How to Choose a New-Build in Tbilisi: Practical Tips
Buying an apartment in a new development in Tbilisi is a decision that requires analyzing many parameters. Your choice affects day-to-day living comfort, investment security, and potential rental income. Let’s break down the criteria that will help you make an informed decision and avoid common mistakes.
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Developer due diligence is the foundation of a safe purchase
A developer’s reputation determines how reliable the deal is
Review the company’s track record: how long it has been operating, its portfolio of completed projects, and feedback from real buyers. Companies that provide transparent information about permits and ongoing construction sites tend to be more trustworthy.
Request the construction permit, proof of land ownership, and duly registered project documentation. These documents must be properly filed with the municipality and the National Agency of Public Registry. If any of them is missing, that’s a red flag.
Check whether the developer meets stated handover deadlines. Newer developers may offer attractive prices, but the risks of delays and quality issues are higher.
Location and district infrastructure
Location affects both everyday convenience and the property’s liquidity. Assess transport access, proximity to work or studies, and the availability of schools, medical centers, shops, and green spaces. For families with children, a safe environment and strong social infrastructure are especially important.
Review urban development plans: will high-rises appear nearby that could block your view or create parking issues? Clarify the developer’s promised infrastructure and request written proof—contracts with service providers/operators, and implementation timelines stated in the agreement.
If you are buying for investment, pay attention to area liquidity and rental demand. Central locations and areas near universities provide a stable tenant flow and yields of up to 8–14% per year.
Layout and space functionality
Efficient use of floor area affects comfort and demand. Avoid options with narrow hallways, walk-through rooms, dark living rooms, and disproportionate bedrooms. Studios and one-bedroom units of 35–50 sq.m are typically the most liquid format for rentals.
Pay attention to ceiling height (ideally 2.7 to 3 meters), balconies, the number of bathrooms, and natural light. Check whether the layout allows rational space planning without “dead zones.”
If you are buying during construction, request detailed drawings and visit a completed project by the same developer to assess actual build quality. Renderings do not always match the final result.
Residential complex amenities
Modern projects offer children’s and sports playgrounds, recreation areas, underground parking, CCTV, and security. Car-free gated courtyards, landscaping, and walking areas create a comfortable environment for families.
Check whether there are commercial premises on the ground floors—shops, cafes, and services within walking distance increase convenience. уточните the quality of engineering systems: heating type, the possibility of installing air conditioners, and elevator availability.
Promised amenities must be confirmed in writing in the contract, with deadlines clearly stated. Review the experience of previous buyers—did the developer deliver on landscaping and amenities in completed projects?
Fit-out level and additional costs
Units are sold in three formats: black frame (no finishes), white frame (basic fit-out), and green frame (turnkey). Black frame is cheaper at purchase but requires renovation investment—around $150 to $300 per square meter. White frame allows you to complete the final finishes to your taste at a lower cost. Green frame is convenient for those who want to move in right away.
Factor in additional costs: title registration, taxes, premiums for a parking space, window view, or floor level. The all-in budget may differ from the base price by 10–20%.
Construction stage and handover timelines
Buying at an early stage can secure a discount of up to 20–30% off the final price, but it means waiting 1–2 years. If you enter at the excavation stage, thoroughly vet the developer and make sure you have legal guarantees regarding deadlines.
Visit the construction site in person or via a representative to monitor progress. Request photos and videos from the site if you are in another country.
The contract must clearly state handover dates and penalties for delays. Make sure the contract is registered with Georgia’s National Agency of Public Registry—this is a mandatory condition for its legal validity.
Legal due diligence of the property
Before signing, confirm that the land belongs to the developer and is free of encumbrances—mortgages, restrictions, or litigation. Verify the cadastral number via the national cadastral system—this information is publicly accessible.
All deal terms must be clearly stated: price, area, technical specifications, handover terms, payment terms, and liability of the parties. The agreement is executed with a notary or at the Public Service Hall (House of Justice) and registered in the registry.
Do not rely on visuals alone—request written confirmation of every stated project feature. If you are not confident in your legal knowledge, outsource the checks to professionals.
Why it’s worth working with a real estate agency
Independent search and verification of every parameter takes time, market knowledge, and understanding of legal details. An agency handles the key tasks: selecting options within your budget and goals, checking the developer and documentation, arranging viewings, and supporting the transaction.
Specialists will help filter out weaker options, compare projects using consistent criteria, and choose the best property without emotional decisions. For foreign buyers, this is especially important: an agency will explain local legal specifics, help with opening a bank account, and organize title registration.
Professional support minimizes the risks of legal issues, overpaying, and choosing a problematic unit. You get an expert assessment of investment potential, a rental yield calculation, and assurance of a clean transaction. Working with specialists can save months of searching and protect you from common mistakes made by first-time buyers in the Georgian market.
To see our catalog, just click the button below
Specialists will help filter out weaker options, compare projects using consistent criteria, and choose the best property without emotional decisions. For foreign buyers, this is especially important: an agency will explain local legal specifics, help with opening a bank account, and organize title registration.
Professional support minimizes the risks of legal issues, overpaying, and choosing a problematic unit. You get an expert assessment of investment potential, a rental yield calculation, and assurance of a clean transaction. Working with specialists can save months of searching and protect you from common mistakes made by first-time buyers in the Georgian market.
To see our catalog, just click the button below
FAQ
1. What should I pay attention to in order to buy an apartment in a new development in Tbilisi safely?
Check the developer’s reputation, the required permits, and land ownership. Review the layout, on-site amenities, and the area’s development outlook. Demand written confirmation of all promises and register the contract with the National Agency of Public Registry.
2. What mistakes are most common when people want to buy a new-build in Tbilisi?
Typical mistakes include buying without vetting the developer, trusting visuals without inspecting the property, ignoring district development plans, and insufficient legal review of documents. Many buyers also fail to budget for additional costs such as fit-out, registration, and taxes, which leads to overspending.
3. Why should I contact specialists if I plan to buy a new-build apartment in Tbilisi?
An agency performs full developer and document checks, selects properties based on your budget and goals, arranges viewings, and supports the transaction from start to title registration. Specialists help you avoid legal risks, overpayments, and problematic choices—critical for foreign buyers unfamiliar with the local market.
Check the developer’s reputation, the required permits, and land ownership. Review the layout, on-site amenities, and the area’s development outlook. Demand written confirmation of all promises and register the contract with the National Agency of Public Registry.
2. What mistakes are most common when people want to buy a new-build in Tbilisi?
Typical mistakes include buying without vetting the developer, trusting visuals without inspecting the property, ignoring district development plans, and insufficient legal review of documents. Many buyers also fail to budget for additional costs such as fit-out, registration, and taxes, which leads to overspending.
3. Why should I contact specialists if I plan to buy a new-build apartment in Tbilisi?
An agency performs full developer and document checks, selects properties based on your budget and goals, arranges viewings, and supports the transaction from start to title registration. Specialists help you avoid legal risks, overpayments, and problematic choices—critical for foreign buyers unfamiliar with the local market.
Contact Us
Get in touch with us by phone or via messengers for a consultation and help choosing the right property.
+995 557 326 104
cappuccinoestate@gmail.com
cappuccinoestate@gmail.com
Georgia, Batumi
