Tbilisi DownTown: Avlabari Apartments Guide (2026)

Tbilisi DownTown is a residential complex of 217 apartments in the Avlabari district of Tbilisi, Georgia, which the developer NEXT lists with a September 2027 handover, a 20% first payment, 22 months of 0% instalments and one-, two- and three-bedroom apartments from USD 157,680.

This guide reads the developer’s project page as it stood on 8 November 2026 and adds sourced context on the district, on buying property in Georgia and on the tax and residence rules that apply to a foreign buyer. Wherever the page prints two values for one item, or none, the guide says so and keeps the figure that sits beside the price. Tbilisi DownTown is a different project from NEXT DownTown Batumi in Old Batumi, which has its own page.

Overview of Tbilisi DownTown

The developer’s project page is the primary source for every figure on Tbilisi DownTown in this guide. It places the complex in “Tbilisi City-Center (Avlabari District)” and says it combines contemporary architecture with the character of old Tbilisi. Its headline reads “Tbilisi Downtown by Next”.

The page prints a configuration of 217 apartments, five elevators and a handover of September 2027 (“Sep. 2027”). Four unit types appear: a studio, a one-bedroom apartment (1+1), a two-bedroom apartment (2+1) and a three-bedroom apartment (3+1). Prices are printed for the last three only. The studio is counted (10 units) and given a size (27 m²) but has no price card, so the published starting price of USD 157,680 belongs to the one-bedroom type.

Every price comes in two sets behind a toggle that the page captions “with renovation” and “without renovation”. The text does not say which set belongs to which caption, so this guide calls them the first set (the one shown first, with the 157,680 figure) and the second set (the higher one). The page also describes the apartments as fully furnished and shows furnished interior renders; how the toggle and the furnishing statement fit together is not explained.

The page prints no street address, plot number, coordinates, permit number or escrow wording. It lists rental-return and price-growth projections for the project; those are the developer’s marketing statements, their terms belong in the sale documents, and this guide does not restate them. All amounts below are in dollars (USD), as printed.

Unit types, sizes and price per square metre

The project page gives each unit type in more than one place, and the places do not use the same numbers. The layout cards pair a size with a price, and the table below starts from them. A separate “size of units per type” block prints smaller sizes for the studio, one-bedroom and two-bedroom types. Both sets are shown so that a reader can see exactly what the page says; the guide uses the layout-card sizes in the calculations because only they sit next to prices.

The counts leave 105 apartments (217 minus 112) outside any printed type breakdown. The page does not say how they divide between types, and it prints no count at all for three-bedroom apartments, so no reader can derive the number of units of a given type from the page.

All figures in that table are calculated from the developer’s printed prices and layout-card sizes: price divided by size, rounded to the nearest dollar. The second-set prices are printed only as “from” values, so the second set is compared at the smallest size of each type.

Three patterns stand out. First, at the smallest size the price per square metre is USD 2,483 for the one-bedroom, 2,600 for the two-bedroom and 2,250 for the three-bedroom, so the three-bedroom type starts at the lowest rate per square metre. Second, at the largest size every type prints exactly USD 3,000 per square metre (220,200 divided by 73.4, 348,900 divided by 116.3 and 413,700 divided by 137.9).

Third, inside each type the price rises faster than the area: the one-bedroom gains 15.6% in size and 39.7% in price from its smallest to its largest card, the two-bedroom 36.2% and 57.1%, the three-bedroom 8.0% and 44.0%. The page does not state what drives the step, such as floor or view.

Across types, the smallest two-bedroom is 1.34 times the area of the smallest one-bedroom (85.4 divided by 63.5) at 1.41 times the price (222,040 divided by 157,680). The smallest three-bedroom is 2.01 times the area at 1.82 times the price. The second set sits 30.9% to 37.8% above the first at the smallest size of each type, which is USD 766.85 per square metre for the one-bedroom and exactly USD 850 for the two- and three-bedroom types. The page does not itemise what the difference covers.

The page also prints floor plans with room areas for one-, two- and three-bedroom apartments, and it does not say which card each plan belongs to. The table adds the printed areas as the image shows them. The sums are calculated here; the plans print no total.

