How to choose the floor and view in a Batumi new build

This reference text is current as of 19 October 2026. It is about choosing the floor and the view in a building still under construction. It does not promise that a view will last. It does not rate any complex or tell you which floor to take. In short: the floor and the view shape daily life in the flat and its price. Yet at the construction stage you can hardly see either. The flat does not exist yet. What you will see from the window in a few years depends mostly on the plots next door. Rely on plans and documents, not on renders.

What the floor and view really change

• Noise and dust. They come from the street, nearby building sites, the road, the port and the restaurants downstairs. A picture will not tell you how loud a given floor is. Visit the building on a weekday evening and at the weekend. If you can, listen from the nearest point at the right height.
• Light and sun. What matters is which way the windows face and what stands opposite. A neighbouring building of the same height can block the sun for much of the day.
• Privacy. You will notice windows facing a nearby block at close range. So will a future buyer or tenant.
• Wind on the balcony. The higher and more exposed the flat, the more the balcony railings and glazing matter. Ask the developer what loads they are designed for.
• The view. The most fragile item on the list. It depends not on your building but on what gets built next to it.
• Price. A developer's price may vary with the floor and the side of the building. Only that building's price list shows how.
• Resale. A buyer on the secondary market will look at the same things: light, noise, view, lifts. For what a sale depends on, see the guide how to sell a flat in Batumi: liquidity and costs.
• Lifts and running costs. The higher the floor, the more you depend on the lifts. Ask how many there are per entrance and what happens during a power cut. Also ask how the service charge is worked out.

How to check the floor and view while the building is going up

Plans. Ask for the plan of your own floor. It should show the flat number, the compass directions and the neighbouring blocks. You also need the facade scheme showing which flat is which, and the floor level of your storey. The level tells you whether your windows will sit above or below the roofs next door.

A look from the same height. Maybe a finished building of that height stands nearby. Or the developer films the site with a drone. Then ask for dated footage from your level, facing your way. A render of "the view from your floor" with no date and no height is an illustration, not a check.

The plots next door. On the map and on site, check what stands between the building and your view. Look for empty plots, low old houses on large plots, car parks and construction fences. These are what can close the view in three to five years.

How much can be built on a neighbouring plot is set by urban planning documents. The Code of Georgia on Spatial Planning, Architectural and Construction Activities sets parameters for functional sub-zones (Article 41). They include the maximum building coverage ratio, the maximum gross floor area ratio and the maximum storeys or height. A detailed development plan may allow these ratios to be exceeded. The conditions: it is compensated, required by special reasons and not against the public interest (Article 41(5)). Work on a detailed development plan is announced on a notice board near the plot, in a visible place. This happens at least two weeks before the proceedings begin (Article 43(17)). A notice on the fence of the plot next door is a reason to ask what is planned there.

Rights to the plot. With a neighbouring plot's cadastral code you can order a Public Registry extract. Online it costs 13 lari for one working day, more in English (NAPR price list as of 19 October 2026). The real estate registry records, among other things, ownership, superficies, mortgages and leases (Law on Public Registry, Article 11). What that means for future building is a question for a lawyer.

The general checks for buying off-plan are in the guide buying an off-plan flat in Batumi: what to check. This one is only about the floor and the view.

Questions to ask the developer

1. Can I have the plan of my floor in writing, with the flat number and compass directions?
2. At what height will the floor of my storey be?
3. What stands on the neighbouring plots and what may be built there? How many storeys, what height, is there an approved detailed plan?
4. Do you have documents on what will be between the building and the sea (or the park, the mountains)? Can I see the cadastral codes of those plots?
5. Does the price differ by floor and side? Please send a dated price list by floor.
6. How many lifts per entrance, of what kind, and what happens in a power cut?
7. How will the service charge be calculated, and does it depend on the floor?
8. What loads are the balcony railings and glazing on the upper floors designed for?
9. Will there be equipment near the windows: ventilation, air conditioning units, a transformer room, a car park entrance, a restaurant?
10. Can the flat number or layout change after the contract is signed, and how does the contract deal with that?

Red flags

• A "sea view" in the advert but no documents on what will stand between the building and the sea.
• A render of the view with no date and no height it was made from.
• A refusal to show the floor plan or the facade scheme with the flat number, or "we'll confirm later".
• A detailed development plan notice on the fence next door that the developer does not mention.
• The flat number is not fixed in the contract, or the contract lets the developer change it without your consent.

Floor and price: what the GeCoast catalogue shows

We checked whether the GeCoast catalogue can show how prices vary by floor within one complex. As of 19 October 2026 it cannot. For new builds the catalogue keeps the price per square metre for the whole project and "from" prices by layout. It has no prices of flats by floor. So there are no floor-by-floor figures here. Ask the developer for a dated price list by floor in writing. Then compare it with the project's price per metre.

What remains unknown

• What will be built on neighbouring plots that have no approved detailed development plan.
• How the planning rules will change while the building is going up.
• How much the view and floor affect resale prices in Batumi: we have no data of our own.
• How shade and noise actually turn out, which you can only check once the building is finished.