Orbi Continental Batumi: Sources and Prices Guide (2026)

Orbi Continental Batumi is a two-tower hotel and apartment complex that Orbi Group began building on the Batumi seafront on 17 September 2025, and the developer’s project page lists 1,700 units of 25 to 60 m², all furnished, in towers of 55 and 37 floors.

This guide to Orbi Continental Batumi reads that page as shown on 9 November 2026 and sets beside it every third-party figure for price, floors, units and handover with its source and date. The developer’s page prints no price, handover date or payment plan, and the guide shows each source side by side and does not choose between them. It also adds sourced background on the Rustaveli and Nurigeli Lake area and on buying, taxes and residence in Georgia.

Overview of Orbi Continental Batumi

The developer’s project page calls the scheme a hotel complex on the Black Sea coast with apartments and penthouses, managed by “one of the world’s leading hotel brands”; no brand is named. It places the site near Rustaveli Avenue, Lake Nurigeli and 6 May Park, on a seafront stretch it calls the “Golden Mile” and describes as home exclusively to five-star hotels. That description is the developer’s own and is not tested here.

Three headline figures sit at the top of the page: two towers, 55 and 37 floors, and 1,700 units. The towers are linked by a shared podium whose first seven floors hold infrastructure, the top two floors are described as penthouses, and the apartments between them measure 25 to 60 m². The page lists restaurants and cafes, conference spaces and offices, parking, spa and swimming pools, an event hall, a shopping mall and a casino.

What the page does not print is as important for a buyer: a price, a handover date, a payment plan, a street address, the mix of unit types, the architect, the name of the hotel operator and any permit. Its paragraph on year-round occupancy makes a statement whose basis is not published, so this guide does not restate it. The only price list found is third-party: Korter shows prices and availability as of 21 October 2026 and describes the building as under construction.

What each source prints about towers, units, price and handover

Public information on the project comes from the developer and from portals and brokers, and the figures do not always agree. The table below sets them side by side. Each cell gives the value, the source and its date, and the guide does not decide which is right. The developer’s page is quoted as “per the developer”; every other figure is “per” the named site on the date shown.

Three of these rows change what a buyer can rely on. First, the floor count: the developer’s 37 floors for the shorter tower and Wikipedia’s 38 differ by one, and Korter’s “37 to 55” lumps both towers into one building. A buyer can ask for the permit documents, which state the count, and the unit’s own floor number belongs in the sale contract.

Second, the address. A registry extract needs a cadastral code or a plot description, and two street names are in circulation. Korter also prints a cadastral number, 05.23.02.020, as a project characteristic; it has not been checked against the Public Registry here, and an extract is how a buyer matches it to the plot.

Third, the finish. The developer says the apartments are handed over furnished and equipped, while one broker listing from May 2025 describes black-wall condition. The developer’s wording governs only if the contract repeats it, so the contract should list what the furnishing package contains.

Price points by date and what they cover

The developer prints no price, so every figure below is third-party. Three starting prices are on record for the project, and each carries a date and a source. They do not describe the same offer: they come from three different websites, and the unit type behind the older two is not stated.

Read as arithmetic, the October 2026 figure is USD 15,000 above the May 2025 figure (17.1%) and USD 19,500 above the November 2025 figure (23.5%). The order of the older two is not chronological, since the November 2025 print is USD 4,500 below the May 2025 print. Because the sellers and unit types differ, the three numbers show what was printed on each date and do not describe a price path for any one unit.

Korter’s table breaks the October 2026 prices down by type. Each “from” price is paired with a size range, and the same rate of USD 4,100 per m² is printed against all three types.

The table can be tested. The three “from” prices equal USD 4,100 multiplied by the smallest size in each range: 25 m² gives USD 102,500, 38 m² gives USD 155,800 and 60 m² gives USD 246,000. The step from the studio to the 2-room “from” card adds 13 m² and USD 53,300, and the step to the 3-room card adds 22 m² and USD 90,200; both work out at exactly USD 4,100 per added square metre.

The older geoln.com print has the same structure: USD 3,500 per m² on a 25 m² unit is USD 87,500.

The arithmetic shows that the “from” prices are consistent with one rate applied to the smallest unit of each type. It does not show how the rate applies to other units, and the source does not say whether it does. Neither the rate nor a unit-by-unit price list is on the developer’s page, so a buyer needs the price list with unit numbers, floors and areas.