Read next to the cards, the one-bedroom plan (67.2 m² with its terrace) and the two-bedroom plan (112.2 m² with its terraces) fall inside the card ranges of 63.5 to 73.4 m² and 85.4 to 116.3 m². The three-bedroom plan prints 83.2 m² including the balcony, below the 127.7 to 137.9 m² of the three-bedroom card, and the page offers no note linking the two. A reservation document should state the area of the specific unit and whether it counts terraces.

One more printed dimension affects how a unit feels. The heights tile gives 2.95 m for apartments, 7.00 m for commercial space and 3.6 m for parking, while a later block describes an architectural ceiling height of 3.3 m in all apartments. The guide reports both as printed, because the page does not say whether one is a clear height and the other a structural one.

Location of Tbilisi DownTown: Avlabari and Tbilisi

The developer states the position of Tbilisi DownTown in one sentence: Avlabari is “one of the city’s oldest and most authentic areas”, with landmarks, small cafes and markets “just minutes” away. It prints no distances and no map. The rest of this section therefore comes from outside sources and marks which of them are official.

Tbilisi in numbers

Geostat, the national statistics office, estimates the population of Georgia at 3,941.1 thousand on 1 January 2026, and the capital at 1,369.4 thousand, of whom 1,309.0 thousand live in urban settlements. It adds that more than one third of the country’s people live in Tbilisi (Geostat population release, 24 April 2026). In 2025, Geostat’s inbound tourism statistics record 6.9 million visits by international visitors to Georgia and report 3.8 million visits made in Tbilisi and 2.7 million in Adjara.

The same release gives 7.8 million arrivals of international non-resident travellers.

Geostat also publishes the Residential Property Price Index, which covers new residential property in Tbilisi and is built from advertised offer prices in lari. In the third quarter of 2026 the index rose 1.5% on the previous quarter and 5.9% on the third quarter of 2025; the flats sub-index rose 1.2% and 5.6% (Geostat RPPI, III quarter 2026, released 23 October 2026). The release lists Isani among the ten districts for which it charts median offer prices per square metre.

The Tbilisi price guide on this site reads that chart at GEL 4,032 per square metre for new flats in Isani, about USD 1,554 at GEL 2.5949 per dollar (Tbilisi real estate prices).

Avlabari, district and history

Avlabari lies on the left bank of the Mtkvari River. Wikipedia’s district template places it in the Isani administrative district, although the Wikipedia entry also calls it a neighbourhood of Old Tbilisi, and the developer’s own wording is “City-Center (Avlabari District)”. A Georgia Today history of the area, published on 12 August 2021, says Avlabari lay outside the medieval city, that its present name appears in the 14th century as a suburb of Tbilisi, and that in the early 19th century Russian military barracks stood there.

The same article lists the places that now define the district: the Holy Trinity Cathedral (Sameba), built between 1995 and 2004; the Echmiadzin church, centre of a historically large Armenian community; the Metekhi church on the cliff above the river; and, nearer the metro station, remains of the palace of Queen Darejan. It also names the Bridge of Peace between Avlabari and the Old City, Rike Park and the ropeway to Narikala. Those are descriptions of the district, not of the site, because the developer publishes no coordinates.

Metro, ropeway and fares

The Tbilisi Transport Company, which says it is wholly owned by Tbilisi City Hall and has operated since 1966, runs the metro, the municipal buses and the Rike-Narikala ropeway (company page). Its tariff page lists GEL 1 for 90 minutes of unlimited travel on metro, bus and minibus, GEL 3 for a day pass and GEL 2.5 for a one-way ride on the Rike-Narikala ropeway. The Wikipedia article on the Tbilisi Metro shows Avlabari station on the Akhmeteli-Varketili line between Liberty Square and Samasi stations.

The distances below are straight-line figures calculated here from the coordinates Wikipedia gives for Avlabari (41.69306, 44.81583) and for each landmark. They describe the neighbourhood and not the building plot, which the developer does not locate. Walking routes cross the river valley and are longer than a straight line; no drive or walk time has been measured.

Price levels in Isani

Galt and Taggart, a Tbilisi research house, reports average primary-market prices by district from National Agency of Public Registry data and its own developer survey. The same guide reproduces its district table: USD 1,401 per square metre for Isani in January 2026 and 3,090 apartment sales registered there in 2025 (the publisher’s January 2026 update carries the district charts).

