Gross rental yield in Georgia is around 7–8% in 2026, but Batumi is falling toward 7% gross and 2–4% net. Here is what the data says city by city and what actually reaches your account.
Short answer: the average gross rental yield in Georgia is about 7–8% as of 2026, and what you keep after vacancy, management, service charges and tax is usually 3–5 percentage points lower. Tbilisi sits at the stronger end of the range, Batumi has been slipping, and any number above 10% is almost always marketing. The figures below are indicative, sourced as noted, and change quickly.
What the 2026 data says about gross yield
- Georgia overall: about 7.4% in Q1 2026, down from about 7.9% in Q3 2025 (Global Property Guide).
- Tbilisi: about 7.5% in Q1 2026 on the same source; Galt & Taggart reported roughly 8.4–8.6% in February–May 2026 on average asking rents of about $10 per m² per month. The gap is methodology, not a contradiction.
- Batumi: Investor.ge, citing Galt & Taggart, shows yield falling from 8.8% in 2024 to 7.4% in 2025; Galt & Taggart describes the city as roughly 7% gross, down from about 10% two years earlier, with a net yield of only 2–4%.
Tbilisi: where the yield is, and where it is not
Asking rents in April 2026 were about $14.2 per m² in Vake and about $11.3 in Saburtalo (Galt & Taggart). Higher rent does not mean higher yield, because the purchase price rises faster. Global Property Guide shows a Didi Digomi studio near 8.9% gross but a Saburtalo one-bedroom near 6.4%.
The pattern is consistent: cheaper outer districts give the highest percentage; central districts such as Vake and the old centre give lower yield but better capital preservation and an easier exit. Our Tbilisi market review covers volumes and price growth, and best areas to buy in Georgia covers districts by goal.
Batumi: seasonality and oversupply
Batumi income is seasonal, with most revenue in July and August. Average daily rates were broadly flat at about $35.6 in 2025, while unsold apartments in surveyed developer projects rose by almost 14% to about 12,400 units at the end of 2025 (Investor.ge). Galt & Taggart warned that if apartment stock keeps growing, owners could face yields of only 1.5–2% or negative returns. That is a forecast, not a certainty, but it is the reason to model Batumi on net numbers only. See Batumi vs Tbilisi and Batumi investment risks.
Long-term vs short-term, and Kutaisi and Gudauri
A long-term let to a local or expat tenant is steadier, takes less work and has lower vacancy, but the rent is capped by what tenants pay. A short-term let earns more per night but is seasonal, labour-intensive and subject to local rules.
Kutaisi is cheap to enter (an agency snapshot gives roughly $700–1,200 per m² for Kutaisi and Rustavi) and Gudauri is a seasonal ski market (about $1,500–2,000 per m² near the lifts, again one agency's range). We found no reliable published yield series for either, so treat any percentage quoted for them as marketing until you see actual rental history.
Hotel-condos and guaranteed rent
Developer projections for branded hotel-condo projects can be advertised in double digits; one Batumi project is marketed at 12.5%. That is a projection by the seller. Read what is guaranteed, for how long, for how many units and who stands behind it, as in guaranteed rental schemes: the catch.
From gross to net: an illustrative Tbilisi example
These are our own assumptions, not market statistics. An apartment bought for $80,000 at 7.5% gross implies $6,000 a year. Then:
- Occupancy of about 90% over a year (one empty month): $5,400.
- Management at 10%: minus $540.
- Service charge of about $35 a month: minus $420.
- Insurance and repairs reserve: minus $300.
- Rental income tax of 5% on $5,400 with no deductions: minus $270.
Net operating income is about $3,870. Against an entry cost of about $84,000 (price, roughly $1,000 of purchase costs, and about $3,000 of furnishing), that is about 4.6%, roughly three points below the headline. Our hidden costs article shows the same logic for short lets, where the gap is wider.
Tax that affects the yield
Rental income from an individual tenant for living purposes is reported at 5% with no expense deductions; from a business tenant it is 20% with deductions (pbservices.ge; one source says the 5% rate requires prior registration, so confirm). Separately, annual property tax applies once family income exceeds GEL 40,000, at 0.05–0.2% below GEL 100,000 and 0.8–1% above it, based on market value (in Tbilisi 0.2% and 0.8%). Details are in Georgia property prices and buying costs; tax residency is in the 183-day rule.
What to buy for which goal
- Steady cash flow with little work: a mid-priced one- or two-bedroom in Saburtalo or a similar district, let long-term.
- Higher percentage, more effort and more risk: studios in cheaper outer districts, with a realistic vacancy allowance.
- Capital preservation and an easy exit: Vake or the old centre, accepting a lower yield.
- Batumi: only with a tested net model, a district that fills outside July–August, and no reliance on a guarantee you have not read.
FAQ
What is a realistic yield in Georgia? About 7–8% gross and roughly 4–5% net in Tbilisi, lower in Batumi, as of 2026. Is Batumi still worth it? It can be, for the right unit and price, but the margin for error is thin. Do rents rise with prices? Not necessarily: prices have outrun rents, which is why yields have compressed. Is the 7% I see advertised guaranteed? No, gross yield is a historical average, not a promise.
How we help
We shortlist by your goal, model net numbers with vacancy, tax and every running cost, and coordinate local lawyers, including for remote purchase. Informational only, not legal, tax or investment advice; figures are indicative as of October 2026 and change.