Estate-georgia.ge adds that the median price for the Old Batumi / seafront district is USD 4,860 per m², against USD 4,100 per m² for the project, which is 15.6% lower; the page does not say what the median covers. For wider context, the guide on Batumi apartment prices per square metre sets out published per-square-metre data for the city. Geostat’s quarterly price index covers new residential property in Tbilisi only, so its release gives no official Batumi index to compare with.

Groundbreaking on 17 September 2025 and the handover figures

The most thoroughly documented fact about the project is its start. The developer’s article of 17 September 2025 says that the official presentation was held in Batumi with members of the Government of Georgia present, that the Prime Minister spoke, and that the ceremony ended with a symbolic capsule placed in the foundation. Frontnews Georgia reported the same ceremony on 17 September 2025 and dated it to that Wednesday, and Trend.az reported it on 18 September 2025, adding that the Minister of Economy and Sustainable Development attended.

All three give the investment as USD 300 million and the project as two skyscrapers. The employment numbers are attributed to officials: about 1,500 people during construction, and about 2,000 once the complex is operating. Frontnews and the developer’s article describe the 2,000 as permanent jobs, while Trend reports the minister’s figure as direct and indirect jobs. These are statements made at a ceremony and not figures from a labour or planning document.

The developer’s article describes the towers as housing “five-star hotels” and apartments and penthouses, and says the complex will be managed by a hotel brand and does not name it. It prints no completion date, and neither does the project page. The dated handover figures that exist are third-party, and the table gives them with the dates of the prints.

From the groundbreaking to December 2028 is 39 months, and from the groundbreaking to the date of this check is a little over 13 months. Those are intervals between printed dates and say nothing about how far construction has progressed; Korter publishes a photo series from fixed spots, dated May 2025 to October 2026, which is the only progress record found. The developer’s page gives no percentage complete and no construction schedule.

For a buyer, the handover date that matters is the one written in the contract, together with what happens if it is missed and what “handover” means for a furnished unit: keys, a signed acceptance act, or registration. The guide on off-plan property in Batumi explains how staged purchases from developers are usually structured on the coast.

Location of Orbi Continental Batumi: Rustaveli, Nurigeli Lake and the Batumi seafront

Batumi is the administrative centre of the Autonomous Republic of Adjara and a port city on the south-eastern Black Sea shore, about 350 kilometres from the capital, according to the national tourism administration page on Batumi. The Geostat population release puts the population of Adjara at 413.2 thousand on 1 January 2026, of which 279.9 thousand live in urban settlements; that is 10.5% of Georgia’s 3,941.1 thousand (calculated). It gives no figure for Batumi alone.

The developer places the complex near Rustaveli Avenue, Lake Nurigeli and 6 May Park. The Adjara tourism office’s guide, Visit Ajara, describes the park in its entry on Batumi Central Park (6 May Park): the first civic garden in Batumi, begun in 1881 on the south-eastern side of the lake, with a dolphinarium and a zoo on its territory and hotels, restaurants and cafes around it.

Its entry on Nuri Lake (the lake is also written Nuri-Geli) puts the park area at 165,000 m² today and says the lake lies close to the Black Sea coast and was linked to the sea by a canal.

The developer’s wording on the seafront is that the site stands “along the so-called Golden Mile”. The tourism guide’s entry on Batumi Boulevard gives the boulevard a length of 7 km, in the historic part of the city along the sea, and notes that it has been a national monument of Georgian garden-park art since 1987. Where the building stands relative to that boulevard is not on the developer’s page, and the two address variants in section 2 name different streets.

On transport, the airport’s page on transfers describes a municipal bus, No. 10, on a fixed airport to city-centre route, and taxis outside the terminal, with a drive to the centre of about 10 to 15 minutes.

Korter’s description of the building adds a bus stop 50 metres away and says buses 1, 10 and 10A run every 10 minutes; the portal also lists the Argo cable car, the seaport and the old bus terminal within 3 kilometres. Those are portal statements and are not verified here.

The developer’s page gives no distances, so the table below lists landmark distances calculated from the position of the “Orbi Continental” construction object in OpenStreetMap on 9 November 2026. That position is a mapped approximation and not a surveyed plot, and road figures come from the public OSRM routing service in free-flow conditions. They are measured from that mapped point, so the real walking distance from a given entrance will differ.

The pattern in the table is a short walk to the lake and the park, a mall about a kilometre away and the transport hubs five to seven kilometres by road. Road figures exceed the straight-line ones because routes follow the street network. For market context see the Batumi city page and the Georgia country page.

