We help investors find under-priced apartments — distressed sales, bank sales, and unfinished "black frame" units — renovate them with our own crews, and resell them at the market price. The whole cycle usually takes about four months.
Margins computed from the Tbilisi Home market database, 2026 Q3 — method and full table below.
The idea is simple. Some apartments sell below their real value — because the owner needs money quickly, because a bank is selling a repossessed unit, or because the apartment is an unfinished concrete shell that most buyers cannot picture as a home. We buy these, complete a full renovation in a few weeks, and sell the finished apartment at the normal market price.
The profit is the difference between what the finished apartment sells for and everything we spent — the purchase, the renovation, the selling costs, and the tax. Some investors call this "fix and flip". We prefer to call it what it is: buying well, renovating well, and selling honestly.
Tbilisi suits this strategy unusually well: renovation labour is affordable, transactions close in days at the public registry, and the city has a deep, active market for finished apartments.
Owners who need to sell fast price below the market to get a quick, certain buyer. We watch new listings street by street and call the same day.
Repossessed apartments sold by banks and at auction. Fewer buyers compete here, because these sales need careful legal checks — which we do as standard.
A "black frame" is an unfinished shell — bare concrete, no floors, no walls finished, no bathroom. It is the cheapest way to buy square metres in Tbilisi, and the renovation cost is known in advance.
The profit is made on the day you buy, not the day you sell.
Our database prices every street in Tbilisi by condition — unfinished frames on one side, newly renovated apartments on the other. The numbers show something most flipping websites will not tell you: if you buy a frame at the normal market price and renovate it, your margin is roughly zero. The market already prices renovation work fairly.
The projects that work are bought in the cheapest quarter of the market — the urgent sales, the bank sales, the frames listed below their street's level. That is where the 8–14% margins in the table below come from, and it is why the search matters more than the renovation.
Every extra 1% negotiated off the purchase price adds roughly 1% to the project margin. This is why we underwrite the purchase so carefully — and why we walk away from most candidates.
Entry is a black frame bought in the cheapest quarter of its district. Exit is the district's median newly-renovated price. Renovation at $250/m². Margins are net — after a 5% asking-to-closing discount, 3% selling costs, and the 5% tax on the gain.
| District | Frame entry, $/m² | Renovated median, $/m² | Net margin per project | Annualized pace* |
|---|---|---|---|---|
| DidubeMetro-connected, strong demand for finished stock | 1,200 | 1,796 | 13.4% | ~46% |
| OrtachalaRiverside, improving quickly | 1,300 | 1,877 | 11.0% | ~37% |
| MukhianiLow entry tickets, steady local demand | 970 | 1,484 | 11.5% | ~39% |
| VazisubaniThe cheapest entries in the city | 950 | 1,452 | 11.0% | ~37% |
| VarketiliDeep market, high volume | 962 | 1,451 | 9.8% | ~32% |
| SaburtaloThe largest market in Tbilisi — easiest exit | 1,510 | 2,096 | 9.3% | ~30% |
| Didi DighomiHigh volume, new-build corridor | 993 | 1,478 | 9.1% | ~30% |
| IsaniMetro access, undervalued finished stock | 1,100 | 1,591 | 8.2% | ~27% |
| VakePrestige district — high entry, thin flip margin | 2,094 | 2,672 | 4.8% | ~15% |
Source: Tbilisi Home market database, 2026 Q3 — median asking prices by district and condition; sample sizes from 250 to 13,000+ listings per figure. *Annualized pace assumes the same capital completes three consecutive 4-month projects; it compounds the per-project margin. A truly distressed purchase below these entry levels does better; a purchase at the district median does close to nothing.
Note the Vake row: the most prestigious district is one of the weakest for this strategy. Prestige raises the entry price faster than the exit price. Value-add profit lives in the working districts.
A 60 m² black frame in Saburtalo, found in the cheapest quarter of the market and negotiated to $1,510 per m². Standard renovation package. Sold at the district's median price for newly renovated apartments — not at a hopeful price, at the middle of the market, which is what makes it sell inside the four-month window.
The result is about $8,500 net on $106,900 invested — 8% in four months. Run three projects like this back to back and the year compounds to roughly 26%. Didube or Ortachala entries push the per-project margin into double digits.