The prices printed on the project page, USD 2,250 to 3,000 per square metre in the first set, are higher than both district figures. The comparison is not like for like: the district series cover mixed buildings, locations and states of finish, while the page does not state the finish behind each of its two price sets.

The 22-month plan, two price sets and the building

How the schedule reads

The developer’s calculator prints the terms for one apartment: cost USD 157,680, first payment USD 31,536 (20%), 22 months at 0% interest and a monthly payment of USD 5,734. The arithmetic is simple. Twenty percent of 157,680 is 31,536; the balance is 126,144; divided by 22 it is 5,733.82, which the calculator rounds to 5,734.

For the second set the page prints a 20% first payment of “$41k” and USD 7,505 a month, which matches a cost of 206,375 (20% is 41,275, the balance 165,100, and 165,100 divided by 22 is 7,504.55).

Two readings follow from the numbers. The monthly figure equals the whole balance divided by 22, so the calculator leaves no separate handover payment; the page does not describe one, and the preliminary agreement is where such a payment would be written. And the page offers a monthly or a quarterly schedule without printing the quarterly amounts.

The calculator prints figures for the one-bedroom only. The table applies the same 20% and 22-month terms to the other “from” prices to show the scale; these rows are calculated here, not printed by the developer.

The calendar matters as much as the amounts. The page prints no start date for the instalments. If the first payment were made in November 2026 and the 22 monthly instalments began in December 2026, the last one would fall in September 2028 (calculated). That is a year after the September 2027 handover in the hero block and six months after the March 2028 turnkey date in the return paragraph.

The preliminary agreement is the document that fixes the actual dates, and the developer’s own steps say the buyer becomes the official owner within one business day after construction is completed and full payment is made.

The same page states a reservation deposit of USD 1,000 to 3,000, which holds a unit for one week up to one month, and says 0% instalments run from 12 to 45 months depending on the project and its handover date. For this project the printed term is 22 months; the term varies by project, from 7 months at NEXT DownTown Batumi to 29 months at NEXT Magnolia and 56 months at Kobuleti Beach Resort.

A short checklist keeps the schedule readable before anything is signed:

1. Which price set (and so which finish) the agreement refers to, written in the document itself.
2. The date of the first payment and of each of the 22 instalments, with the amount in dollars.
3. Whether a payment is due at handover and, if so, its amount and date.
4. Whether the monthly or the quarterly schedule applies, and the quarterly amounts if so.
5. The condition under which ownership is registered, matching the developer’s statement about full payment.

Why the starting price is a one-bedroom

Readers who have seen the other NEXT pages may expect a studio to carry the lowest price. On this page it does not, because no studio price card exists. The studio appears only in the size block (27 m²) and in the unit-count tile (10 units). The developer’s home-page card and project page both print “From $157,680”, and that figure is the first one-bedroom price. A lower studio price may exist in the sale documents; the page does not publish one, so no figure is assumed here.

That is also why the “from” price in the table in section 7 is not comparable with a studio price elsewhere: a one-bedroom of 63.5 m² is a larger unit than the studio of 27 m² on this page. The price per square metre, USD 2,483 at the smallest one-bedroom, is the better basis for a comparison.

Handover, turnkey and registration

The page uses two completion words for the same project. “Handover” appears as September 2027 beside the payment calculator and in the hero block, and a paragraph on returns says the project “will be fully completed turnkey in March 2028”. It does not define either word, and it does not say whether handover means delivery of the shell, of the furnished apartment or of the building permit.

The page mentions a live construction camera and a construction progress photograph, which a buyer can use to follow the work between payments.

The date that matters in law is registration. Under the Civil Code the acquirer becomes the owner when the right is registered in the Public Registry, and the developer states that registration of the future ownership comes first and that full ownership follows within one business day after completion and full payment. A buyer reading the agreement can check that the handover date, the turnkey date and the registration conditions agree with one another.

What the building lists

The facilities and systems below are the developer’s own list. The page names no operator for the services and prints no service-charge schedule, so what a resident pays for room service, laundry or concierge is a question for the sale documents. Component brands are named by the page as suppliers and are not an endorsement by anyone else.