Towers, podium and the management company as the developer describes them

The developer’s description has three layers: a podium, two towers above it, and a management company. The podium holds the “large-scale infrastructure” on the first seven floors, and the amenity icons on the page give a list without naming who runs each item, how large it is or whether residents have access on the same terms as the public.

A casino, an event hall, a shopping mall and conference spaces are commercial uses, and the page does not say whether they are owned by the developer, leased to third parties or part of the hotel.

The management company is described in four items. A 24/7 service covers housekeeping and maintenance for apartments and common areas, plus security and safety. Legal support covers tax matters, reporting and compliance with local rules. Tenant management covers placing tenants, check-ins and check-outs, and communication with guests. Seasonal operations covers handling changes in demand through the year.

The page does not name the company, say whether using it is optional or compulsory for an owner, or state its fee, the contract term or what happens to a unit that is not enrolled. It also gives no figure for occupancy or income, and the page’s occupancy paragraph is not restated here. Whether a unit may be let by the day in a hotel-managed building depends on the contract and on Georgian rules, and the Batumi short-term rental guide summarises the rental rules in neutral terms.

For a buyer these gaps raise questions about what the purchase covers. The contract states which rights over shared parts of the building come with a unit and how they are managed. The service charge, the share of common areas and the way the hotel and the owners’ association divide costs are not on the page; the sale agreement and the building’s management rules are where they appear.

Buying in Georgia: registration and the order of steps

The developer’s page prints no purchase steps, so the order below comes from Georgian law and from the registry’s published fees. Article 183 of the Civil Code 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. Ownership therefore arises on registration, and payment or the handing over of keys is not what creates it.

A foreign buyer signs under the same Civil Code provisions as a citizen. The one category where nationality matters is agricultural land, which the Organic Law on Agricultural Land Ownership restricts in its Article 4, and an apartment is not agricultural land. The guide on whether foreigners can buy property in Georgia works through the general position, and how to buy property in Georgia gives the usual sequence.

The registry’s fees depend on the term chosen and not on the price. The NAPR fee page lists GEL 150 for registering a change of right within 4 working days, GEL 270 within 1 working day and GEL 350 on the day of filing. At the official rate of GEL 2.5949 per USD those are about USD 57.8, USD 104.1 and USD 134.9.

The same page lists registration of an obligation related to an ownership right at the same three fees, which is the category an agreement on a unit not yet built may fall under; the contract and the registry confirm which applies.

A buyer abroad has two practical routes: a power of attorney legalised for use in Georgia, or the registry’s own smart-contract service, which registers immovable property rights online through a booked virtual meeting. Georgia acceded to the Apostille Convention in 2006, and the Hague Conference’s status table shows entry into force on 14 May 2007. The guide on mortgages for foreigners in Georgia covers the financing side.

Taxes, residence and financing for a foreign buyer

Property tax on an individual changed on 30 September 2026. The consolidated Tax Code on matsne.gov.ge lists Law No. 1874 of that date among its amendments, and its text now reads as follows. Article 202(5) sets the rate on a natural person’s taxable property other than land at not less than 0.8% and not more than 1% of the market value at the end of the previous year. Article 206(1)(a) exempts it if the family’s income in the previous year did not exceed GEL 100,000.

The EY Georgia Tax and Law Brief for July to September 2026 reports the exemption change and says the earlier threshold was GEL 40,000. Guides written before 30 September 2026 carry the older bands, and they no longer match the Code.

As an illustration, the studio “from” price of USD 102,500 is GEL 265,977 at the official rate of GEL 2.5949 per USD, and the Code’s range of 0.8% to 1% would be GEL 2,128 to GEL 2,660 a year if it applied to that value; the market value used and the family income test are set case by case.

Article 201 covers real estate “including an unfinished construction” owned by a natural person, and when a buyer under a pre-completion contract counts as the owner is a question for the contract and the registry record.

The Revenue Service’s property tax page sets the return date at 1 November and payment at 15 November, moved to the next working day if the date falls on a day off; Article 205 of the Code says the same.

Rental income of a natural person from residential space is taxed at 5% if no deductions are made (Article 81(2)), and the general rate is 20% (Article 81(1)). Surplus income on a sale is taxed at 5% (Article 81(3)), and the surplus on a residential apartment owned for more than two years is exempt (Article 82(1)(f.a)). The filing steps for this tax are set out in the guide to property tax in Georgia.

For residence, the Public Service Development Agency page lists a short-term residence permit for an alien who holds title to immovable property other than agricultural land with a market value exceeding USD 150,000 equivalent in lari, established by a certified assessor, and an investment residence permit for property exceeding USD 300,000.

