Kutaisi
Western Georgia's historic capital; UNESCO world heritage; Rioni River setting; growing connectivity
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
Local STR Rules — Kutaisi
No city-level STR ordinance; UNESCO heritage tourism city
Market Analysis — Kutaisi
Key demand drivers and main investment risks
✅Demand Drivers
- •UNESCO/heritage tourism
- •western Georgia commercial hub
- •airport connectivity
- •two free industrial zones
⚠️Key Risks
- •Smaller exit market
- •lower tourism depth than Tbilisi/Batumi
- •FX/political risk
🇮🇱 Notes for Israeli investors
Minimal Israeli investor presence; early-mover opportunity market
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 Kutaisi
208 for sale·268 for rent
Properties for Sale in Kutaisi
Latest Listings
Showing 1–12 of 50 listings
2-Bed Apartment · 52 m² in Nikea Settlement
4-Bed Apartment · 90 m² in Nikea Settlement
3-Bed Apartment · 85 m² in Nikea Settlement
2-Bed Apartment in Saburtalo
4-Bed Apartment · 100 m² in Zastava
3-Bed Apartment · 63 m² in Safichkhia
4-Bed Apartment · 73 m² in Zastava
3-Bed Apartment · 60 m² in Zastava
3-Bed Apartment · 59 m² in Nikea Settlement
2-Bed Apartment · 60 m² in Aghmashenebeli Settlement
3-Bed Apartment · 84 m² in Nikea Settlement
1-Bed Studio · 35 m² in Vakisubani
Yield by Neighborhood — Kutaisi
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Mtsvanekvavila | ₾1,903–₾2,342 (₪2,263–₪2,786) | 7%–10% | N/A | Green riverside quarter along the Rioni with outstanding views, repeatedly flagged in stay-guides as the most pleasant residential pocket in the city. Lifestyle/STR thesis: low-rise, quiet, scenic — the natural second boutique-accommodation cluster after Gora. |
| Sapichkhia | ₾1,903–₾2,342 (₪2,263–₪2,786) | 7%–10% | N/A | Historic right-bank district adjacent to the centre, combining character housing with proximity to Rustaveli Avenue's modern complexes. Gentrification-path profile: walkable to everything, undervalued relative to the City Centre / Royal District. |
| Nikea / University Belt studentuniversityaffordable | ₾1,756–₾2,342 (₪2,089–₪2,786) | 7%–9% | STR Permitted 🟢 No STR ordinance; low-regulation | |
| City Centre / Royal District heritagewalkabletourism | ₾2,049–₾2,635 (₪2,438–₪3,134) | 8%–11% | STR Permitted 🟢 No STR ordinance; low-regulation | |
| Airport / FIZ Corridor industrialfizairport | ₾1,610–₾2,196 (₪1,915–₪2,612) | 6%–8% | STR Permitted 🟢 No STR ordinance; low-regulation | Lower entry; logistics/industrial; FIZ worker demand |
| Balakhvani | ₾1,903–₾2,342 (₪2,263–₪2,786) | 7%–10% | N/A | |
| Avtokarkhana | ₾1,903–₾2,342 (₪2,263–₪2,786) | 7%–10% | N/A |
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 Kutaisi
Mtsvanekvavila
Green riverside quarter along the Rioni with outstanding views, repeatedly flagged in stay-guides as the most pleasant residential pocket in the city. Lifestyle/STR thesis: low-rise, quiet, scenic — the natural second boutique-accommodation cluster after Gora.
Price from ₾1,903/m² (₪2,263/m²)
Sapichkhia
Historic right-bank district adjacent to the centre, combining character housing with proximity to Rustaveli Avenue's modern complexes. Gentrification-path profile: walkable to everything, undervalued relative to the City Centre / Royal District.
Price from ₾1,903/m² (₪2,263/m²)
Nikea / University Belt
Price from ₾1,756/m² (₪2,089/m²)
City Centre / Royal District
Price from ₾2,049/m² (₪2,438/m²)
Airport / FIZ Corridor
Lower entry; logistics/industrial; FIZ worker demand
Price from ₾1,610/m² (₪1,915/m²)
Balakhvani
Price from ₾1,903/m² (₪2,263/m²)
Avtokarkhana
Price from ₾1,903/m² (₪2,263/m²)
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 — Kutaisi
Kutaisi is Georgia's second city and a growing tourism hub thanks to its budget airline airport connections. The city's UNESCO World Heritage sites, cave systems, and wine country access attract cultural tourists. Property prices are among Georgia's lowest, offering some of the most accessible apartment entry points in CASABROVA's coverage.
Last updated: June 20, 2026
Discussions — Kutaisi
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