Tbilisi grew by a fifth in ten years, buses were renewed and tourism rose. Verified data and what foreigners living in Georgia for 9 to 22 years say, including the costs.
Tbilisi is often described from a short visit or from relocation blogs written in the first year. This article asks a slower question: what changed in the city over roughly ten years, and what do people who have stayed for a decade or more say in public. It is informational, not a recommendation to move or buy.
How we researched this
We used public sources only: the 2024 census as reported by a regional news outlet, a development bank press release, a 2016 investigative report and a 2021 interview series with foreigners living in Georgia. We did not invent or compose any residents. Few first-hand accounts that state 8 or more years in Tbilisi itself could be found, so the accounts below describe Georgia as a whole and some come from before the 2022 arrivals; we say so where it matters.
What changed in ten years
- Population. The 2024 census counted 1,331,485 people in Tbilisi, about 20.1 percent more than in 2014, while Georgia as a whole grew by 5.8 percent to 3,929,581. The capital now holds roughly a third of the country. Source: JAMnews, quoting Geostat.
- Foreign residents. The same census counted 133,857 non-citizens in the country, including 37,715 Russian citizens, about 4.9 times more than in 2014. These are national figures, not Tbilisi only.
- Tourism. Official statistics show roughly 5.7 million international traveller trips in 2014 and about 7.8 million in 2025 (Geostat and the National Tourism Administration). Definitions may differ between years, so treat it as an order of magnitude: growth of about a third.
- Buses. According to an EBRD release of 16 July 2024, the old yellow buses were replaced with 144 new low-emission buses, 226 more were bought, ridership rose by about 30 percent after renewal, and 12 metro stations were being rehabilitated.
- Building. A 2016 report by JAMnews described a city still working under a 1970 general plan, height limits ignored in historic districts, about 20,690 tree-felling permits in 2009-2011 and 400 emergency housing blocks. This is 2016 data; the pressure on green space and historic districts is still a live topic, but we found no equally clear current count.
- Prices. Reported figures say new-build prices in Tbilisi rose only modestly in late 2025 (about 3.3 percent year on year, a small real decline), after a sharp rise in 2022-2024 that the National Bank linked to migration-related demand. See our Tbilisi market guide for the dated numbers.
- An outside view. A Moscow journalist who returned in 2016 after 13 years noted that tourism had become so visible that it was hard to find locals on the main avenue, and that Russian had turned into a practical language rather than a language of ties. He was a visitor, not a resident.
What long-term residents report
All four accounts come from one public interview series with foreigners in Georgia, published in October 2021. We retell them in our own words; ages of residence are as stated then.
- A Czech lecturer and project coordinator, in Georgia since 1999, says the country moved from a chaotic "Wild East" to a more professional society. Foreigners were once treated almost as celebrities and are now treated as ordinary people. He mentions initial culture shock and having to learn Georgian from dictionaries. Source: JAMnews, 18 Oct 2021.
- A Polish tourist guide, in Georgia since 2012 (nine years at the time, so about fourteen by now), sees roads, restaurants and hotels improved and the Batumi skyline transformed. The guide also says the local cuisine is fun for two weeks and then tires, and that at first the gap between declared hospitality and everyday behaviour was hard to get used to. Source: JAMnews, 18 Oct 2021.
- A Danish winery owner, in Georgia since 2001, praises the new national parks and environmental protection, but finds people reserved towards strangers because of Soviet-era habits, which he thinks holds tourism back. Source: JAMnews, 18 Oct 2021.
- A Dutch NGO worker, in Georgia since 2003, notes much better infrastructure and more freedom for women, especially in Tbilisi, but criticises a profit-first approach by the authorities and describes prejudice towards foreign women. Source: JAMnews, 18 Oct 2021.
We found no comparable public account from a Russian-speaking resident with ten years in Tbilisi that opened in full and was not commercial, so this voice is missing here.
What did not change or got harder
- Planning and green space. Critics in 2016 pointed to building without a current plan; the same themes keep returning in local media, so check the permitted use and the neighbouring plots before you buy.
- Housing stock. Old and emergency buildings were a major issue in 2016, and the quality of construction varies; see our resale checklist.
- Cost pressure. The 2022-2024 rise in prices and rents came with an influx of newcomers. We found no official rent series, so we do not give a number.
- Reserve towards strangers and a gap between hospitality and daily life are named by two of the four residents, even after many years.
What newcomers can take from this
- Look at several years of data, not one season: the market grew fast, then slowed in 2025.
- Spend a rent-first period before buying; read why expats like Georgia and the best areas guide.
- Check building age, permits and the developer; our Georgia guide lists the steps.
- Plan for the language: the long-term residents above say it took effort.
- For a first visit read Tbilisi: what impresses and plan with viewing trip abroad.
FAQ
How much did Tbilisi grow in ten years? The 2024 census counted 1,331,485 residents, about 20.1 percent more than in 2014, according to JAMnews quoting Geostat.
Did tourism grow? Official figures show roughly 5.7 million international traveller trips in 2014 and 7.8 million in 2025; definitions may differ, so it is a rough comparison.
Are Tbilisi property prices still rising? Reported figures show a modest nominal rise for new builds in late 2025 after a sharp 2022-2024 increase. Check the latest data before any decision.
What do long-term foreigners complain about? In the accounts we read: reserve towards strangers, a gap between hospitality and everyday behaviour, government priorities, and learning the language.
Is this a recommendation to move or buy? No. It is a summary of public data and public accounts.
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We are a trilingual platform that finds properties in Georgia and coordinates independent local lawyers and tax advisers. Browse current offers on our Georgia properties page or the country page. This text is informational and is not legal, tax or investment advice; rules and figures change, so verify the current position with a local lawyer and the relevant authority.