Batumi Property Guide: Prices by District, Rental Yields and How to Choose

Batumi is Georgia's main Black Sea resort and the country's busiest new-build market after Tbilisi. According to the Georgian National Tourism Administration, the city received about 2.6 million international visitors in 2025. Below is what is happening to prices, what letting actually earns and how to choose an apartment for your goal.

What a square metre costs

According to Galt & Taggart, the average price of a finished new-build apartment in Batumi in 2025 was $1,865 per m², 10% higher than a year earlier ($1,699). On the secondary market it was $1,450. Analysts expect another 4–6% growth in 2026.

The "from" price on a property page is usually the most affordable unit in the building, a studio on a lower floor; sea-view apartments on higher floors cost noticeably more than the average.

Districts

Old Batumi

The historic centre: old quarters, the boulevard, restaurants. The most expensive square metre in the city — there is almost no free land for new buildings.

New Boulevard

The seafront of towers south of the centre. Cheaper per metre than the old centre: a lot is being built and the choice is wide. The main area for nightly letting in summer.

Gonio and Kvariati

The beach suburb to the south, on the road to the Turkish border. Quieter and greener, with many villa and townhouse communities — see villas and townhouses.

Makhinjauri and Kobuleti

North of Batumi: Makhinjauri is practically part of the city, Kobuleti is a separate resort town with a long beach.

All buildings within 300 metres of the water are in our seafront apartments collection.

What letting actually earns

This is where promises most often exceed reality. According to Galt & Taggart, the average rental yield in Batumi was 7.4% in 2025, down from 8.8% in 2024 and 10% in 2023; in the first quarter of 2026 it was about 7.1%. The average nightly rate for a small apartment on Airbnb is around $36.

The season runs from May to October, peaking in July and August. The yield of a specific apartment depends on the building, the floor, the view and who manages it — so figures of 15–20% a year should be checked against a calculation for the actual property. We run the numbers with you, expenses included.

What to choose for your goal

• Holidays and nightly letting — the front line: seafront apartments.
• A smaller budget — apartments under $100,000.
• Paying in parts — apartments with a developer instalment plan.
• A house with a plot — villas and townhouses.
• Residency — a property worth more than $150,000.
• A hotel-branded building — for example Pullman Living & Residences, Radisson Blu Residences or Tonino Lamborghini Tower.

Risks

• Seasonality. Demand for nightly lets drops in winter.
• A large pipeline. Many new buildings are under way, and analysts expect yields to keep falling.
• Currency. Prices are in dollars, while costs and part of the rent are in lari.
• Construction timelines. Check what the developer has already delivered and what the preliminary agreement says about delays.

How the purchase works

A foreigner buys on the same terms as a Georgian citizen, there is no transfer tax, and registration takes one to four working days. The details are in our guide on how to buy property in Georgia as a foreigner.

Visit in the shoulder season — April or September — to see the city rather than the resort at its peak. Or get in touch — we will shortlist properties for your goal and check the documents before any viewing.