If the buyer negotiates the entry to 10% below this example's level — which urgent and bank sales regularly allow — the same project returns roughly 18% in four months.
| Money in | |
| Purchase — frame at $1,510/m² (cheapest quartile) | $90,600 |
| Renovation — standard package, $250/m² | $15,000 |
| Legal & registration | $1,250 |
| Total invested | $106,850 |
| Money out | |
| Asking price — renovated median, $2,096/m² | $125,760 |
| Closing price (−5% negotiation) | $119,470 |
| After selling costs (−3%) | $115,890 |
| Tax on the gain (5%, sale within 2 years) | −$450 |
| Net profit · ~4 months | +$8,590 · 8.0% |
A modest margin becomes a strong annual return when the capital does not sit still. 8% every four months compounds to about 26% a year; 11% compounds to about 37%. The speed is the strategy — which is why we only buy apartments that will sell at the median price, not trophies that need a special buyer.
Candidates from our street-level database and daily new-listing watch. Title, debt and building checks before any money moves.
Offer built from the data: entry level, renovation cost, exit median. Registration at the public registry takes days, not months.
Fixed-scope package with our crews — $150–330/m² standard, $330–450 comfort. Weekly photo updates.
Professional photos, listed on tbilisihome.ge and the major portals, priced at the median so it moves.
Negotiation, deposit, registry transfer. Your capital is back and the next candidate is already underwritten.
Every project we underwrite must pass a second test: would we be happy holding it as a rental? A newly renovated Saburtalo apartment rents at about $10.8 per m² per month on our data — roughly a 6% gross yield on the example project above while it waits for its buyer.
This is the quiet advantage of doing value-add in a city with real rental demand. A slow month does not force a discount. The downside of a delayed sale is a yield, not a loss — the apartment simply becomes what most of our investors buy anyway.
✓Buy at the median and hope the market rises
✓Renovate beyond what the street's buyers pay for
✓Price the exit above the median to "protect the margin"
Each of these is how flips fail. The discipline is boring, and it is the product.
Our own price database covers every street in Tbilisi, by condition, updated quarterly — so we know instantly when a listing is genuinely cheap and when it only looks cheap. A daily watcher flags fresh listings within hours.
Title and debt checks at the public registry, building and utilities inspection, and a full written underwrite: entry, renovation budget, exit median, margin, and the walk-away price.
Standard packages priced per m², matched to what buyers on that street actually pay for. Our crews, our supervision, weekly photo updates to you wherever you live.
Listed on tbilisihome.ge and the major portals with professional photos, priced at the district median. If you prefer to keep it, our management team places a tenant instead.
Yes — "fix and flip" is the common name for buying a property below market, renovating it, and reselling it. We call it value-add investment because the name describes where the profit comes from: the value you add by buying well and finishing the apartment properly.
A small project in an outer district (Vazisubani, Varketili, Mukhiani) can complete for $55,000–75,000 all-in. Saburtalo and Didube projects typically need $100,000–130,000. Vake needs much more and, as the table above shows, returns less.
An apartment sold as a bare concrete shell — no flooring, no finished walls, no bathroom fittings. "White frame" means the same shell with basic screed and plaster done. Black frame is the cheapest way to buy square metres in Tbilisi, and because the renovation starts from zero, the cost is predictable.
An individual selling within two years of purchase pays 5% tax on the gain (not on the full price). Hold for two years and there is no capital gains tax at all — which is why some investors switch a project to a rental and sell later. Rental income is taxed at 5% under Georgia's registered-landlord regime.
Yes. Foreigners buy and sell apartments in Georgia with the same rights as citizens (only agricultural land is restricted). No residency is required, and the purchase itself can count toward Georgia's investment-residency threshold.
On our own 2026 data: 8–14% net per project in the main districts, when the entry is in the cheapest quarter of the market — after the closing discount, selling costs, and the 5% gain tax. At a four-month cycle that compounds to roughly 25–45% a year. Anyone quoting more than that either bought exceptionally well or has not counted their costs yet.
Overpaying at the entry. A project bought at the district's normal price has no margin — the whole strategy lives in the discount. The other two risks are renovation overruns (we cap this with fixed-scope packages) and a slow exit (covered by the rental fallback — about a 6% gross yield while the apartment waits).
Send us a listing and we will underwrite it against our database, or tell us your budget and we will bring you candidates. Every recommendation comes as a private, access-code-protected analysis you can read before spending anything.