A new-build square metre costs roughly $1,300–1,500 on average in Tbilisi and Batumi in 2026, far more in the centre. Prices by city, by finish, the trend, and what registration and annual tax add.
Short answer: as of 2026, an average new-build square metre costs roughly $1,300–1,500 in Tbilisi and Batumi, far more in the centre of either city, and under half that in Kutaisi. The official index shows prices rising about 5% a year, much slower than the 2022–2024 surge. Add roughly 1–1.5% for registration, notary and legal costs. Figures are indicative and come from the sources named.
Price per m² by city
- Tbilisi: Colliers Georgia reported an average of about $1,314–1,331 per m² in new builds in January–June 2026. Prime central districts are far above that; one agency quotes up to about $2,900 per m² in Mtatsminda.
- Batumi: Colliers puts the new-build average at about $1,334 in February and about $1,455 in June 2026. Investor.ge gives a higher turnkey average of $1,865 for 2025, above $3,000 in Old Batumi and below $1,500 on the periphery. Definitions differ, so compare like with like.
- Kutaisi and Rustavi: about $700–1,200 per m² (one agency snapshot).
- Gudauri: roughly $1,500–2,000 per m² near the lifts (one agency's range; resort prices vary widely by project).
Price by finish: black, white and green frame
Most new builds are sold unfinished. Black frame is the bare concrete shell, white frame has plastered walls and utilities, green frame is move-in ready. One agency snapshot for Tbilisi gives about $1,172, $1,292 and $1,483 per m² respectively. The difference between black and green is your finishing budget, so a cheap black-frame price is not comparable with a finished resale unit. See new build vs resale in Georgia.
What an apartment costs
An agency snapshot from September 2026 gives these typical prices:
- Tbilisi: one-bedroom about $85,000, two-bedroom about $123,000, three-bedroom about $172,000; Vake one-bedroom about $183,000; budget studios in Didi Digomi about $45,000 and in Isani about $52,000.
- Batumi: one-bedroom about $78,000, two-bedroom about $113,000, three-bedroom about $156,000; Old Batumi one-bedroom about $94,000; a studio in Bagrationi about $45,000.
Treat these as orientation, not offers.
The 2025–2026 trend
Geostat's residential property price index rose 0.9% in the second quarter of 2026 and 4.9% over the year (flats 4.8%), and stood 63.8% above the 2020 average. The National Bank of Georgia links the earlier surge to strong activity and migration-related demand in 2022–2024 and the slowdown since to normalisation. Colliers data for the first half of 2026 shows new builds up about 11.7% and resale up about 9.5% in Tbilisi, as in our Tbilisi market review. Investor.ge expects Batumi prices to grow 4–6% in 2026, with about 12,400 unsold apartments at the end of 2025. Price growth is not rental yield: see rental yield and investment in Georgia.
What buying costs
Guides from lawyers and agents give the following, none of which is an official tariff, so ask your lawyer for a written estimate:
- Registration of the transfer with the Public Registry: about GEL 150–350 (roughly $50–130), depending on processing speed.
- Notary: a small share of the deal value, reported at under 0.1%.
- Legal support: about 0.5–1% of the price, often $500–1,000 in total.
- Agent commission, if you use one: agree it in writing; we did not find a verified standard rate.
- We found no stamp duty or property transfer tax on a purchase in these sources; confirm this before signing.
Budget about 1–1.5% on top of the price, excluding any agent and furnishing. On a $100,000 apartment that is roughly $1,000–1,500. Since October 2023 a purchase through a foreign power of attorney must be a notarised public deed, relevant to buying remotely.
Annual property tax
Annual tax on non-land property applies when family income exceeds GEL 40,000. Below GEL 100,000 the range is 0.05–0.2%, above it 0.8–1%, and in Tbilisi the rates are 0.2% and 0.8%. The base is market value at year end, not the purchase price. A reform raising the GEL 40,000 threshold has been proposed but, as of the latest source we checked (September 2026), the threshold is unchanged. Rental income adds a separate income tax; see the yield article above and tax residency.
Selling later
A property held for more than two years is reported as tax free, and a sale within two years of a residential property is taxed at 5% on the gain, according to a Georgian tax-advisory guide. Details are in capital gains tax on sale in Georgia.
FAQ
What is the average price per m² in Georgia? Roughly $1,300–1,500 for new builds in Tbilisi and Batumi in 2026, depending on source and finish. Are prices still rising? Slowly: about 5% a year on the official index. Is there a transfer tax on purchase? We did not find one in the sources checked; confirm with your lawyer. Is black frame a bargain? Only after adding the finishing cost.
How we help
We compare real asking and sold prices for your district, check the developer and the title, and coordinate local lawyers for the full purchase. Informational only, not legal, tax or investment advice; figures are indicative as of October 2026 and change.