For developers, hospitality groups, family offices and portfolio investors deploying at scale. We identify, evaluate and execute larger opportunities in Georgia with the same data discipline as everything else on this site, and we are paid on completed transactions, not on looking.
Capital at scale, four profiles.
$500K to $5M of capital for portfolio growth, development participation and income-producing assets.
Land acquisition, joint ventures, and market analysis and sales strategy for foreign-buyer demand.
Hotels, aparthotels, serviced apartments, resort and tourism assets.
Office buildings, employee housing, commercial property and diversification mandates.
Worked shapes, not current inventory. Each shows how we would underwrite the asset class.
| Worked shape | 2,000 m² of land, about 80 units |
| Timeline | About 24 months |
| Strategy | Sell units and retain rentals |
| Analysis chain | Acquisition, build cost, revenue, IRR |
Demand context: Tbilisi absorbed 42,388 apartment sales in 2025 while supply permits declined 4.2% (TAS), a constructive backdrop for well-located product.
| Worked underwriting | 50 rooms, $80 ADR, 70% occupancy |
| Room revenue | About $1.02M a year |
| The fundamentals | 5.52M arrivals in 2025, a record |
| Underwriting includes | ADR and occupancy comps, opex, NOI, exit |
Tourism spending reached GEL 14.3B in 2024 (Geostat); EU and UK arrivals grew 14% in 2025. Seasonality is modelled honestly. Our closed Bakuriani hotel acquisition is the reference case.
| What we present | Price, current income, occupancy, cap rate |
| Worked shape | 20 units, $2.5M all-in, 12% gross target |
| After acquisition | Tbilisi Home operates the asset |
Bulk pricing below unit-by-unit market value is the margin. Verified rent rolls are the diligence.
| Dossier includes | Zoning, rights, infrastructure, utilities, access |
| Worked shape | 5,000 m², villas for high-end buyers |
| Reference case | A resort-zone asset in Kojori |
Land mandates carry the highest variability. Every dossier is verified at the public registry and with city planning before it is presented.
Five phases, structured the way capital expects. The detailed eight-step path is on the process page.
Budget, target returns, asset class and timeline, in writing before we source anything.
Demand analysis, comparables, pricing and risk assessment from our own data and named sources.
Off-market assets, developer stock and distressed opportunities.
Legal, financial and technical review with licensed partners, billed directly to you.
Negotiation and acquisition, then development or operations. The full path and the fee model.
Three ways to hold a larger asset with us. Full terms are on the joint-venture page.
You provide capital; local partners provide execution: sourcing, development management and operations.
Your capital and 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 larger-scale version of our management service.
Every opportunity arrives as an investment memorandum, prepared per opportunity, under mandate.
The opportunity in one page.
Demand drivers, comparables, sourced data.
Acquisition, development costs, revenue assumptions, operating expenses, exit projections.
Market, construction, regulatory and demand risk, quantified where possible and never omitted.
Who does what, when, and what it costs.
Same data discipline as our public platform: every figure sourced and dated. The memo format in full.
Success-based, agreed in the mandate.
Brokerage on completed transactions, asset-management fees on operations, and project fees on development coordination, all agreed in the mandate. No sourcing retainers. Licensed legal, tax and technical partners bill their diligence work directly and transparently.
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