Buying in Georgia in brief

Start with the legal basis, because it explains every later step. Article 183 of the Civil Code of Georgia says that to acquire an immovable thing the transaction must be in writing and the acquirer’s ownership right must be registered in the Public Registry. Article 311-1 adds that a written transaction is submitted to the Registry with its signatures authenticated, and that no separate authentication is needed when the parties sign in front of an authorised person at the registration authority.

Neither article limits apartments to citizens. The restriction that matters to foreigners is in Article 4 of the Organic Law on Agricultural Land Ownership, which allows agricultural land to be owned by the state, municipalities, citizens and certain Georgian entities. An apartment in a city block is not agricultural land. The guides on whether foreigners can buy property in Georgia and how to buy property in Georgia describe the practice in more detail.

Costs come from the fee tables of the National Agency of Public Registry. On its registration fee page, registering a change in the right to immovable property costs GEL 150 in 4 working days, GEL 270 in 1 working day or GEL 350 on the day of filing. At USD 1 = GEL 2.5949, the official rate valid from 7 November 2026 on the National Bank of Georgia site, those fees are about USD 58, 104 and 135.

Confirming the signatures on a transaction submitted for registration is GEL 7, immediately.

A registry extract, listed on the informational services fee page, costs GEL 20 in one working day, GEL 13 if ordered online, GEL 75 on the day of filing and GEL 52 online on the day; an extract in English adds GEL 26. A buyer abroad can use the smart-contract service, which registers immovable property rights online through a virtual meeting booked in advance.

Georgia has been a party to the Apostille Convention since 14 May 2007 (HCCH status table), which matters for powers of attorney and other documents signed abroad. The guide on buying property in Georgia from abroad covers the practical sequence.

The developer describes its own route in three blocks: sign the preliminary purchase agreement and register the future ownership; pay the deposit; then make monthly or quarterly payments while following construction through updates and live cameras. A second block lists agreement, payment confirmation, registration of the contract with the Ministry of Justice and a property code in the state register.

Taxes, residence and financing for a foreign buyer

Annual property tax is the first recurring cost. Article 202(5) of the Tax Code sets the rate for a natural person at not less than 0.8% and not more than 1% of the market value of the taxable property at the end of the previous year. Article 206(1)(a) exempts a person’s property, except land, when the family’s income in the previous year did not exceed GEL 100,000, about USD 38,537 at GEL 2.5949.

The return is due by 1 November and the payment by 15 November (Article 205(12) and (14)). Article 201(1)(c.a) includes unfinished construction in the property a natural person owns, and the Revenue Service property tax page is the reference for how a registration is treated; the guide on property tax in Georgia adds detail.

Rent and resale follow separate rules. Under Article 81(2), income from letting residential space to an organisation or a person for residential use is taxed at 5% when the natural person makes no deductions; the general rate in Article 81(1) is 20%. On a sale, Article 81(3) taxes the surplus from a residential apartment at 5%, and Article 82(1)(f.a) exempts the surplus from a residential apartment owned for more than two years.

The residence rule is the one the developer’s page quotes, and its wording differs slightly from the law. The page says a residence permit through real estate has a minimum amount “from $150,000 starting March 1, 2026”.

The official text, in the residence permit page of the Public Service Development Agency and in Article 15(j) of the Law on the Legal Status of Aliens and Stateless Persons, speaks of a short-term residence permit for an alien who holds the property right to an immovable thing, other than agricultural land, with a market value exceeding USD 150,000 equivalent in GEL, set by a certified assessor of an accredited body.

Every printed one-bedroom, two-bedroom and three-bedroom price on the project page is above USD 150,000: the first set starts at USD 157,680, which is USD 7,680 over the figure, and the second set at USD 206,375. The test, however, applies to the assessor’s market value of the registered property and not to the contract price. Under Articles 16 and 21 of the law, the permit runs for one year at a time and lapses together with the property right.

The guide on the residence permit in Georgia describes the application.

On financing, the project page shows no mortgage arrangement; its offer is the 0% instalment plan. The National Bank of Georgia sets a loan-to-value limit of 90% for lari loans and 70% for foreign-currency loans, and payment-to-income limits that depend on net monthly income, on its PTI and LTV page. Whether a bank lends to a non-resident against a particular unit is each bank’s decision; the mortgage guide covers it.

