Buying an Apartment in a New Development in Tbilisi: Complete Guide
In 2026, the Georgian real estate market remains one of the most open to foreign investment. The absence of a purchase tax, the possibility of remote transactions, and stable price growth make the request to buy an apartment in Tbilisi in a new development extremely popular.
However, the simplicity of the procedure should not lull your vigilance. Behind beautiful facades, legal risks and construction delays may hide. This guide will help you go from choosing a property to receiving keys safely and profitably.
However, the simplicity of the procedure should not lull your vigilance. Behind beautiful facades, legal risks and construction delays may hide. This guide will help you go from choosing a property to receiving keys safely and profitably.
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Step-by-Step Buying Algorithm for Foreigners
The real estate acquisition process in Georgia is as transparent as possible and takes from a few days to a couple of weeks.
1. Selection and Reservation
After you have decided on a property, a reservation agreement is signed. You pay a deposit (usually $1000–2000), which fixes the price and takes the apartment off the market. Important: if you change your mind, this amount is most often non-refundable.
2. Document Verification
A critically important stage. It is necessary to check the extract from the Public Registry for the land plot (it must not be under seizure) and the existence of a valid building permit.
3. Preliminary Contract
If the house is still under construction, you conclude a preliminary purchase and sale agreement. It specifies the handover deadlines, apartment condition ("frame" or renovation), and payment schedule. The document is mandatory drafted in two languages.
4. Payment and Registration
Payment is made by bank transfer or cryptocurrency. After full payment (or the first installment in case of a payment plan), the deal is registered at the Public Service Hall. You receive an extract with a unique code confirming your ownership right.
How Not to Buy a Stalled Project: Verification Checklist
The risk of construction delay in Georgia exists. To avoid freezing money for years before you buy a new development in Tbilisi from a developer, check:
Developer History: How many properties have been handed over? Were there delays? Does the company have lawsuits?
Land Status: The plot must belong to the developer by right of ownership, not lease.
Financing: Does the company build with its own money or depend entirely on sales? Bank project financing is a good sign of reliability.
"White Frame" or Turnkey Renovation?
In Georgia, apartments are rarely sold with finished renovation ("turnkey"). The most popular handover formats:
Black Frame: Only concrete walls. No screed, no internal communications. The cheapest, but also the most expensive option to renovate.
White Frame: Floor screed, plastered walls, pipe and electricity distribution, quality windows and doors. This is the comfort class standard, ready for finishing.
Green Frame: Improved version of white, often including heating pipes in the floor and meters.
When choosing new developments in Tbilisi from developer prices buy, consider that renovation "from scratch" in a black frame will cost 30–40% more than finishing a white frame.
Prices and Districts: Where to Look for Investment
The cost per meter depends heavily on location. In 2026, the following ranges are relevant:
Economy (Gldani, Samgori): $900–1100 per m². High demand for rental in the cheap segment.
Comfort (Saburtalo, Isani): $1200–1600 per m². The golden mean with excellent liquidity and developed infrastructure.
Premium (Vake, Vera): from $1900 per m². Prestige housing for capital preservation.
Why Do You Need a Realtor if There Is a Sales Office?
Many buyers mistakenly believe that buying directly from the developer is more profitable. In fact, prices at the developer and at the agency are the same. The difference is in protecting your interests.
The sales department manager works for the developer. Their task is to sell a specific property, even if the company has document problems or delays at other construction sites.
Our agency works for you. We:
Compare Objectively: We show real pros and cons of different residential complexes, not just advertising brochures.
Know the "Inside Out": We are aware of which developers have poor sound insulation or gas connection problems.
Protect Legally: Our lawyers will make amendments to the contract to protect you from penalties and hidden fees.
It's Free: Our work is paid by the developer from the marketing budget; for you, the apartment price does not change.
To see our catalog, just click the button below
The sales department manager works for the developer. Their task is to sell a specific property, even if the company has document problems or delays at other construction sites.
Our agency works for you. We:
Compare Objectively: We show real pros and cons of different residential complexes, not just advertising brochures.
Know the "Inside Out": We are aware of which developers have poor sound insulation or gas connection problems.
Protect Legally: Our lawyers will make amendments to the contract to protect you from penalties and hidden fees.
It's Free: Our work is paid by the developer from the marketing budget; for you, the apartment price does not change.
To see our catalog, just click the button below
FAQ
1. Does buying a new development grant the right to a residence permit?
Yes, if the appraised value of the property exceeds the established limit. Note: form March 2026, the threshold increases to $150,000 (previously $100,000). Property ownership grants the right to a short-term residence permit.
2. Can I buy an apartment in installments?
Yes, developers offer interest-free installments until the end of construction. Usually, the down payment is 10–30%. Only a passport is needed for processing.
3. Is it difficult to sell an apartment in a new building later?
Liquid properties (especially in Saburtalo and Isani) sell quickly. Demand for finished housing in new houses is consistently high. We help our clients not only buy but also profitably resell real estate.
Yes, if the appraised value of the property exceeds the established limit. Note: form March 2026, the threshold increases to $150,000 (previously $100,000). Property ownership grants the right to a short-term residence permit.
2. Can I buy an apartment in installments?
Yes, developers offer interest-free installments until the end of construction. Usually, the down payment is 10–30%. Only a passport is needed for processing.
3. Is it difficult to sell an apartment in a new building later?
Liquid properties (especially in Saburtalo and Isani) sell quickly. Demand for finished housing in new houses is consistently high. We help our clients not only buy but also profitably resell real estate.
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
