt
Studio · 1 m² in New Gudauri Gondola Belt
Studio · 1 m² in New Gudauri Gondola Belt
Studio · 1 m² in Upper Gudauri Slope Belt
Studio · 1 m² in Upper Gudauri Slope Belt
Studio · 1 m² in New Gudauri Gondola Belt
Studio · 1 m² in New Gudauri Gondola Belt
Studio · 1 m² in Upper Gudauri Slope Belt
Studio · 1 m² in New Gudauri Gondola Belt
Studio · 1 m² in Upper Gudauri Slope Belt
Studio · 1 m² in New Gudauri Gondola Belt
Yield by Neighborhood — Gudauri
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Kobi Valley Corridor | ₾3,425–₾4,359 (₪3,734–₪4,752) | 7.5%–9.5% | N/A | The valley floor at the northern terminus of the 2,450 m Kobi–Gudauri gondola (longest in the Caucasus, 7-minute link to New Gudauri). Classic infrastructure-catalyst NB: dramatically cheaper land than New Gudauri with lift-served access to the same ski domain, plus year-round Kazbegi-road tourist flow. |
| Upper Gudauri Slope Belt scenicslope viewpremium | ₾3,737–₾4,671 (₪4,073–₪5,091) | 7.5%–10% | STR Permitted 🟢 No STR ordinance; low-regulation | Scenic; premium slope views; thinner liquidity; lower density |
| New Gudauri Gondola Belt ski in outgondolawinter | ₾4,048–₾4,982 (₪4,412–₪5,431) | 8%–11% | STR Permitted 🟢 No STR ordinance; low-regulation | Prime ski-in/ski-out; best STR returns; gondola-adjacent stock |
| Central / Lower Gudauri skiaccessiblemid range | ₾3,114–₾4,048 (₪3,394–₪4,412) | 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.
Investment Areas in Gudauri
Kobi Valley Corridor
The valley floor at the northern terminus of the 2,450 m Kobi–Gudauri gondola (longest in the Caucasus, 7-minute link to New Gudauri). Classic infrastructure-catalyst NB: dramatically cheaper land than New Gudauri with lift-served access to the same ski domain, plus year-round Kazbegi-road tourist flow.
Price from ₾3,425/m² (₪3,734/m²)
Upper Gudauri Slope Belt
Scenic; premium slope views; thinner liquidity; lower density
Price from ₾3,737/m² (₪4,073/m²)
New Gudauri Gondola Belt
Prime ski-in/ski-out; best STR returns; gondola-adjacent stock
Price from ₾4,048/m² (₪4,412/m²)
Central / Lower Gudauri
Easier car access; established hotels; mid-range ski area
Price from ₾3,114/m² (₪3,394/m²)
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
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