The threshold is stated in the Law on the Legal Status of Aliens and Stateless Persons (Article 15(j)) in the same terms. The test is the assessor’s valuation, and the contract price is not what counts. The residence permit guide gives the current process.

The table compares printed prices with the statutory figure and does not predict an assessor’s valuation. On financing, the National Bank of Georgia’s PTI and LTV page sets a loan-to-value limit of 90% for loans in lari and 70% for foreign-currency loans, and payment-to-income limits of 25% (lari) or 20% (foreign currency) for net monthly income under GEL 1,500, rising to 50% and 30% from GEL 1,500.

Korter’s calculator on its project page shows a TBC Bank mortgage with a nominal rate “from 7.4%” tied to Term SOFR, as an approximate and minimum figure. The developer prints no instalment plan, and each bank decides its own terms for non-residents.

What to ask for in writing before reserving

Because the developer’s page leaves so much unpublished, the list below turns each gap for the project into a document or an answer that a buyer can request before paying. Some will be in the reservation form and the rest in the sale agreement.

1. The price list with unit numbers, floors, areas and the finish package, and the date the list was issued.
2. The handover date written in the contract, what counts as handover for a furnished unit, and the consequence if the date is missed.
3. The entity that signs the contract, its full legal name and registration details, and the plot it builds on.
4. The cadastral code and the street address, and a Public Registry extract for the plot.
5. The construction permit and the design documents, including the final floor count of each tower.
6. The payment schedule, the account or escrow that receives each payment, and the rule for refunding a deposit.
7. The name of the hotel operator, the operating agreement’s term, and what it says about the apartments.
8. The management agreement: who is the management company, the fee, the term, whether it is optional, and what it includes.
9. The service-charge schedule, the owners’ share of the shared parts and the rules for the podium facilities.
10. The furnishing inventory by unit, and a written statement of whether the apartment is delivered furnished or in another condition.
11. Whether the 1,700 units include hotel rooms, and how many are penthouses.
12. If signing abroad: the form of the power of attorney or the booked registry meeting.

How Orbi Continental Batumi compares with the other Orbi projects

The table lists the six Orbi Group projects in this site’s Georgia portfolio, with the status and the main published information for each. The project pages print few prices, and the figures that exist come from articles, portals and brokers and carry their own dates. The entries are not ranked.

The projects differ in form. This one and Central Park Towers are two-tower hotel and apartment complexes under construction, Orbi City is partly delivered, and the last two rows are “coming soon” pages with little published detail. For this project the public record includes a dated groundbreaking ceremony, on 17 September 2025. For the wider market see the Georgia country page.

Orbi Group (developer)

Orbi Group describes itself on its About page as a real estate developer in Georgia and Europe that specialises in investment properties. The page states 28 or more years of operations, 4 million or more square metres of completed project space, 55 offices worldwide and more than 12,000 employees; these are the developer’s own figures, and the guide does not verify them. The Korter developer page says the company has been constructing since 1998 and lists seven current and fourteen completed projects as of 9 November 2026.

The group’s contact section names offices in Georgia (Tbilisi and Batumi), Germany, Poland, Kazakhstan, Turkey, Azerbaijan and Russia. Its project list includes the Batumi complexes compared in section 10 and a Tbilisi tower complex. For Orbi Continental, the developer announced the launch on 17 September 2025 with a USD 300 million investment.

This guide does not repeat the awards, visitor counts, occupancy or investor-country statements on the developer’s pages, because none of them comes with a body, a year or a method. The contracting party for a unit is named in the sale documents, and the developer’s site is the place for contact details.

Frequently asked questions

What is Orbi Continental Batumi?

It is a two-tower hotel and apartment complex that Orbi Group launched on 17 September 2025 on the Batumi seafront near Rustaveli Avenue, Lake Nurigeli and 6 May Park. The developer’s page lists 1,700 units of 25 to 60 m², all furnished, in towers of 55 and 37 floors on a shared podium, with penthouses on the top two floors. It prints no price, handover date or payment plan.

Where is Orbi Continental Batumi and which address is correct?

The developer places it near Rustaveli Avenue, Lake Nurigeli and 6 May Park and prints no street address. Korter and estate-georgia.ge print Shota Rustaveli St 40a, while geoln.com and the description text on the Korter page print Egnate Ninoshvili St 39. A Public Registry extract for the plot, matched to the cadastral code in the contract, shows which description applies to the unit being bought.

What does an apartment cost?

