Updated:
- The spread is wide: Geostat (new-builds, Q3 2026) shows about $1,404/m² in Samgori up to about $2,689 in Mtatsminda; TBC Capital (secondary market, March 2026) shows $1,065 to $2,276.
- Geostat measures advertised new-build prices, TBC Capital measures sales; the series are not comparable, and a listing price is not a transaction price.
- The right district depends on the goal: living, renting out, or holding capital. This is a reference guide, not advice to buy.
Where the numbers come from and how they differ
There is no single official table of prices by district for the whole market. Geostat's residential property price index covers only new dwellings in Tbilisi and is built from prices on advertising sites, so these are asking prices, not transaction prices (methodology, April 2026). Reviews by TBC Capital and Galt & Taggart describe sales, including the secondary market.
Geostat's dollar figures are converted at the National Bank of Georgia rate of 30.09.2026 (1 USD = 2.6051 GEL); Geostat itself publishes lari.
Price per m² by district: new-builds and secondary market
The two sources broadly agree on the order: Mtatsminda and Vake at the top, Isani, Nadzaladevi, Gldani and Samgori at the bottom. The leaders swap: in Geostat new-builds Mtatsminda is dearer, in TBC secondary sales Vake is. The main disagreement is Krtsanisi: third in Geostat ($1,779), mid-table in TBC ($1,374).
There are no separate figures for Sololaki, Vera or Avlabari: the first two belong to Mtatsminda (Wikipedia), and Avlabari has no separate statistic. Didi Dighomi is part of Saburtalo per Wikipedia, so Geostat has no row for it; TBC shows its secondary market at $1,127 (March 2026).
City-wide, TBC Capital reported $1,348/m² for January–July 2026 (+4% year on year). In February 2026 Galt & Taggart gave $1,398 for the primary market and $1,304 for the secondary (buildings permitted from 2013).
| District | New-builds, GEL/m² | ≈ USD/m² | Secondary, USD/m² |
|---|---|---|---|
| Mtatsminda (incl. Sololaki, Vera) | 7,004 | 2,689 | 2,171 |
| Vake | 6,046 | 2,321 | 2,276 |
| Krtsanisi | 4,635 | 1,779 | 1,374 |
| Saburtalo | 4,444 | 1,706 | 1,574 |
| Didube | 4,168 | 1,600 | 1,264 |
| Chugureti | 4,121 | 1,582 | 1,450 |
| Isani | 4,032 | 1,548 | 1,214 |
| Nadzaladevi | 3,932 | 1,509 | 1,175 |
| Gldani | 3,830 | 1,470 | 1,151 |
| Samgori | 3,657 | 1,404 | 1,065 |
| Didi Dighomi | no row | none | 1,127 |
| Avlabari | no row | none | no data |
$/m²
TBC Capital, Tbilisi residential market monthly watch, March 2026 (PDF); the guide’s price table
These are sales, not asking prices; the new-build series (Geostat) is not comparable. Avlabari has no data.
The character of each district
A general portrait from reviews; buildings within a district differ a lot.
- Vake: green and prestigious, by Vake Park; no metro station of its own, heavier traffic (PB Services, September 2026).
- Mtatsminda, Sololaki, Vera: the historic centre; PB Services puts about 90% of the stock as old, with little new construction.
- Chugureti: around Marjanishvili Street, cafes and nightlife, a mix of locals and visitors.
- Avlabari: the historic left bank, Sameba Cathedral, Armenian heritage; Wikipedia says it is being actively renewed.
- Saburtalo: a large family district: universities, schools, shopping centres, Lisi Lake; buildings of several eras.
- Didube: a dense district with the stations and a market; new towers are going up.
- Nadzaladevi: a large northern district; secondary prices rose 11% year on year in November 2025 (TBC Capital).
- Isani: between Avlabari and Samgori, not far from the centre, with metro.
- Samgori and Gldani: large residential districts, the most affordable in the statistics; rents are the lowest there too.
- Didi Dighomi: a new, fast-growing district; the city's busiest by sales in November 2025 (949). No metro, and the trip to the centre can be long.
