Tbilisi
Caucasus capital; ancient Old Town; rapidly modernizing; digital-nomad hotspot
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
Local STR Rules — Tbilisi
No city-level STR cap or registration found; verify with local authorities; low-regulation environment
Market Analysis — Tbilisi
Key demand drivers and main investment risks
✅Demand Drivers
- •Georgia political/economic center
- •deep office/university base
- •digital-nomad demand
- •year-round city tourism
⚠️Key Risks
- •GEL FX risk
- •supply pipeline/oversupply pockets
- •political-sentiment shocks
- •STR competition
🇮🇱 Notes for Israeli investors
Rising Israeli arrivals; Hebrew-language investor marketing; growing diaspora real estate interest
Properties in Tbilisi
506 for sale·454 for rent
Properties for Sale in Tbilisi
Latest Listings
Showing 1–12 of 50 listings
3-Bed Apartment · 60 m² in Digomi
2-Bed Apartment · 63 m² in Saburtalo
3-Bed Apartment · 91 m² in Digomi
4-Bed Apartment · 125 m² in Varketili
5-Bed Apartment · 130 m² in Districts of Vazha Pshavela
2-Bed Apartment · 57 m² in Vake
6-Bed Apartment · 140 m² in Digomi
3-Bed Apartment · 65 m² in Ortachala
4-Bed Apartment · 85 m² in Saburtalo
3-Bed Apartment · 86 m² in Isani
3-Bed Apartment · 72 m² in Vake
8-Bed Villa · 312 m² in Sololaki
Yield by Neighborhood — Tbilisi
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Vake | ₾3,589–₾12,253 (₪3,933–₪13,430) | 1.3%–10.5% | STR Permitted 🟢 | |
| Lisi lake | ₾3,821–₾8,916 (₪4,188–₪9,772) | 3%–9% | STR Permitted 🟢 | Western Tbilisi suburban district around Lisi Lake; villas, low-density, premium new-builds |
| Old Tbilisi / Abanotubani heritagetourismstr | ₾3,184–₾4,776 (₪3,490–₪5,235) | 12%–16% | STR Permitted 🟢 No STR ordinance; low-regulation | Heritage STR play; sulphur baths; strongest visitor demand; premium nightly rates |
| Mesame masivi | ₾2,471–₾4,760 (₪2,708–₪5,218) | 2.4%–8.4% | STR Permitted 🟢 | Eastern Tbilisi/Varketili-area mass housing stock |
| Nadzaladevi | ₾3,334–₾5,098 (₪3,654–₪5,588) | 2.2%–9.4% | STR Permitted 🟢 | Older north-central Tbilisi district; metro-linked |
| Saburtalo (Tbilisi) residentialltrliquid | ₾2,866–₾4,140 (₪3,141–₪4,537) | 11%–14% | STR Permitted 🟢 No STR ordinance; 1% small-business regime available | |
| Didi digomi | ₾2,859–₾5,034 (₪3,134–₪5,518) | 1.4%–7.2% | STR Permitted 🟢 | Peripheral northwest Tbilisi residential district; new-build supply |
| Digomi | ₾2,719–₾5,442 (₪2,981–₪5,965) | 3%–8% | STR Permitted 🟢 | Outer northwest Tbilisi area around Digomi 1-9 and Digomi massif |
| Nutsubidze plateau | ₾2,608–₾5,547 (₪2,858–₪6,080) | 5%–13.2% | STR Permitted 🟢 | Western hillside Tbilisi plateau; mixed older + new buildings |
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 Tbilisi
Vake
Price from ₾3,589/m² (₪3,933/m²)
Lisi lake
Western Tbilisi suburban district around Lisi Lake; villas, low-density, premium new-builds
Price from ₾3,821/m² (₪4,188/m²)
Old Tbilisi / Abanotubani
Heritage STR play; sulphur baths; strongest visitor demand; premium nightly rates
Price from ₾3,184/m² (₪3,490/m²)
Mesame masivi
Eastern Tbilisi/Varketili-area mass housing stock
Price from ₾2,471/m² (₪2,708/m²)
Nadzaladevi
Older north-central Tbilisi district; metro-linked
Price from ₾3,334/m² (₪3,654/m²)
Saburtalo (Tbilisi)
Price from ₾2,866/m² (₪3,141/m²)
Didi digomi
Peripheral northwest Tbilisi residential district; new-build supply
Price from ₾2,859/m² (₪3,134/m²)
Digomi
Outer northwest Tbilisi area around Digomi 1-9 and Digomi massif
Price from ₾2,719/m² (₪2,981/m²)
Nutsubidze plateau
Western hillside Tbilisi plateau; mixed older + new buildings
Price from ₾2,608/m² (₪2,858/m²)
Market Review — Tbilisi
Tbilisi is the highest-yielding capital city in CASABROVA's coverage: 8–12% STR and 8–9% LTR at roughly $1,000–1,300/m² (≈ €900–1,200/m²) entry. These numbers are real — driven by a large influx of international relocators since 2022, a booming digital nomad scene, and Georgia's visa-free policy for 95+ nationalities. The city has transformed from a backpacker curiosity into a genuine expat hub with Airbnb demand that rivals European capitals at a fraction of the cost.
STR is completely unregulated — no licensing, no caps, no registration requirements. This is both the opportunity and the risk: low barriers mean high competition, and the government could introduce regulation at any time. Year-over-year appreciation of 8% in Tbilisi and 6% in Batumi shows the market is still in expansion phase.
The lari (GEL) is a Tier 3 currency with real volatility — a 10-15% depreciation is possible in a single year, which can erase yield gains for foreign investors. The economy is small, tourism-dependent, and regionally exposed. Property rights are strong for the region but untested under stress. Tbilisi is for investors who want maximum yield, accept emerging-market risk, and plan to manage actively. It is not a passive investment.
Last updated: April 13, 2026
Discussions — Tbilisi
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