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
12 for sale·30 for rent
Properties for Sale in Kutaisi
Latest Listings
Showing 1–12 of 50 listings
1-Bed Studio · 33 m² in Zastava
2-Bed Studio · 43 m² in Balakhvani
4-Bed Apartment · 100 m² in Avtokarkhana Settlement
4-Bed Apartment · 115 m² in Mtsvanekvavila
3-Bed Apartment in Chavchavadze settlement
3-Bed Apartment · 94 m² in Nikea Settlement
4-Bed Apartment · 87 m² in Aghmashenebeli Settlement
3-Bed Apartment · 45 m² in Balakhvani
2-Bed Apartment · 60 m² in Nikea Settlement
2-Bed Apartment · 60 m² in Zastava
6-Bed Apartment · 146.22 m² in Mefesutubani
3-Bed Apartment · 105 m² in Gabashvili Hill
Yield by Neighborhood — Kutaisi
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| City Centre / Royal District heritagewalkabletourism | ₾2,229–₾2,866 (₪2,443–₪3,141) | 8%–11% | STR Permitted 🟢 No STR ordinance; low-regulation | |
| Mtsvanekvavila | ₾2,070–₾2,547 (₪2,269–₪2,792) | 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. |
| Airport / FIZ Corridor industrialfizairport | ₾1,751–₾2,388 (₪1,920–₪2,618) | 6%–8% | STR Permitted 🟢 No STR ordinance; low-regulation | Lower entry; logistics/industrial; FIZ worker demand |
| Sapichkhia | ₾2,070–₾2,547 (₪2,269–₪2,792) | 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. |
| Gora / Bagrati | ₾2,070–₾2,547 (₪2,269–₪2,792) | 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. |
| Nikea / University Belt studentuniversityaffordable | ₾1,911–₾2,547 (₪2,094–₪2,792) | 7%–9% | STR Permitted 🟢 No STR ordinance; low-regulation | |
| Balakhvani | ₾2,070–₾2,547 (₪2,269–₪2,792) | 7%–10% | N/A | |
| Avtokarkhana | ₾2,070–₾2,547 (₪2,269–₪2,792) | 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
City Centre / Royal District
Price from ₾2,229/m² (₪2,443/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 ₾2,070/m² (₪2,269/m²)
Airport / FIZ Corridor
Lower entry; logistics/industrial; FIZ worker demand
Price from ₾1,751/m² (₪1,920/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 ₾2,070/m² (₪2,269/m²)
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 ₾2,070/m² (₪2,269/m²)
Nikea / University Belt
Price from ₾1,911/m² (₪2,094/m²)
Balakhvani
Price from ₾2,070/m² (₪2,269/m²)
Avtokarkhana
Price from ₾2,070/m² (₪2,269/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
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