Batumi Real Estate: High Returns & Easy Foreign Investment
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Batumi, often called "The Las Vegas of the Black Sea", is a rapidly developing city in Georgia, which over the last decade has transformed from a sleepy resort into a modern metropolis attracting investors from all over the world. Batumi real estate offers one of the most attractive combinations of low prices, high profitability, and easy purchasing procedures in the entire Caucasus region.
Is it worth investing in real estate in Batumi? At Globihome, analyzing emerging real estate markets in Eastern Europe, we observe that investing in Batumi real estate has become one of the most intriguing options for investors. Buying an apartment in Batumi does not require complicated legal procedures, and Georgian law is one of the most foreigner-friendly in the entire region. If you're interested in purchasing property in Batumi step by step, want to know what the property taxes in Georgia are and whether short-term rentals in Batumi are profitable, read this article to the end. We present our analysis of buying an apartment in Batumi and the currently under-construction Ambassadori Island Batumi complex, which has the potential to become the new landmark of the city.
Why Invest in Real Estate in Batumi?
Is it worth investing in real estate in Batumi? This question requires an in-depth analysis of both macroeconomic factors and the specifics of the local market. At the same time, at Globihome, we believe that Batumi offers unique conditions for real estate investors. Below we present the key reasons why buying property in Batumi is profitable:
High Rental Return in Batumi
The average rental yield in Batumi is 7.28%-8.8% annually, and for premium seaside properties, even up to 16%. According to Global Property Guide from the first quarter of 2025, investment returns in Georgia are among the highest in the region.
Dynamic Growth in Property Values in Batumi
Property prices in Batumi have been rising by 10-14% annually over the period 2023-2025. According to the Colliers Georgia report from June 2025, the average price per square meter of new apartments in Batumi reached 1427 USD/m², marking a 13.5% year-on-year increase.
Foreigner-Friendly Legal Environment
Buying an apartment in Batumi by foreigners is unrestricted. Georgia does not require special permits, residence permits, or local identification numbers to purchase property. The law guarantees strong property protection, and foreign investors' assets are fully secured against expropriation. Liberal economic legislation, aimed at encouraging investment, ensures that processes are simple and transparent.
Low Taxes in Batumi
In Georgia, there is no VAT on real estate purchases. Additionally, there is no property sales tax if the property is held for a minimum of two years. Income tax from rental is 5%.
Residence by Investment in Batumi
Purchasing real estate in Georgia worth at least 100,000 USD qualifies for permanent residency in the country.
Stable Business Environment and Friendly Regulations
Georgia consistently ranks high in the World Bank's Doing Business - in 2020 the country was ranked 7th globally, ahead of countries like the United Kingdom (8th), Norway (9th), or Sweden (10th). The procedure for buying property in Georgia for foreigners is one of the simplest in Europe - it does not require special permits, and the entire process can be completed within 1-2 weeks.
Growing Tourist Traffic in Batumi
Batumi is visited annually by over 3 million tourists, which results in constant demand for short-term rental apartments. The tourist season has extended from 3 to 6 months (May-October). Batumi Tourism Statistics:
- 2019: 2.1 million international tourists
- 2023: 2.8 million tourists (33% growth vs 2019)
- Forecast 2025: 3.5 million tourists
- Average length of stay: 4.2 nights
- Seasonality: May-October (70% of annual traffic)
This dynamic growth in tourism directly translates to demand for short-term rentals in Batumi, where profitability can reach 12-20% annually.
Infrastructure Development in Batumi
Huge investments are planned, including the expansion of the Batumi International Airport, premium apartment projects such as Gonio Marina by Eagle Hills and the tallest building in Georgia - Cube Tower (260 meters).
Of course, for comparison, we invite you to read the analysis of other markets in Europe:
- Real estate market analysis in Europe
- Which city in Albania is best to buy real estate?
- Is investing in real estate in Cyprus profitable?
- Marbella - what should you remember before buying property in Spain?
