Batumi or Tbilisi for an investor: what to compare

As of 18 October 2026, this is a reference on what an investor choosing between Batumi and Tbilisi should compare. It promises no income, does not advise you to buy and does not answer "which city is better". We gathered figures from open sources, named where they come from and marked where the data cannot be compared directly. The choice depends on your goals, and at the end there are questions to help you set them.

How to read the figures in this guide

The figures for the two cities come from different analysts and cover different periods. Their methods differ. So we do not work out "by how many percent one city differs from the other" when the definitions differ. Each figure has its source and period next to it. All market estimates are estimates by analysts and services, not official statistics.

Prices: the entry threshold

For Tbilisi the data are from a GBC publication whose source is Galt & Taggart (as reported). For Batumi the figures are from the original Galt & Taggart report for 2Q26 (14.08.2026):

• Tbilisi, May 2026. Primary market is $1,412 per m², secondary (new buildings with permits from 2013) is $1,366 per m².
• Batumi, June 2026. According to Galt & Taggart (2Q26, 14.08.2026), the primary market (turnkey) is $1,960 per m², and the secondary market (new projects) is $1,497 per m².

The periods differ (May and June), and for Batumi the source says "turnkey", although the report does not define what that means. For Tbilisi the source has no such note. So we do not divide one figure by the other. To get an entry threshold, multiply the price per m² by the flat's area. Then ask the seller for the full cost. A price per m² in an advertisement and in an analyst's report can be calculated differently.

For the trend: in the same report the Batumi primary-market price is $1,618 per m² in the second quarter of 2024, $1,784 in the second quarter of 2025 and $1,960 in the second quarter of 2026 (9.8% more over a year). District prices in Batumi in June 2026 lie between $1,672 (Inner Areas) and $3,239 (Old Batumi). The report does not define the district boundaries, so look at the specific building.

Long-term rent

For Tbilisi, Galt & Taggart (as reported by GBC) gives the average rent of a 50–60 m² flat: $9.9 per m² a month in May 2026. The gross rental yield in the same month is 8.4% (as reported by GBC). This is yield before tax and costs.

For Batumi we did not find a fresh comparable figure for monthly rent per m². Galt & Taggart (2Q26, 14.08.2026) gives a yield of 7.1% for June 2026, and Investor.ge gives 7.4% for 2025 (as reported). The sources do not say what rent they come from. So we will not compare these yields between the cities in percent. In both cities net yield is lower than gross: tax and costs are deducted (see how to calculate payback).

Short-term rental and seasonality

Airbtics estimates both cities by one method for one period (September 2025 – August 2026). The estimate is built from listing calendars, not from actual bookings.

	Batumi	Tbilisi
Median occupancy	54%	64%
Average price per night	$46	$45
Active listings	3,647	6,892
Growth in listings over a year	+67.9%	+43.2%
Peak demand	August	July
Weak months	November, February	February

The conclusions are cautious. By this method occupancy is higher in Tbilisi, and supply is growing fast in both cities. This is one service's estimate, and other services give other figures. We do not turn them into income: income depends on the flat, the manager and tax.

In addition, according to Galt & Taggart (2Q26, 14.08.2026), the average daily rate (ADR) in Batumi was $34.6 in the second quarter of 2026, against $36.1 a year earlier (4.2% lower). We found no comparable figure for Tbilisi.

Demand and liquidity

These are Colliers Georgia data for 2025, as reported by GBC. Tbilisi registered 42,267 apartment transactions worth $3.3 billion. Batumi registered 17,052 worth over $1 billion. The source and the year are the same for both cities.

For Batumi, Galt & Taggart counts 17,478 transactions in 2025, up 15%. Foreigners made up 52% of buyers. The two sources differ slightly for Batumi because their methods differ.

For Tbilisi we found no confirmed share of foreign buyers for a comparable period.

In practice, liquidity means how long a sale takes and at what discount. We found no such data for the two cities in open sources. The number of transactions shows the size of a market, not how fast your flat will sell. Ask several local agents for sale times and discounts in writing.

Tax for a non-resident

The tax rules on rental income are the same across the country: they are identical in Batumi and Tbilisi.

• The general income tax rate for an individual is 20% (Article 81 of the Tax Code).
• Order No. 412 of the Minister of Finance of 6 November 2023 sets 5% for income from renting out housing, if the individual makes no deductions.
• A resident stayed in the country for 183 days or more in any continuous 12-month period ending in the tax year (Article 34).

We did not confirm how these rules apply to short-term rental and to booking platforms. That is a question for a tax adviser. For more, see the guide property taxes in Georgia for a foreign owner.

What we do not know

• A fresh comparable monthly rent per m² for Batumi.
• A single yield method for both cities.
• The share of foreign buyers in Tbilisi for a comparable period.
• Sale times and discounts in both cities.
• Geostat tourism statistics for Batumi and Tbilisi separately.

Questions to ask yourself

These questions help you see what matters more to you.

• Do you want short-term or long-term rental? For short-term, seasonality and occupancy matter. For long-term, monthly rent and tenant demand matter.
• How do you feel about seasonality? If steady income all year matters, check how full winter is in the district you choose.
• What matters more: the amount at entry or the size of the market? The entry threshold and the number of transactions tell different things.
• Do you plan to sell the flat? Then find out real sale times and discounts from local agents.
• Will you live in the flat yourself? Then the city matters not only as an investment.
• Who will manage the flat? Costs and time depend on that.
• What is your horizon? Income over a year and price growth over five years are different goals.

The answers depend only on you. We draw no conclusion in favour of either city. If you are comparing Batumi with Türkiye rather than Tbilisi, see the guide Batumi or Antalya for an investor.

Checklist

1. Decide the format: short-term, long-term or for yourself.
2. Set a budget and the currency of your costs.
3. For each city, take prices per m² in the districts you want from one source and for one period.
4. Calculate net yield with your own figures for both cities.
5. Compare seasonality by month, not by the average.
6. Ask agents for sale times in writing.
7. Get advice on tax and residency.

What to clarify with an adviser, a lawyer and an agent

• How the rental tax applies to your rental format.
• What sale times and discounts the market of the chosen district has now.
• What the running and management costs are in the chosen building.
• Whether the building allows short-term rental.

Questions and answers

Which city is better for an investor? There is no universal answer. It depends on your goals, budget, rental format and horizon.

Where is the yield higher? The sources calculate it differently, and we have no comparable pair of figures. So we do not compare it.

Do taxes differ between Batumi and Tbilisi? The tax rules are the same across the country.

Where is it easier to sell? According to Colliers, there are more transactions in Tbilisi. But that is the size of the market, and the data do not show how long a specific flat takes to sell.

Read also

• How to calculate the payback of a new-build flat in Batumi
• Renting out an apartment in Batumi: short or long term