For developers, family offices, hospitality groups and portfolio investors: we identify, evaluate and execute larger-scale opportunities — success-based, by mandate, with the same data discipline as everything on this platform.
$500k–$5M capital · portfolio growth, development participation, income-producing assets
Land acquisition · joint ventures · market analysis and sales strategy for foreign-buyer demand
Hotels, aparthotels, serviced apartments, resort and tourism assets
Office buildings, employee housing, commercial property, diversification mandates
| Worked shape | 2,000 m² land → ~80 units |
| Timeline | ≈24 months |
| Strategy | Sell units + retain rentals |
| Analysis chain | Acquisition → build cost → revenue → IRR |
Worked example of mandate shape, not current inventory. Demand context: Tbilisi absorbed 42,388 apartment sales in 2025; supply permits declined −4.2% (TAS) — a constructive backdrop for well-located product.
| Worked underwriting | 50 rooms · $80 ADR · 70% occ. |
| Room revenue | ≈$1.02M/yr |
| The fundamentals | 5.52M arrivals 2025 — record |
| Underwriting includes | ADR/occupancy comps · opex · NOI · exit |
Tourism spending reached GEL 14.3B in 2024 (Geostat); EU/UK arrivals +14% in 2025. Seasonality modeled honestly — see our hospitality methodology on the Opportunities page.
| What we present | Price · current income · occupancy · cap rate |
| Worked shape | 20 units · $2.5M all-in · 12% gross target |
| Post-acquisition | Tbilisi Home operates the asset |
Bulk pricing below unit-by-unit market value is the margin; verified rent rolls are the diligence. Consistent with the value-add building example on our Opportunities page.
| Dossier includes | Zoning · rights · infrastructure · utilities · access |
| Worked shape | 5,000 m², villas for high-end buyers |
| Reference | Kojori resort-zone asset in current inventory |
Land mandates carry the highest variability — every dossier verified at NAPR and city planning before presentation.
Budget, target returns, asset class, timeline — in writing
Demand analysis, comparables, pricing, risk assessment
Off-market assets, developer and distressed opportunities
Legal, financial and technical review with licensed partners
Negotiation, acquisition, then development or operations
You provide capital; local partners provide execution — sourcing, development management, operations.
Your capital + a vetted developer's construction expertise, with Tbilisi Home structuring and monitoring the venture.
You own the asset; Tbilisi Home operates the rental business — the institutional version of our management service.
District pricing, tenant demand and buyer behavior — published quarterly with methodology on our Intelligence Center. We put our data in public; most sourcing partners won't.
Sourcing → acquisition → renovation → leasing → management, under one accountable roof, with licensed legal/tax/technical partners for diligence at scale.
Georgian + American leadership. We know what international capital needs on communication, transparency, remote ownership and reporting — because that's our entire retail business.
A candid note: we are a focused team, not a global advisory firm — our largest closed transaction to date is $400,000, and our institutional practice is built mandate by mandate. What you get in exchange: principals on your deal (not juniors), success-based economics, and a partner whose public platform shows exactly how it thinks. Large-deal case studies will appear here as mandates complete — written with the same honesty as everything else on this site.
Not "contact us" — tell us what you're deploying and what it needs to return. We respond within two business days with an honest read on whether Georgia fits your mandate, and what we'd propose.
Handled by principals under confidentiality. Success-based economics — no retainers for sourcing.