The developer prints no price. Third-party prints are USD 87,500 (geoln.com, 2 May 2025), USD 83,000 (Realting, 3 November 2025) and studios from USD 102,500 for 25 to 33 m² (Korter, 21 October 2026), with 2-room units from USD 155,800 and 3-room units from USD 246,000. Korter prints USD 4,100 per m² for all three types. These are third-party starting prices and not offers.

When will the towers be handed over?

The developer prints no handover date. geoln.com printed December 2028 on 2 May 2025, estate-georgia.ge prints 2028 without a date, and Wikipedia shows the completion estimate as “TBA” on 8 November 2026. The date that binds the developer is the one written in the sale contract, together with the stated consequence of missing it and the meaning of handover for a furnished unit.

How many units and floors does Orbi Continental Batumi have?

The developer prints two towers of 55 and 37 floors and 1,700 units. Wikipedia lists the shorter tower at 38 floors and 130 m and the taller at 55 floors and 180 m, while Korter prints one building of 37 to 55 floors. The page does not say whether the 1,700 includes hotel rooms, so the contract should state the number of apartments and penthouses separately.

Which hotel operator manages the complex?

The developer says the complex will be managed by a hotel brand and does not name it. None of the fetched third-party pages names one either. A buyer who wants the brand, the licence term and the owners’ rights should ask for the operating agreement, or a written summary of it, before reserving, because the page does not describe any of those terms.

Can an owner of a unit apply for a Georgian residence permit?

Georgian law offers a short-term residence permit to an owner of non-agricultural property with a market value exceeding USD 150,000 equivalent in lari, set by a certified assessor. Against Korter’s October 2026 prices the studio “from” price of USD 102,500 is below that figure, while the 2-room price of USD 155,800 and the 3-room price of USD 246,000 exceed it. The assessor’s valuation decides, not the price.

Which taxes and fees apply to a foreign owner?

Property tax on an individual is 0.8% to 1% of market value, with an exemption if the previous year’s family income did not exceed GEL 100,000. Residential rent is taxed at 5% with no deductions and a sale surplus at 5%; the surplus on an apartment owned more than two years is exempt. NAPR registration costs GEL 150, GEL 270 or GEL 350, depending on how quickly it is done.

Does the developer publish a payment plan or a mortgage?

No. The developer’s page prints neither an instalment plan nor a bank partner. Korter shows a TBC Bank mortgage calculator with a nominal rate from 7.4%, as an approximate and minimum figure. The National Bank of Georgia limits loans to 90% of value for lari loans and 70% for foreign-currency loans, and each bank sets its own terms for non-residents.

What should be in the contract before the first payment?

The contract should name the contracting entity and the plot, give the unit number, floor, area and furnishing inventory, fix the handover date and the consequence of a miss, and set out the payment schedule with the receiving account. It should also refer to the hotel operating and management agreements. The list in section 9 gives twelve items a buyer can request in writing.

Sources and last check

Last checked: 9 November 2026. Sources:

• Orbi Group: ORBI Continental project page
• Orbi Group: article “Orbi Group’s $300 Million Investment”, 17 September 2025
• Orbi Group: projects page
• Orbi Group: live cameras page
• Orbi Group: About page
• Korter: Orbi Continental, prices as of 21 October 2026
• Korter: Orbi Group developer page
• estate-georgia.ge: Orbi Continental (undated)
• geoln.com: Orbi Continental listing, published 2 May 2025
• Realting: Apart hotel Orbi Continental, updated 3 November 2025
• Wikipedia: List of tallest buildings in Georgia, edited 8 November 2026
• Frontnews Georgia: Batumi project launch, 17 September 2025
• Trend.az: Georgia breaks ground on $300M hotel in Batumi, 18 September 2025
• Civil Code of Georgia, Article 183 (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)
• Organic Law on Agricultural Land Ownership (matsne.gov.ge)
• NAPR: immovable property registration fees and terms
• NAPR: informational services fees
• NAPR: smart-contract registration service
• Public Service Development Agency: residence permits
• Revenue Service of Georgia: property tax
• EY Georgia: Tax and Law Brief, July to September 2026
• National Bank of Georgia: official exchange rates (USD 1 = GEL 2.5949 on 9 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
• Georgian National Tourism Administration: Batumi
• Visit Ajara: Batumi Central Park (May 6 Park)
• Visit Ajara: Nuri Lake
• Visit Ajara: Batumi Boulevard
• Batumi Airport: to and from the airport
• OpenStreetMap: copyright and data licence (landmark coordinates)
• Project OSRM: routing service used for road distances

This is not legal, tax or financial advice.