Real Estate Prices in Batumi 2025: From 35,000 USD - A Detailed Analysis
Real estate prices in Batumi 2025 naturally vary depending on location, finish standard, and proximity to the sea. Batumi Apartments on the seafront can cost 2-3 times more than those a few streets away from the beach.
Seafront Property Prices in Batumi
Seafront - Premium (1,800-2,800 USD/m²): The most prestigious locations directly by the sea, covering the boulevard from the new boulevard to the Old Boulevard. Batumi properties with sea view in this area offer the highest short-term rental yields (15-25% annually) and the greatest potential for value growth. Below are prices current as of October 2025:
- Studio 30-40 m²: from 80,000 USD
- 1 bedroom 45-60 m²: from 95,000 USD
- 2 bedrooms 70-90 m²: from 115,000 USD
- Penthouse 100+ m²: from 200,000 USD
City Center Property Prices in Batumi
Area within 300-800 meters from the sea, including main commercial streets and residential districts. Batumi apartments in this zone offer a good balance between price and rental potential.
Example prices in the center:
- Studio 35-45 m²: from 35,000 USD
- 1 bedroom 50-65 m²: from 50,000 USD
- 2 bedrooms 75-95 m²: from 70,000 USD
Residential District Property Prices in Batumi
Areas outside the tourist center, popular among local residents and long-term tenants. Affordable apartments for sale in Batumi in this category offer accessible entry prices with slightly lower returns.
Sample prices in residential districts:
- Studio 30-40 m²: from 25,000 USD
- 1 bedroom 45-60 m²: from 35,000 USD
- 2 bedrooms 70-90 m²: from 50,000 USD
Ambassadori Island – A New Dimension of Luxury and Investment in Batumi
Ambassadori Island is a flagship example of the premium segment. It is a complex on a 10-hectare artificial island offering residential-hotel apartments in a 58-story tower (216 meters high), which will be the tallest building in Georgia. The project includes residential, commercial, and recreational zones, including a yacht marina, public beaches, green parks, educational facilities, social spaces, and an event hall with a floor area of 10,000 m². Importantly, 49% of the island's area is designated for green spaces and recreational areas.
Apartment prices start at 2800 USD/m², with a minimum investment of 20,000 USD, offering an expected return of 13-19% per year from short-term rentals with full investment recovery within 6 years. This is an example of a project that combines residential functions with entertainment infrastructure, creating a comprehensive city-within-a-city.
The project is being executed by Ambassadori Group, which has been successfully operating in the Georgian hospitality, real estate, entertainment, and luxury retail sector since 2004. Ambassadori Group is recognized as one of the leading companies in Georgia, known for completing prestigious hotel and real estate developments in Tbilisi, Kakheti, and Batumi.
Key Elements of the Ambassadori Island Investment
- Island Center: A dynamic zone featuring a yacht club, central park, and iconic twin towers.
- Multifunctional Peninsulas: Primarily dedicated to luxury hotels and aparthotels, ensuring a steady influx of guests and tourists.
- Guarded Premium Residential Zone: Exclusive villas with direct sea access for the most demanding clients.
The project is located at a strategic point on the main E70 route, between the port and the railway station, providing instant access to key city points:
- Main Railway Station: 3 minutes.
- Old Town: 10 minutes.
- International Airport: 30 minutes.
First Ambassadori Island Tower Already Under Construction and for Sale
The central focus of the first phase of the investment is the First Tower – a 58-story, 216-meter high building that harmoniously combines elegance with innovation.
What Distinguishes the First Tower of Ambassadori Island?
- Project Type: Luxury residential-hotel apartments and duplex apartments.
- Amenities: Rooftop pool, commercial spaces, exclusive casino, dining center, and event hall with a floor area of 10,000 m².
- Timelines: Construction begins in 2025, with completion planned for 2029.
