A no-fluff breakdown of Georgia's real estate market by city and district — real prices per m², rental yields, and where to look first. No filler, no single developer's advertising.
Cities
Full coverage: all 59 municipalities of Georgia and 5 republican-significance cities, grouped by official region — from the capital to the smallest district center.
Major Cities (Republican-Significance Cities)
Tbilisi
About 1.33M residents, from $1,100/m² in Didi Dighomi to ~$2,300/m² in Vake, 6–9% rental yield.
See districts → ResortBatumi
236K residents (2024 census), from $1,200/m² in New Boulevard to ~$3,000/m² in the Old Town, 7–10% yield.
See districts → 3rd largestKutaisi
About 161K residents, a low-cost airline hub, growing investor interest.
More → Tbilisi satelliteRustavi
132K residents (2024 census), Old and New Rustavi — the most affordable entry among major cities.
See districts → PortPoti
42K residents, Georgia's main port and a free industrial zone.
More →Adjara (Autonomous Republic)
Kobuleti
17K residents, the same coastline as Batumi, noticeably more affordable.
More → MountainsKhulo
A cable car and the Beshumi resort — the region's mountain side.
More → Ski ResortGoderdzi
A young resort on a pass above Khulo — 8 km of runs, minimal infrastructure.
More → WaterfallKeda
Makhuntseti waterfall — a popular day trip from Batumi.
More → Around BatumiKhelvachauri
Wraps around Batumi, including the airport and the Sarpi border village.
More → EnergyShuakhevi
A mountain hydro plant on the Adjaristsqali river — industrial, not touristic.
More →Guria
Ozurgeti
The capital of tea-growing Guria, away from the coastal resorts.
More → MountainsChokhatauri
The road up to the summer mountain resort of Bakhmaro.
More → RegionLanchkhuti
An agricultural district between Ozurgeti and the coast.
More →Imereti
Tskaltubo
A Soviet-era mineral-water resort near Kutaisi, now being redeveloped.
More → MinesChiatura
Manganese mines and Georgia's unique Soviet-era cable-car network.
More → ArchaeologyVani
The ancient city of the Colchis kingdom and a museum of gold artifacts.
More → National parkKharagauli
Gateway to one of the country's largest national parks.
More → IndustryZestafoni
21K residents, home to a ferroalloy plant.
More → TransitSamtredia
25K residents, a railway junction in western Georgia.
More → LiteratureBaghdati
Birthplace of poet Vladimir Mayakovsky.
More → MinesTkibuli
A coal basin — industrial, not a tourist destination.
More → RegionKhoni
An agricultural satellite of Kutaisi.
More → RegionSachkhere
An agricultural district in the Imereti foothills.
More → RegionTerjola
An agricultural district in central Imereti.
More →Kakheti
Telavi
The capital of Kakheti — vineyards and country houses for agritourism.
More → "City of Love"Sighnaghi
A walled town overlooking the Alazani Valley — a boutique-guesthouse niche.
More → WineKvareli
Home of Kindzmarauli wine and the Khareba wine tunnels cut into the mountain.
More → EcotourismLagodekhi
Gateway to one of Georgia's oldest nature reserves (since 1912).
More → MountainsAkhmeta
Gateway to remote mountain Tusheti via the Abano pass.
More → Semi-desertDedoplistsqaro
Gateway to the semi-desert Vashlovani National Park.
More → WineGurjaani
Another wine center of the region, less branded than its neighbors.
More → TransitSagarejo
Kakheti's largest municipality by area, on the road to Azerbaijan.
More →Kvemo Kartli
Marneuli
20K residents, the main produce supplier for Tbilisi's markets.
More → History & wineBolnisi
A 5th-century church with Georgia's oldest dated inscription, a growing wine scene.
More → MonasteryGardabani
An industrial town whose territory includes the David Gareja monastery complex.
More → ArchaeologyDmanisi
The oldest hominid remains found outside Africa (1.8 million years).
More → PlateauTetritsqaro
A quiet district on the Trialeti plateau south of Tbilisi.
More → PlateauTsalka
A high-altitude plateau with a reservoir and a multi-ethnic history.
More →Mtskheta-Mtianeti
Mtskheta
Georgia's ancient capital, 20 minutes from Tbilisi — Svetitskhoveli and Jvari.
More → MountainsKazbegi
Gergeti Church against Mount Kazbek — Georgia's most iconic view.
More → Ski ResortGudauri
The country's largest ski resort by trail length — freeride and heli-skiing.
More → FortressDusheti
The Ananuri fortress on the Zhinvali reservoir, on the way to Kazbegi.
More → MountainsTianeti
A quiet mountain district off the main tourist route.
More →Racha-Lechkhumi and Kvemo Svaneti
Ambrolauri
The capital of mountain Racha, home of Khvanchkara wine.
More → HistoryOni
An old synagogue — a memory of Racha's historic Jewish community.
More → MountainsLentekhi
Lower Svaneti — overshadowed by the tourist flow to Mestia and Upper Svaneti.
More → MountainsTsageri
Mountain Lechkhumi, one of the country's least populated districts.
More →Samegrelo-Zemo Svaneti
Zugdidi
43K residents, the main transit hub on the way to Mestia and Ushguli.
More → MountainsMestia
The heart of Svaneti — stone towers, growing mountain tourism.
More → Ski ResortsHatsvali and Tetnuldi
Two resorts 8 km from Mestia — Georgia's longest run.
More → GarrisonSenaki
22K residents, an agricultural district with a military base.
More → CanyonMartvili
A fast-growing tourist draw: boat tours through a turquoise-water canyon.
