How to Compare Apartments in Batumi: A Detailed Checklist
Choosing property in Batumi often turns into a challenging quest even for seasoned investors. The market is oversaturated with options—from premium beachfront apartments to budget-friendly studios in residential districts. To compare apartments in Batumi objectively and avoid being misled by attractive renders, you need a systematic approach. Behind the glossy visuals often hide nuances that directly affect both liquidity and everyday comfort.
We’ve prepared a detailed checklist to help you evaluate every asset step by step. This is the same framework our agency uses for the initial audit of properties before offering them to clients. It enables you to filter out obviously weak options and focus on units that truly deserve your attention.
We’ve prepared a detailed checklist to help you evaluate every asset step by step. This is the same framework our agency uses for the initial audit of properties before offering them to clients. It enables you to filter out obviously weak options and focus on units that truly deserve your attention.
Leave a Request
Enter your details
It's absolutely free
Location: Looking Beyond the “Sea View”
The first and most obvious criterion for comparing properties is the neighborhood.
However, in Batumi, a simple division into “central” and “peripheral” areas is not enough.
- Tourist Center (Old Batumi): High entry price but stable year-round rental demand. Main risks include noise levels and outdated utilities in historic buildings.
- New Boulevard: A district of high-rise developments and modern infrastructure. There is a wide selection of new builds, but it’s crucial to check construction density—your sea view may disappear in six months when another tower goes up next door.
- Residential Areas (Bagrationi, Javakhishvili): More affordable and quieter. A strong option for permanent residence, though rental potential is lower compared to the beachfront.
When evaluating the location, consider not only the distance to the beach but also access to shops, schools, and transportation. What works perfectly for tourists may become a burden for long-term residents.
Property Condition: “Shell & Core” vs. Fully Finished
Batumi uses a specific classification of finishing standards that often confuses newcomers. To properly compare apartments, you must understand what is included in the price.
- Black Frame (Shell & Core): A concrete box without partitions. This is the cheapest entry point but requires significant investment and 3–6 months of renovation work.
- White Frame (Pre-Finishing): Screed, plastering, electrical wiring completed. A balanced option if you want a custom interior without dealing with raw construction work.
- Turnkey: Fully finished, furnished, and equipped. Ideal for immediate rental, but the price per square meter is the highest.
When comparing prices, always add an approximate renovation budget ($300–600 per sq.m) to Black Frame to get the true total investment.
Hidden Factors: Heating and Maintenance Fees
Many buyers forget to ask about heating. Batumi’s humid subtropical climate means that apartments without proper heating systems suffer from dampness and mold in winter. In beachfront hotel-type complexes, gas is often unavailable—air conditioning is the only option, resulting in discomfort and high electricity bills during colder months.
Another key factor is the Service Fee. In some premium developments, the monthly maintenance charge can reach $1–2 per sq.m, which significantly reduces rental yield. Always request the management company’s tariff sheet before signing any agreement.
Legal Status and Compliance
Before arranging a viewing, clarify the land status and the building’s legal standing. There are cases where a building is physically completed but not officially commissioned. You can live in it, but issues may arise when registering the title deed or connecting utilities at municipal rates.
It is also important to distinguish between residential units and apartments classified as commercial property. The latter often come with restrictions on permanent registration and higher tax rates. Our agency always performs a preliminary legal check to eliminate such risks for clients.
To see our catalog, just click the button below
It is also important to distinguish between residential units and apartments classified as commercial property. The latter often come with restrictions on permanent registration and higher tax rates. Our agency always performs a preliminary legal check to eliminate such risks for clients.
To see our catalog, just click the button below
FAQ
1. How can I compare the true rental yield of different apartments?
Do not rely solely on developer promises. Calculate the yield yourself: use average rental prices in the chosen area (based on aggregator data), subtract utilities, the 5% tax for individuals, and the management company’s commission. Compare the resulting net figures across properties.
2. Is it possible to arrange a remote viewing?
Yes. We regularly conduct online tours. Our agent visits the property and shows the unit, the view, the entrance, and the surroundings via live video, honestly pointing out all drawbacks.
3. Is it worth paying extra for a reputable developer?
A developer’s reputation in Georgia is a strong indicator that the building will be completed and delivered on schedule. Compare companies by reviewing their portfolio of completed projects. A slightly higher entry price often protects you from the risk of losing money to an unfinished development.
Do not rely solely on developer promises. Calculate the yield yourself: use average rental prices in the chosen area (based on aggregator data), subtract utilities, the 5% tax for individuals, and the management company’s commission. Compare the resulting net figures across properties.
2. Is it possible to arrange a remote viewing?
Yes. We regularly conduct online tours. Our agent visits the property and shows the unit, the view, the entrance, and the surroundings via live video, honestly pointing out all drawbacks.
3. Is it worth paying extra for a reputable developer?
A developer’s reputation in Georgia is a strong indicator that the building will be completed and delivered on schedule. Compare companies by reviewing their portfolio of completed projects. A slightly higher entry price often protects you from the risk of losing money to an unfinished development.
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
