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
Properties in Kutaisi
170 for sale·65 for rent
Properties for Sale in Kutaisi
Latest Listings
Showing 1–12 of 50 listings
4-Bed Apartment · 110 m² in Nikea / University Belt
3-Bed Apartment · 117 m² in Nikea / University Belt
2-Bed Apartment · 48 m² in City Centre / Royal District
3-Bed Apartment · 66.77 m² in City Centre / Royal District
2-Bed Apartment · 51.5 m² in Nikea / University Belt
2-Bed Apartment · 50.4 m² in Nikea / University Belt
2-Bed Apartment · 76.5 m² in Nikea / University Belt
2-Bed Apartment · 74.5 m² in City Centre / Royal District
1-Bed Studio · 40.5 m² in Nikea / University Belt
3-Bed Apartment · 109.5 m² in City Centre / Royal District
2-Bed Apartment · 54 m² in Nikea / University Belt
3-Bed Apartment · 80.4 m² in City Centre / Royal District
Yield by Neighborhood — Kutaisi
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Gora / Bagrati | ₾2,024–₾2,491 (₪2,206–₪2,715) | 7%–10% | N/A | Historic hillside quarter cascading below the UNESCO-listed Bagrati Cathedral on Ukimerioni Hill, with the best views in the city and quiet cobbled streets. The prime boutique-guesthouse / STR micro-market of Kutaisi, fed by the Wizzair-driven tourist flow through Kutaisi International. |
| Balakhvani | ₾2,024–₾2,491 (₪2,206–₪2,715) | 7%–10% | N/A | Established right-bank residential neighbourhood where Kutaisi's newer residential complexes are clustering. Mid-market family long-let demand plus new-build supply at $600–$1,000/m² — 50–70% below Tbilisi — makes it the straightforward income play. |
| Mtsvanekvavila | ₾2,024–₾2,491 (₪2,206–₪2,715) | 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. |
| Avtokarkhana | ₾2,024–₾2,491 (₪2,206–₪2,715) | 7%–10% | N/A | The former automobile-plant district on the left bank toward the airport road. Deep-value regeneration thesis: lowest entry prices in the city, large-format ex-industrial land, and positioned to benefit from FIZ/airport-corridor spillover as Kutaisi's logistics role grows. |
| Airport / FIZ Corridor industrialfizairport | ₾1,713–₾2,335 (₪1,867–₪2,546) | 6%–8% | STR Permitted 🟢 No STR ordinance; low-regulation | Lower entry; logistics/industrial; FIZ worker demand |
| Nikea / University Belt studentuniversityaffordable | ₾1,868–₾2,491 (₪2,037–₪2,715) | 7%–9% | STR Permitted 🟢 No STR ordinance; low-regulation | Steady student/local rental; university proximity; affordable |
| City Centre / Royal District heritagewalkabletourism | ₾2,180–₾2,802 (₪2,376–₪3,055) | 8%–11% | STR Permitted 🟢 No STR ordinance; low-regulation | Best tourism and walkability; UNESCO heritage; highest rental rates |
| Sapichkhia | ₾2,024–₾2,491 (₪2,206–₪2,715) | 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. |
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
Gora / Bagrati
Historic hillside quarter cascading below the UNESCO-listed Bagrati Cathedral on Ukimerioni Hill, with the best views in the city and quiet cobbled streets. The prime boutique-guesthouse / STR micro-market of Kutaisi, fed by the Wizzair-driven tourist flow through Kutaisi International.
Price from ₾2,024/m² (₪2,206/m²)
Balakhvani
Established right-bank residential neighbourhood where Kutaisi's newer residential complexes are clustering. Mid-market family long-let demand plus new-build supply at $600–$1,000/m² — 50–70% below Tbilisi — makes it the straightforward income play.
Price from ₾2,024/m² (₪2,206/m²)
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 ₾2,024/m² (₪2,206/m²)
Avtokarkhana
The former automobile-plant district on the left bank toward the airport road. Deep-value regeneration thesis: lowest entry prices in the city, large-format ex-industrial land, and positioned to benefit from FIZ/airport-corridor spillover as Kutaisi's logistics role grows.
Price from ₾2,024/m² (₪2,206/m²)
Airport / FIZ Corridor
Lower entry; logistics/industrial; FIZ worker demand
Price from ₾1,713/m² (₪1,867/m²)
Nikea / University Belt
Steady student/local rental; university proximity; affordable
Price from ₾1,868/m² (₪2,037/m²)
City Centre / Royal District
Best tourism and walkability; UNESCO heritage; highest rental rates
Price from ₾2,180/m² (₪2,376/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 ₾2,024/m² (₪2,206/m²)
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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