More → MonasteryKhobi
The medieval Khobi Monastery, between Zugdidi and Poti.
More → FrescoesTsalenjikha
A medieval cathedral with some of the country's best-preserved frescoes.
More → RegionAbasha
An agricultural district between Kutaisi and Zugdidi.
More → RegionChkhorotsku
An agricultural district near Zugdidi.
More →Samtskhe-Javakheti
Akhaltsikhe
Gateway to Rabati Fortress and the cave city of Vardzia.
More → SpaBorjomi
A historic mineral-water resort with a national park nearby.
More → VardziaAspindza
The actual location of the cave city of Vardzia.
More → PlateauAkhalkalaki
The high Javakheti plateau, an agricultural region.
More → LakesNinotsminda
Lakes Paravani and Khanchali, a draw for birdwatchers.
More → MountainsAdigeni
A mountain district on the border with Turkey.
More →Shida Kartli
Gori
48K residents, the Stalin Museum and Uplistsikhe nearby.
More → TransitKhashuri
26K residents, the junction toward Borjomi and Bakuriani.
More → IndustryKaspi
A cement plant on the Tbilisi-Gori highway.
More → RegionKareli
An agricultural district between Gori and Khashuri.
More →Resort Villages Outside Municipal Centers
Guides & Tools
The buying process, taxes and the path to residency are the same across the whole country — we cover them once here rather than repeating them on every city page.
The materials are also grouped by topic, from buying and checking a property to taxes and selling. Open the list of topics →
How to Buy
Foreigners' rights, power of attorney, real closing costs.
Read →Taxes
On purchase, ownership, renting out, and sale.
Read →Mortgage
Which banks lend to non-residents, and on what terms.
Read →Residency via Property
The $150,000 threshold since March 2026 — appraised, not purchase, value.
Read →Compare Cities
Tbilisi, Batumi, Kutaisi, Rustavi — in one table.
Read →Cost of Living
Rent, utilities, food — Tbilisi and Batumi in real numbers.
Read →For Israelis
Visa-free stay, residency, tax in two countries and reporting in Israel.
Read →Calculator
Mortgage payment and rental yield — worked out in 10 seconds.
Calculate →Georgia or Turkey
Residency thresholds, taxes, prices — an honest comparison of the two countries.
Read →Inspecting an Apartment Before Buying in Georgia
What to inspect, photograph and ask the seller before any deposit: the flat, the building, the roof, the basement and the neighbours.
Read →How to Rent an Apartment in Tbilisi and Batumi
What to check, ask and put in the lease before you pay for a rented apartment in Tbilisi or Batumi.
Read →Buying from a Developer in Georgia
What to request, check and put in the contract before paying a developer in Georgia.
Read →Sending Money from Israel to Georgia to Buy an Apartment
The money path from shekels to a Georgian apartment: recipient account, currency, fees, bank questions, Israeli reporting, risks.
Read →Georgia Property Law Changes 2026 for Foreigners
A dated review of 2026 rules: residency, mortgages, taxes, land, banks. What is confirmed and what is not.
Read →Mortgage in Georgia for Russians
Mortgage in Georgia for Russians: what banks check, down payment, rates, payment maths, refusals. 2026.
Read →Georgia real estate market 2026
Tbilisi, Batumi and the regions: prices, sales, rents, mortgages. Figures with dates and sources.
Read →Property Tax in Georgia for Foreigners 2026
Tax by stage, the GEL 100,000 threshold, 5% rent, the 2-year sale rule and a 2026-2027 calendar.
Read →Mortgage in Georgia for Foreigners
Georgia mortgage for foreigners: banks, rates, down payment, 2027 limits, payment maths. October 2026.
Read →Buy Apartment in Georgia (Country)
Georgia property for foreigners: prices, steps, costs, taxes, residency and risks. Data as of October 2026.
Read →Short
Tax, the GEL 100,000 VAT threshold, registration and managers: what the law confirms and what it does not.
Read →Selling Property in Georgia
Two-year rule, 5% rate, how the gain is computed, filing by the 15th: what is confirmed and what is not.
Read →Georgia Property Residence Permit
Threshold, appraiser, documents, fees, several properties, family and sale: what is confirmed and what is not.
Read →Cost of owning an apartment in Georgia 2026
Utility tariffs, the GEL 100,000 property tax threshold and building fees, with dates and sources.
Read →Buying Property in Georgia Remotely
Power of attorney, apostille, translation, notary and NAPR registration: buying in Georgia without travelling.
Read →Can Foreigners Buy Land in Georgia? Plots, Houses, Farmland
What a foreigner may and may not own: farmland, village houses, companies, leases.
Read →How to Verify a Property in Georgia
NAPR registry extract, cadastral code, mortgages and arrest, developer checks and a document checklist.
Read →Tbilisi Apartment Prices per m² by District, 2026
Price per m² by Tbilisi district with sources and dates: Vake, Saburtalo, Isani, Gldani, Didi Dighomi.
Read →Buying Off
Frame levels, instalments, registry protection and the risks of buying a flat before it is built.
Read →Open a Georgian Bank Account as a Non
Banks, documents, proof of funds, refusals, blocking and transfers from Russia, Israel, EU.
Read →Rental Yield in Georgia 2026
Gross yield is about 7–8%, net is clearly lower: where the gap goes, with a worked example and sources.
Read →About BuyGeorgia
BuyGeorgia gathers and checks pricing, yield and district data directly from Georgian real estate market reports, rather than rewriting developer brochures. Every city page is broken down by district — with its own price, character, and an answer to "who this is actually for."
Latest market news
A short summary of publications from open sources, prepared with AI; not legal or financial advice. Please check the original source.