Comparison: metro and who each district may suit
Tbilisi has two metro lines and 23 stations: line 1 (Akhmetelis Teatri to Varketili) and line 2 (State University to Station Square), with an interchange at Station Square. A third line through Vake is planned, with no date given.
| District | Metro | May suit |
|---|---|---|
| Vake | no station of its own | living, long-term holding |
| Mtatsminda, Sololaki, Vera | Rustaveli, Liberty Square | living in the centre, renting out |
| Chugureti | Marjanishvili | living, renting near the centre |
| Avlabari | Avlabari | living by the old town |
| Saburtalo | line 2 (Delisi and others) | families, renting to students |
| Didube | Didube, Gotsiridze | living, renting |
| Nadzaladevi | Nadzaladevi | a budget purchase |
| Isani | Isani, Samasi Aragveli | living, renting near the centre |
| Samgori | Samgori, Varketili | a budget purchase, renting |
| Gldani | no station of its own | a budget purchase |
| Didi Dighomi | none | newer buildings, space |
Price dynamics: what is confirmed
Geostat's new-build index for Tbilisi: +11.5% year on year in Q1 2025 and +3.0% in Q1 2026 (apartments +3.3%); 62.3% above the 2020 level. In Q2 2026 about +5%, with a real decline of about 0.8% (Global Property Guide, citing Geostat).
By district, Q4 2025 new-build prices rose everywhere: from +3.3% in Saburtalo to +12.6% in Mtatsminda (Vake +7.8%, Isani +9.7%, Gldani +4.6%). According to TBC Capital, in November 2025 secondary prices in Vake were 9% lower than a year earlier, and in Didi Dighomi 4% lower. The series disagree because they measure different things.
Forecasts are cautious: Galt & Taggart expects single-digit growth, TBC Capital about 3.2% in 2026 (Global Property Guide). In 2025, 208 residential permits were issued, with area down 10.7% but permit volume still 32% above the 2015–2022 average: supply pressure remains.
Choosing a district by goal
A neutral framework, not advice to buy. This is reference material, not legal or tax advice: before a deal you need a local lawyer and checks against official sources.
- Living: metro or a car, schools and noise decide. Saburtalo and Isani are closer to metro; Vake and Didi Dighomi offer greenery and space but a longer trip without a car.
- Renting out: asking rents in new 50–60 m² apartments (Galt & Taggart, February 2026, $ per m² per month): Vake 13.8; Mtatsminda and Saburtalo 11.7; Samgori and Gldani 8.4. Yield also depends on the entry price (see the net rental yield guide).
- Liquidity: in November 2025 sales were highest in Didi Dighomi (949), Saburtalo (548) and Samgori (456); Mtatsminda had 49 and Chugureti 79. The order shifts: the site's district pages show Saburtalo ahead for April (760), then Didi Dighomi (732).
Before you choose: what to check
A short order of steps.
- Compare a specific building, not a district: floor, year, condition, developer.
- Ask for real sale prices in that and neighbouring buildings and compare them with listings.
- Check the property and the owner in the registry (see the guide on verifying a property).
Frequently Asked Questions
How much does a square metre cost in Tbilisi by district?
Geostat (new-builds, Q3 2026) shows about $1,404 in Samgori up to about $2,689 in Mtatsminda; Vake about $2,321, Saburtalo about $1,706. TBC (secondary market, March 2026) shows $1,065 in Samgori to $2,276 in Vake. City-wide average for January–July 2026: $1,348.
Vake or Saburtalo: which is better?
Vake costs more: about $2,321 against $1,706 in Geostat, $2,276 against $1,574 in TBC. Vake has more greenery and status but no metro; Saburtalo has a metro line, universities and more sales. The choice depends on goal and budget.
What is the cheapest district in Tbilisi?
In both sources Samgori, Gldani, Nadzaladevi and Isani are at the bottom: Samgori is cheapest in Geostat (about $1,404) and in TBC ($1,065), with Didi Dighomi close in TBC ($1,127). These are districts far from the centre.
Is the listing price the same as the transaction price?
Not necessarily. Geostat's index is built on advertised prices, which are asking prices. A deal can close lower after bargaining; we found no published gap by district. Ask for data on real sales.
Are apartment prices in Tbilisi rising in 2026?
Moderately. Geostat's new-build index: +3.0% year on year in Q1 2026 and about +5% in Q2, a real decline. TBC's average price for January–July 2026 is 4% higher. Forecasts are cautious.
Sources: Geostat: residential property price index, methodology (PDF, 23.04.2026) · Geostat: Residential Property Price Index · Geostat: Residential Property Price Index, Q3 2026 (PDF) · TBC Capital: Tbilisi residential market monthly watch, March 2026 (PDF) · Global Property Guide: Georgia, Geostat district prices Q4 2025 · Georgia Today: Geostat, Q1 2026 (24.04.2026) · CBW: Geostat, Q1 2025, district prices · GBC: TBC Capital, October 2025, district prices · Georgia Today: TBC Capital, November 2025 · SOVA: TBC Capital, January–July 2026 · Georgia Today: Galt & Taggart, February 2026 · Wikipedia: Tbilisi Metro · Wikipedia: Tbilisi, districts · Wikipedia: Saburtalo District · PB Services: Tbilisi neighborhoods overview (15.09.2026) · National Agency of Public Registry