- Installment payment: You can spread the payment with the developer over 4 years without interest
Apartment Prices Ambassadori Island (as of September 2025):
STUDIO (37-46 m²):
- Total area: 37-46 m²
- Ceiling height: 3.2 m
- Finish standard: turnkey/optionally furnished
- Price: from 110,447 USD (approximately 2,980 USD/m²)
- Ideal for short-term rental
ONE-BEDROOM APARTMENT (53-74 m²):
- Total area: 53-74 m²
- Ceiling height: 3.2 m
- Finish standard: turnkey/optionally furnished
- Price: from 149,893 USD (approximately 2,830 USD/m²)
- Excellent functional layout
All apartments are offered in a "turnkey" standard, with optional full furnishing. At the end of the article, we provide Globihome readers with contact information for a trusted and recommended real estate agent who will professionally advise and answer any questions.
Real Estate Purchase Security in Batumi
Real estate purchase security in Batumi is a crucial issue for foreign investors. Georgia has built one of the most transparent ownership registration systems in the region.
Public Registry System - transparency and security
Georgia was one of the first countries in the region to introduce a fully digital property registration system, which:
- Available online 24/7 - anyone can verify ownership status for 1 GEL
- Blockchain-based - since 2017, the registry uses blockchain technology
- Transparent - all transactions, encumbrances, and owners are publicly visible
- Fast - property registration within 24 hours
- Secure - no possibility of document forgery
How to verify a property in Batumi:
- Visit the website National Agency of Public Registry
- Enter the address or the property's cadastral code
- Pay 1 GEL for the report
- Receive the full ownership and encumbrance history
Common Risks and How to Avoid Them
Main Risks When Buying Real Estate:
- Title issues - always check in the Public Registry
- Area discrepancies - verify actual measurement versus documents
- Hidden encumbrances - check mortgage and court encumbrances ideally with a local notary or lawyer. You can find them, for example, through a referral from a real estate agent.
How to Minimize Risk:
- Work with a licensed real estate agency
- Hire a local lawyer (200-500 USD)
- Check everything in the Public Registry personally
- For new projects - verify construction progress personally
- Use escrow services for larger transactions
Short-term Rental in Batumi - Profitability and Management
Short-term rental in Batumi - is it worth it? That's the key question for any investor considering a purchase. Batumi offers some of the highest short-term rental returns in the entire Black Sea region.
Profitability by Location and Season
Rental Rates in Batumi City Center (USD/night):
- Low season (XI-III): 30-60 USD/night, occupancy rate 20-30%
- Mid-season (IV-V, X): 50-90 USD/night, occupancy rate 40-50%
- High season (VI-IX): 80-150 USD/night, occupancy rate 70-85%
- Peak season (VII-VIII): 100-200 USD/night, occupancy rate 85-95%
Sample Calculation - 37m² Studio on the First Line in Batumi:
- Purchase cost: 60,000 USD
- Average rate: 85 USD/night (seasonally weighted)
- Average occupancy: 55% (200 nights/year)
- Gross income: 17,000 USD/year
- Operating expenses: 35-45% of revenue
- Net income: 9,500 - 11,000 USD/year
- ROI: 16-18%
For beachfront properties in Batumi or investments like Ambassadori Island, of course, nightly rates exceed 200 USD, but property prices are also higher - above 100,000 USD.
Management and utility costs of an apartment in Batumi
Short-term rental - cost structure:
- Platform (Airbnb/Booking): 15-20% of revenue
- Local management: 10-15% of revenue
- Cleaning: 10-15 USD per stay
- Laundry: 8-12 USD per stay
- Utilities: 40-80 USD/month
- Property tax: 200 GEL/year
- Rental tax: 5% income tax
- Maintenance and repairs: 500-1,000 USD/year
Total operating costs: 35-45% of gross revenue
Taxes and maintenance costs of an apartment in Batumi
Maintenance costs of an apartment in Batumi are very low, which significantly affects the net profitability of the investment.