What to prepare when reserving

The developer’s steps and the registry rules point to one set of documents that a buyer can assemble before paying a deposit.

1. Reservation form, passport copy and a receipt for the deposit of USD 1,000 to 3,000 that the developer states.
2. The preliminary purchase agreement, stating the unit, its area, the price set, the finish specification and the handover date.
3. The payment schedule with each amount, date and currency, and the confirmation statement issued after each payment.
4. A Public Registry extract for the land and building and, once registered, for the unit.
5. The building’s permit and commissioning status, in writing.
6. Written escrow or payment-account details for every instalment.
7. The list of services, the service-charge schedule and the terms of the renovation or furnishing package.
8. The full legal name and registration details of the contracting entity; the developer’s site does not name the entity.

How this project compares with the other NEXT projects

The table lists all 13 NEXT projects on this site as the developer’s pages print them, grouped by city. This project prints the largest unit count among the Tbilisi projects (217, against 200 at NEXT Cinema City Tbilisi and 199 at NEU Tbilisi; NEXT Oriental prints none) and the earliest handover date of the four, September 2027. Its starting price is a one-bedroom, and the other Tbilisi rows start from a studio.

The starting prices are not comparable like for like. Some rows start from a studio with renovation, some from a furnished studio, one from a white-box studio, one from a one-bedroom, and the Dubai row is a one-bedroom of 80 m² in another market. The rows are listed side by side for orientation only, and none ranks above another.

In Tbilisi, the listing for Mira Verde Tbilisi is a different developer’s project in Tbilisi Hills, priced in dirhams, and in Batumi the listing for Mardi City Center is another central project with its own terms.

Market background sits in the guide to Tbilisi real estate prices, which gives district series from Geostat and from Galt and Taggart. The Georgia country page lists every project in the country, and the Tbilisi city page lists the capital’s projects. For the practical Batumi side of the NEXT range, the guide to off-plan property in Batumi explains how off-plan sales work on the coast.

NEXT (developer)

NEXT presents itself on its About page as a Georgian developer founded in Batumi by Kakha Devadze, trading as NEXT, “NEXT Group” and “Next Property”.

Its project timeline begins in 2018 with NEXT Apartments, NEXT Green and NEXT White in Batumi and continues, year by year, with NEXT Hotels, Wyndham Residences and Villa Park (2020), Radisson Blu Residences and NEXT Collection (2021), NEXT Address, NEXT Coral and NEXT Gardens (2022), NEXT Amani in Kenya (2023) and NEXT Oriental in Tbilisi, Villa Perla in Marbella and a Zanzibar expansion (2024).

The home page summarises the company in a figures block that includes about 8 years in real estate development, and it lists offices in Batumi, Tbilisi, Dubai, Warsaw and Kenya. The page names Georgia, the United Arab Emirates, Kenya, Spain and Zanzibar as markets, and a partnership page describes investors from 65 countries. Hotel brands appear only on specific projects, for example Radisson Hotel Group and Wyndham Hotels and Resorts on the two Gonio projects, and no brand or operator is named for this project.

This guide repeats none of the page’s awards or completion and sales statements, because the pages give no year, category or body for most of them. The home page project list shows the project among the apartments under construction in Georgia, from USD 157,680.

Frequently asked questions

What is Tbilisi DownTown?

The project is a complex of 217 apartments that the developer NEXT places in Avlabari, in the Tbilisi city centre on the left bank of the Mtkvari. The developer’s page lists studio, one-, two- and three-bedroom units, a gym, concierge and other services, and a September 2027 handover. It is a different project from NEXT DownTown Batumi. The page prints no street address, so the exact plot is a question for the reservation documents and the Public Registry extract.

How much do apartments at Tbilisi DownTown cost?

The developer prints prices for three types in two sets. The first set runs from USD 157,680 for a one-bedroom of 63.5 m² to USD 413,700 for a three-bedroom of 137.9 m²; the second set starts at USD 206,375, USD 294,630 and USD 395,870 for the one-, two- and three-bedroom types. The page does not tie either set to the “with renovation” or “without renovation” caption, and it prints no studio price.

What is the payment plan at Tbilisi DownTown?

