Apartments for Sale in Tbilisi

Tbilisi apartment prices by district

Median asking prices in euro per square meter across Tbilisi, measured from live listings in September 2026. These are asking prices, not recorded sale prices, and they are the same figures published in our Georgia Property Price Index.

Gross yield is the district median annual rent divided by the district median asking price, before costs and vacancy. Districts with too few rental listings to measure show n/a rather than an estimate.

Why buy an apartment in Tbilisi

Georgia's capital and its deepest property market. A third of the country lives here, and demand comes from local professionals, students, remote workers and regional business at once, so it holds up through winter.

Entry price

A fraction of comparable European capitals, per square metre.

Foreign buyers

Same terms as Georgian citizens. Only agricultural land is restricted.

Purchase tax

None, and no stamp duty. Registration is a flat fee.

Rental tax

5% flat for registered individual landlords.

Capital gains

None on a sale after two years of ownership.

Registration

Days at the public registry, not months.

Which Tbilisi district to buy in

The table above ranks every district by current median. What each one trades away:

Vake

Premium and established. Highest prices, most reliable tenants, strongest appreciation.

Old Tbilisi

Historic stock with short-let appeal. Building condition varies enormously, so view in person.

Saburtalo

The investor default: universities, offices and metro keep vacancy low. New builds discount to Vake.

Didi Dighomi, Gldani, Nadzaladevi

Lowest entry points in modern blocks. Yield over appreciation.

Ortachala, Isani, Samgori

Among the highest gross yields, because prices have not caught up with rents.

What a Tbilisi apartment actually costs

Three currencies appear in a single purchase: the table above is in euro per square metre, developer listings are usually in dollars, contracts often in lari. Confirm which one a quote is in before comparing two.

Beyond the price

Registry fee, modest notary fees, and furnishing a new build to rentable standard.

“Starting price”

The cheapest unit in the building, not the one you want, and not comparable to the resale medians above.

Rental demand and yields in Tbilisi

Demand comes from unrelated sources, which is why it is steadier than a resort market: students in Saburtalo, professionals and embassy staff in Vake, short-term guests in Old Tbilisi and along Rustaveli.

Districts with the lowest gross yields are the ones where prices have run ahead of rents. That is the trade for stronger capital appreciation.

New builds versus older stock

Soviet-era blocks

Cheaper per square metre and often generously proportioned. Shared infrastructure, unclear communal ownership and renovation costs are the risks a photograph hides.

Built since 2005

Solves those, but off plan means trusting delivery. Established builders and first-time newcomers are different risk classes.

Before any deposit

Confirm the developer owns the land, holds a building permit, and has not mortgaged the project. All three are public record.

Checking a Tbilisi apartment before you buy

Georgia's registry is genuinely open, which is the biggest advantage a foreign buyer has here. Any cadastral code gives you the legal owner, any mortgage or seizure, and whether the boundaries match what is being sold. You can run it on any Tbilisi address, including properties you found elsewhere.