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
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
American International School Progress - Tbilisi
Curricula: Advanced Placement (AP); American Curriculum; American curriculum (AP, Cognia); American high-school diploma pathway with AP alongside Georgian certificate; Cognia-recognized programme; Georgian national; Georgian National Curriculum
Language of instruction: not stated by the source
Source · Checked:
British Georgian Academy
Curricula: Cambridge (secondary source); Cambridge Pathway; Cambridge Primary/IPC integrated with Georgian curriculum; Cambridge secondary and IB Diploma; IB Diploma Programme (DP); IB DP
Language of instruction: English; Georgian
Source · Checked:
British International School of Tbilisi
Curricula: A-Level; Cambridge IGCSE; Cambridge International A Level; Cambridge International AS & A Level; Cambridge Lower Secondary; Cambridge Primary; Cambridge Primary/Secondary; Cambridge Secondary 1; English National Curriculum; English National Curriculum, IPC, Cambridge IGCSE, A Level; IEYC; IGCSE; International Early Years Curriculum (IEYC); International Early Years/Primary; International Primary Curriculum (IPC); IPC; National Curriculum for England with IPC and Cambridge pathways
Language of instruction: not stated by the source
Source · Checked:
Buckswood International School Tbilisi
Curricula: bespoke/Georgian national (secondary); Pearson Edexcel IGCSE; Pearson Edexcel International GCSE; Pearson Edexcel iProgress
Language of instruction: not stated by the source
Source · Checked:
Georgian-American High School
Curricula: Advanced Placement (AP); Cambridge Pathway; Cambridge, AP, American (secondary); Cognia-recognized programme
Language of instruction: not stated by the source
Source · Checked:
Georgian-American High School of Vake (GAHSV)
Curricula: Advanced Placement (AP); American High School Diploma programme; Cambridge Pathway; Cognia-recognized programme
Stages or ages: Preparatory group ages 5–6; Primary I–V; Basic VI–IX; Intermediate X–XII
Language of instruction: not stated by the source
Source · Checked:
Georgian-American School Progress (Tbilisi campus)
Curricula: American curriculum; AP; Georgian National Curriculum
Stages or ages: Kindergarten–Grade 12
Language of instruction: not stated by the source
Source · Checked:
IB Mthiebi
Curricula: International A Level; Pearson Edexcel iProgress
Stages or ages: Preschool, Primary, Secondary, High School
Language of instruction: not stated by the source
Source · Checked:
Oakleaf School
Curricula: Georgian National Curriculum; IB Diploma Programme (DP); IB DP
Language of instruction: English
Source · Checked:
QSI International School of Tbilisi
Curricula: Advanced Placement (AP); American Curriculum; American curriculum (mastery learning); American school curriculum; AP is supplementary; AP (including Capstone); QSI curriculum aligned to U.S. standards; US-style QSI curriculum, AP
Language of instruction: English · Language source
Source · Checked:
Saduni School
Curricula: Georgian National Curriculum; International Program (Cognia)
Stages or ages: Preschool, Primary, Basic, Secondary
Language of instruction: not stated by the source
Source · Checked:
School Qorali
Curricula: Cognia-recognized programme
Language of instruction: not stated by the source
Source · Checked:
More schools
Tbilisi International School
Curricula: Cognia-recognized programme
Language of instruction: not stated by the source
Source · Checked:
UG School
Curricula: Cambridge Pathway; Integrated British/Cambridge and Georgian school curriculum; Pearson Edexcel iProgress
Language of instruction: not stated by the source
Source · Checked:
Listed alphabetically — not a ranking or a recommendation. Compiled from public sources; confirm details with the school.
Properties in Tbilisi
2632 for sale·5388 for rent
Properties for Sale in Tbilisi
Latest Listings
Showing 1–12 of 50 listings
2-Bed Apartment · 56 m² in Saburtalo
3-Bed Apartment · 62 m² in Saburtalo
2-Bed Apartment · 53 m² in Mesame masivi
4-Bed Apartment · 150 m² in Mesame masivi
2-Bed Apartment · 58 m² in Saburtalo
1-Bed Studio · 34 m² in Sanzona
4-Bed Apartment · 145 m² in Lisi lake
3-Bed Apartment · 103 m² in Lisi lake
1-Bed Apartment · 58.1 m² in Mesame masivi
4-Bed Villa · 152 m² in Lisi lake
3-Bed Apartment · 61 m² in Didi digomi
3-Bed Apartment · 65 m² in Lisi lake
Yield by Neighborhood — Tbilisi
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Digomi | ₾2,500–₾5,003 (₪2,974–₪5,951) | 3%–8% | STR Permitted 🟢 | Outer northwest Tbilisi area around Digomi 1-9 and Digomi massif |
| Lisi lake | ₾3,513–₾8,197 (₪4,179–₪9,750) | 3%–9% | STR Permitted 🟢 | Western Tbilisi suburban district around Lisi Lake; villas, low-density, premium new-builds |
| Saburtalo (Tbilisi) residentialltrliquid | ₾2,635–₾3,806 (₪3,134–₪4,527) | 11%–14% | STR Permitted 🟢 No STR ordinance; 1% small-business regime available | |
| Vake | ₾3,299–₾11,265 (₪3,924–₪13,400) | 1.3%–10.5% | STR Permitted 🟢 | |
| Old Tbilisi / Abanotubani heritagetourismstr | ₾2,927–₾4,391 (₪3,482–₪5,223) | 12%–16% | STR Permitted 🟢 No STR ordinance; low-regulation | Heritage STR play; sulphur baths; strongest visitor demand; premium nightly rates |
| Mesame masivi | ₾2,272–₾4,376 (₪2,702–₪5,206) | 2.4%–8.4% | STR Permitted 🟢 | Eastern Tbilisi/Varketili-area mass housing stock |
| Nadzaladevi | ₾3,065–₾4,687 (₪3,646–₪5,575) | 2.2%–9.4% | STR Permitted 🟢 | Older north-central Tbilisi district; metro-linked |
| Didi digomi | ₾2,629–₾4,628 (₪3,127–₪5,505) | 1.4%–7.2% | STR Permitted 🟢 | Peripheral northwest Tbilisi residential district; new-build supply |
| Nutsubidze plateau | ₾2,398–₾5,100 (₪2,852–₪6,066) | 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
Digomi
Outer northwest Tbilisi area around Digomi 1-9 and Digomi massif
Price from ₾2,500/m² (₪2,974/m²)
Lisi lake
Western Tbilisi suburban district around Lisi Lake; villas, low-density, premium new-builds
Price from ₾3,513/m² (₪4,179/m²)
Saburtalo (Tbilisi)
Price from ₾2,635/m² (₪3,134/m²)
Vake
Price from ₾3,299/m² (₪3,924/m²)
Old Tbilisi / Abanotubani
Heritage STR play; sulphur baths; strongest visitor demand; premium nightly rates
Price from ₾2,927/m² (₪3,482/m²)
Mesame masivi
Eastern Tbilisi/Varketili-area mass housing stock
Price from ₾2,272/m² (₪2,702/m²)
Nadzaladevi
Older north-central Tbilisi district; metro-linked
Price from ₾3,065/m² (₪3,646/m²)
Didi digomi
Peripheral northwest Tbilisi residential district; new-build supply
Price from ₾2,629/m² (₪3,127/m²)
Nutsubidze plateau
Western hillside Tbilisi plateau; mixed older + new buildings
Price from ₾2,398/m² (₪2,852/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 — 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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