From high-yield rental apartments to premium residential assets, value-add renovations and development opportunities — six distinct strategies, each with the numbers shown up front.
Live listings from our current inventory are marked Live; worked examples are marked Example and show the strategy pattern with defensible numbers.
The core Tbilisi strategy: 1–2 bedroom apartments bought at or near district-average prices, furnished well, and rented to the city's deepest tenant pools — students, young professionals and international employees. Target investor: $100k–300k, monthly income plus long-term appreciation.
The discipline that makes this work is buying near the district average price per m². Pay a premium of 40% over the average and the same apartment's yield falls by a third — this is why we source against price-per-m² targets, not photos.
Ideal districts: Saburtalo, Chughureti, Dighomi (yield) · Vake, Vera (quality tenants, lower yield)
Reality check: we currently achieve $700/mo on a comparable 64 m² Saburtalo 1-bedroom in our own portfolio — this example assumes a furnished premium, not a hope.
This is where a local operating partner earns its keep: sourcing tired apartments in appreciating districts, then running the renovation, furnishing and lease-up end to end.
Scenario, not a promise — outcomes depend on purchase discipline and renovation cost control. That is precisely the work we manage.
Why this one: 2 minutes from Marjanishvili metro on the Aghmashenebeli corridor — the Fabrika regeneration zone. Below district-average entry at $1,500/m² vs $1,613 average, in Tbilisi's fastest-appreciating central district. Short-term-rental upside unmodeled.
Request the full analysis →Value-add works in Tbilisi for a structural reason: the gap between tired-but-central stock and renovated, furnished, professionally photographed product is wide — and most local sellers don't bridge it. Buying the gap is the strategy.
Tbilisi Home manages the entire chain: sourcing below district average, cadastral due diligence, renovation crews we already use for our managed portfolio, furnishing packages, photography, and lease-up. You see a monthly report; we do the rest.
For investors who want lower maintenance, modern buildings and easier resale. Off-plan buying in Tbilisi can carry a meaningful completion discount — but developer selection is everything, which is why we present every opportunity with the same five facts:
Read this correctly: the $3,200/m² figure is a developer/market projection, not a fact. Tbilisi new-build prices rose steadily through 2025 (Geostat), but off-plan returns depend on delivery. We only present projects whose developers we would buy from ourselves.
Not "buy anything and Airbnb it." Short-term rental works in a narrow set of locations — Old Tbilisi, Vera, Rustaveli, Freedom Square — and the honest math includes seasonality and real operating costs.
Comparable to a well-run long-term rental, with more operational intensity — worth it only in the right micro-location. Tourism supports the short-term pool; expats and professionals support the long-term pool. We model both before recommending either.
At this scale we work by mandate, not listings — sourcing whole buildings, boutique hospitality assets and portfolio acquisitions against your parameters. Two worked examples of the math we present:
Institutional-tier engagements include full underwriting, legal structuring with our partners, and post-acquisition operations. Start with a conversation, not a brochure.
Off-market apartments, distressed sales, developer allocations and whole-building deals that never reach the portals. Register to unlock the current list.
Tell us your budget, goal and timeline — we respond within one business day with matched opportunities from the live list.
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