The calculator on the developer’s page shows a 20% first payment, then 22 months at 0% interest, either monthly or quarterly. For the 157,680 one-bedroom the first payment is USD 31,536 and the monthly payment USD 5,734. The page does not print a start date, a handover payment or the quarterly amounts, and the preliminary purchase agreement is the place where the schedule is fixed.

When will the building be handed over?

The hero block prints “Sep. 2027” as the handover. A later paragraph says the project will be fully completed turnkey in March 2028. The page states no presale label for this project and prints no permit or commissioning date. A buyer can ask for the planned handover, the turnkey date and the permit status to be written into the preliminary agreement, together with what happens to the schedule if a date moves.

Why is the starting price a one-bedroom and not a studio?

The page prices only the one-, two- and three-bedroom types. The studio is counted (10 units) and sized (27 m²) in other blocks, but no studio price card appears. The “From $157,680” figure is therefore the first one-bedroom price at 63.5 m², USD 2,483 per square metre. The page does not state whether a studio price exists, and a buyer interested in a studio can ask the developer for the unit list, the area and the price set in writing before reserving.

May a foreign buyer own an apartment in Tbilisi?

Georgian law restricts agricultural land, not apartments. Article 4 of the Organic Law on Agricultural Land Ownership reserves agricultural land for the state, municipalities, citizens and certain Georgian entities, and an apartment in a city block is not agricultural land. A purchase is made in writing and the buyer’s ownership is registered in the Public Registry under Article 183 of the Civil Code.

Do the prices qualify for the Georgian residence permit?

The official rule asks for a property right to immovable property, other than agricultural land, with a market value exceeding USD 150,000 equivalent in GEL, set by a certified assessor. Every price printed on the project page is above that figure, but the test applies to the assessed market value of the registered property and not to the contract price. The permit is extended one year at a time.

What taxes apply to an apartment owner?

Under the Tax Code, individuals pay annual property tax of 0.8% to 1% of market value unless the family income of the previous year did not exceed GEL 100,000. Rent from residential space is taxed at 5% if the individual makes no deductions, and the surplus on a sale is taxed at 5% unless the apartment was owned for more than two years. The Revenue Service explains how the returns are filed.

What does the renovation toggle on the page mean?

The page has a toggle captioned “with renovation” and “without renovation” and two price sets, but it does not say which set belongs to which caption, and it describes the apartments as fully furnished. The guide therefore calls the sets first and second. The finish, the furniture and the appliances are matters for the specification attached to the preliminary agreement.

How can a buyer check the project before paying?

A buyer can order a Public Registry extract for the land and building from the National Agency of Public Registry, ask for the building permit and commissioning status in writing, and request escrow or payment-account details for each instalment. The registry publishes its fees online, and the developer’s steps include registration of the preliminary agreement. A lawyer can read the agreement against the checklist in section 6.

Sources and last check

Last checked: 8 November 2026. Sources:

• NEXT: Tbilisi Downtown by Next project page
• NEXT: home page
• NEXT: About page
• NAPR: immovable property registration fees and terms
• NAPR: informational services fees
• NAPR: smart-contract registration service
• Civil Code of Georgia, arts. 183 and 311-1 (matsne.gov.ge)
• Organic Law on Agricultural Land Ownership (matsne.gov.ge)
• Tax Code of Georgia, English text (matsne.gov.ge)
• Law on the Legal Status of Aliens and Stateless Persons (matsne.gov.ge)
• Public Service Development Agency: residence permits
• Revenue Service of Georgia: property tax
• National Bank of Georgia: official exchange rates (USD 1 = GEL 2.5949, valid from 7 November 2026)
• National Bank of Georgia: PTI and LTV requirements
• Hague Conference on Private International Law: Apostille Convention status table
• Geostat: Number of population as of 1 January 2026
• Geostat: Residential Property Price Index, III quarter of 2026
• Geostat: Inbound tourism statistics, 2025
• Tbilisi Transport Company: about the company
• Tbilisi Transport Company: tariffs
• Georgia Today: Avlabari, from the outskirts to the center (12 August 2021)
• Wikipedia: Avlabari (neighbourhood coordinates and district placement)
• Wikipedia: Tbilisi Metro (station order)
• Galt and Taggart: Tbilisi Residential Real Estate, January 2026

This is not legal, tax or financial advice.