We source, underwrite and manage real-estate investments in Tbilisi for family offices, private investment offices and international private investors. You do not need a team on the ground to make a $1 million, $3 million or $5 million allocation. If Georgia is relevant to your mandate, we can show you what we're seeing.
Organizations whose job is to allocate capital, and the advisers who sit beside them.
Single-family and multi-family offices, and the private investment offices and holding companies through which families invest. Real estate is typically a direct allocation.
High-net-worth individuals allocating $500K to $20M across markets, who want emerging-market residential exposure without building a local team.
Co-investment, portfolio acquisitions and local execution under a fund's own mandate and reporting standards.
Land, development and hotel assets, handled with our development and larger-mandate desk and joint-venture structures.
Georgian-American networks and regional emerging-market investors who already know the country and want disciplined underwriting on the ground.
Private bankers, wealth managers, lawyers and tax advisers whose clients are asking about Georgia. We work alongside you, not around you.
Typical allocation with us: $1M to $5M, usually structured across two or three strategies. Larger mandates are structured case by case. The three strategies.
Three reasons international capital is paying attention.
Compared with the major European markets, Tbilisi is small. That is the point. There are opportunities here that are difficult to find in mature markets, and a well-run local process still finds mispriced assets.
Residential and hospitality assets produce relatively attractive income yields. The Tbilisi average gross rental yield is 7.53% (Global Property Guide, February 2026), and rental income for individuals is taxed at a flat 5%.
Someone sitting in Dubai, Paris or London does not necessarily know which developer is good, which building has problems, what rents actually clear, or what the exit market looks like. We do, and we publish our data.
Foreign demand already exists: international buyers took roughly a quarter of Tbilisi primary-market sales, led by Israeli buyers at about 10% (Galt & Taggart). Full dashboard on the Intelligence Center.
Closer to a local investment team than a broker, for as long as you hold the asset.
District pricing, rents that actually clear, transaction volumes, the development pipeline and foreign-buyer flows, published quarterly with the method in the open. What we monitor.
We negotiate the acquisition, structure ownership with your counsel and ours, coordinate renovation with our own crews, lease the property and manage it afterward. How we work.
Monthly owner statements, a permanent payment ledger and projected-versus-actual returns in the owner portal, plus the quarterly market report. The owner portal.
With your mandate, not a property list.
"We're not looking to sell you a particular apartment at this stage. What we're trying to do is understand whether Tbilisi fits your investment mandate. If it does, we identify opportunities that actually fit your criteria."How the first conversation goes
Asset class, strategy and geography you already invest in
Direct ownership or through a fund
Typical ticket size, and what $5M instead of $2M would change
Who else would normally be involved: investment director, legal counsel, tax adviser, family representative
How an investment like this normally moves through your office
An honest read on whether Georgia belongs in your portfolio
The current Tbilisi market report and what we are seeing
Two or three investments that fit what you described, not a catalogue
Each as an investment memo: acquisition price, required equity, expected rental income, operating expenses, projected yield, downside case, exit assumptions, risks and our role. The memo format.
What an investment committee asks, and where we answer it.
Every memo carries a downside case: rents 15% lower, six months longer to stabilize. Memo format.
Two named principals, a published data platform, and live reporting for owners who already hold assets with us. The team.
Gross and net yield, NOI, cash-on-cash, IRR and equity multiple, sourced and dated, per opportunity. Underwriting checklist.
The allocation is structured across two or three strategies, not one building. Three strategies.
Direct title, or your own entity, set up with your counsel and ours. Foreign ownership of apartments in Georgia is straightforward; we explain where it is not.
Entry below comparable sales, title diligence with licensed counsel, and no pooled capital: you hold the asset. Process and fees.
Foreign buyers took roughly a quarter of primary-market sales (Galt & Taggart). We work with several international investors today.
Yes. Reporting on the first acquisition is what earns the second, and the process is the same each time. The path.
What we have done, on the record.
From a €620K asking price to a $424K all-in acquisition of a bank-owned hotel. Negotiation, diligence and closing handled on the ground. Case study.
A corporate relocation of an entire team, with leases sourced, negotiated and supported at scale. Case study.
Buyer and seller each abroad, completed under power of attorney without either flying in. Case study.
Tenants, maintenance, rent collection and monthly statements for owners who live abroad, at 8% of collected rent. Management terms.
Live for our managed owners: statements, a permanent payment ledger, projected versus actual, and exit maths. About the portal.
District scores with the formula in the open, quarterly reports, and a downloadable investor guide. Intelligence Center.
The people on your deal, by name.
Native Georgian, fluent in Georgian and English. Nino leads sourcing, negotiation and the local market side: which building, which developer, which street, and what a renovation should really cost.
An American in Tbilisi for over five years. Jeff is the data and underwriting side: market benchmarks, the quarterly report, the memo, and the reporting international investors expect.
Licensed Georgian counsel, tax advisers and engineers do the diligence work and bill it directly and transparently.
Our own crews for renovation, and Tbilisi Home for leasing and management, under one accountable roof.
Founded 2022. Member of the Georgian National Association of Real Estate. 144 Davit Agmashenebeli Avenue, Tbilisi.
Tell us what you invest in. We will say whether Georgia belongs in your portfolio, either way, within two business days.
Sent as a message to Tbilisi Home. No mailing list, no automated follow-up. We reply personally.
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