Annual maintenance costs of a property in Batumi
Mandatory taxes and fees:
- Property tax: 1% of value (max 200 GEL/year for apartments)
- Garbage tax: 20-50 GEL/year
- Total taxes: 220-250 GEL/year (60-70 USD)
Monthly utilities (studio 40m²):
- Electricity: 15-35 USD (0.09 GEL/kWh)
- Gas: 5-15 USD (0.35 GEL/m³)
- Water: 8-15 USD
- Internet: 10-20 USD (100 Mbps)
- Total utilities: 40-85 USD/month
Community fees:
- Old buildings: 0.3-0.5 GEL/m² per month
- New buildings: 0.8-1.5 GEL/m² per month
- Luxury complexes with pool: 1.5-3 GEL/m² per month
Insurance (optional):
- Home insurance: 100-300 USD/year
- Liability insurance: 50-150 USD/year
Total annual maintenance costs:
- Minimum (without rental): 600-800 USD/year
- Standard (with occasional rental): 1,000-1,500 USD/year
- Premium (intensive rental): 2,000-3,000 USD/year
Taxes on apartment rental in Georgia
What are the property taxes in Georgia for rental income:
- Property rental: 5% income tax
- Property sale: 0% (no capital gains tax!) if the property was held for at least 2 years.
Settlement procedure:
- Registration as a taxpayer
- Annual declaration by April 1st
- Tax payment by April 15th
- Deductions possible: utilities, management, repairs, insurance
FAQ - Frequently Asked Questions about Real Estate in Batumi
Can foreigners buy property in Batumi without restrictions?
Yes, Georgia does not impose any restrictions on foreigners buying property in Batumi. The process is identical to that for Georgian citizens, requiring no special permits, local partner, or minimum investment amount.
How long does the apartment purchase process take in Batumi?
In practice, buying an apartment in Batumi takes 7-14 days from choosing the property to receiving the keys. The notarial deed and registration with the Public Registry can be completed in 1-2 days.
What documents are required to buy a property in Batumi?
A passport valid for at least 6 months is sufficient. Georgia does not require special permits, a local tax identification number, certified translations, or apostille on documents.
What are the total costs of purchasing an apartment?
Purchasing property in Batumi incurs transactional costs of 1-2% of the value, including notary (0.5%), registration (50 GEL), and optionally agency fees (2-3%).
Can foreigners obtain a mortgage?
Yes, but terms are less favorable than for citizens. Georgian banks offer loans to foreigners with a minimum down payment of 40-50%, interest rates of 10-14%, and a requirement for a local guarantor or additional security.
What is the real rental yield?
Short-term rentals in Batumi generate an average net yield of 10-18% annually, depending on location. The beachfront reaches 15-20%, downtown 12-16%, and residential districts 8-12%.
What are the maintenance costs of an apartment?
The cost of maintaining a 40-50 m² apartment in Batumi is 40-80 USD per month for utilities, plus about 200 GEL (60 USD) annually in taxes. Altogether, it's 600-1,200 USD annually for a standard apartment.
Are properties in Batumi a safe investment?
The safety of purchasing property in Batumi is high due to the blockchain-based digital Public Registry. Main risks include choosing an unreliable developer, rental seasonality, and geopolitical risk in the region. Conducting due diligence with a professional real estate company minimizes these risks.
Summary: Batumi as an Investment Destination 2025
Batumi real estate in 2025 represents one of the most attractive investment opportunities in the Black Sea and Caucasus region, combining low entry barriers with high return potential. Investing in Batumi real estate offers a unique combination of factors not found in mature European markets: minimal bureaucracy, record-low taxes, and dynamic growth driven by a tourism boom and the influx of international capital.
Also remember that our article is for informational and educational purposes. Before making an investment decision, as Globihome, we recommend:
- A personal visit to Batumi and viewing properties
- Consultation with a local lawyer
- Verification of all documents at the National Agency of Public Registry
- Analysis of the developer's history and references from other investors
- Detailed profitability calculation considering all costs
Our local partner in Batumi provides full support throughout the entire property purchase process in Batumi. Below you will find direct contact information specifying the languages we can communicate in. You can contact us today if you have any questions.
