Archi Akhmeteli Tbilisi: Sources and Prices Guide (2026)

Archi Akhmeteli Tbilisi is a residential complex of three blocks in the Gldani district of Tbilisi, at the junction of Sheshelidze and Gobronidze streets, and the developer’s page on archi.ge lists 109 flats for sale in it on 12 November 2026.

This guide to Archi Akhmeteli Tbilisi sets the developer’s figures beside every third-party figure found for blocks, units, floors, price and handover, each with its source and date. archi.ge prints no price and no handover date for the project, so the guide shows what Korter and Realting print and does not choose between them. It adds measured distances to the metro station, the mall and the city centre, and sourced rules for buying, tax and residence in Georgia.

Overview of Archi Akhmeteli Tbilisi

The developer’s project page places the complex in a central part of Gldani, five minutes on foot from the Akhmeteli metro station and the City Mall shopping centre. It lists three blocks, A, B and C, a commercial space, parking, a generator and a water reservoir. It also describes a 5,000 m² green yard in the future tense, with sports and children’s playgrounds that “will be located” there, and says elevators “will be installed” in the residential buildings.

The page names the building materials (Ytong blocks, Heidelberg concrete, low-emission glass, HPL panels and Caparol paint) but gives no architect, no number of storeys and no total number of apartments. Its construction data are per block: a status, a progress percentage, a count of sold flats and a count of flats for sale, plus a dated progress log of site works.

What the page does not print matters as much for a buyer: a price, a handover date, a payment plan, the mix of unit types and the entity that signs the sale contract. The only prices found are third-party. Korter shows a rate from USD 1,400 per m² (data as of 25 October 2026), and a Realting listing last updated on 31 July 2024 shows “from $1,100” without naming a unit.

What each source prints about blocks, units, floors, address and handover

Three sources describe the complex in enough detail to compare: the developer’s page on archi.ge, the Korter listing and the Realting listing. They agree on the district, the metro station and the three-block structure. They differ on the street name, the number of floors, the number of apartments and the handover dates, and the table below sets the figures side by side without repairing any of them.

The widest gap is the unit total. Adding the developer’s own counters for each block gives the following figures, which are calculated for this guide from the numbers archi.ge prints.

The sum of 1,055 is 795 above the 260 apartments Korter prints, about four times as many. Neither source says what a unit is in its count, and the developer’s counters do not say whether commercial premises or parking are included, so no total is used in this guide. The Public Registry records registered rights, and an extract for the plot is a starting point for checking what exists on paper.

Handover is the second gap. archi.ge prints no date, and Korter prints three, one per block, in a page that also says two houses are delivered. Realting’s construction year of 2025 comes from a listing last updated in July 2024. The dated figures are listed for reference only, and the contract must carry the date that binds the seller.

Block-by-block construction progress on archi.ge

Each block page on archi.ge carries a status, a percentage and a progress log of dated entries. The log text is in Georgian even on the English page, and the wording below is a translation made for this guide. Entry dates, counts and floor numbers are as printed.

Blocks A and B show the same percentage but different log content. The entry of 13 October 2026 for Block A lists 33 completed items, among them columns and the underground levels, blockwork on floors 1 to 26, apartment plastering, floor screeding, facade windows and doors, apartment doors, ventilated facade, water, electrical, gas and sewage networks, elevator installation and the parapet.

The eight Block A items still marked in progress are porcelain tiling on the first floor, roof insulation, stairwell finishing and blind-wall facade cladding on floors 1 to 26, fire-system installation in the common areas, balcony cladding and railings on the first floor, and painting on floors 7 to 9. Block B has 24 completed items and 15 in progress.

For Block B the in-progress list includes facade windows and doors, wall plastering, balcony facade cladding and railings on floors 1 to 25, balcony tiling on named floors, plastering of the 25th-floor flats, stairwell finishing, ventilated facade work, fire-system installation in the common areas and roof insulation. It also notes that water piping on the 25th floor is starting.

Block C is at a different stage. The entries of 8 September and 13 October 2026 record the completion of lift-shaft construction and pile-head grouting, then of excavation soil treatment and piling, with the foundation slab in progress. The first entry, of 30 November 2025, records piling in progress. The 34 flats for sale in Block C sit on floors 2 to 14 in the public list.

The percentage is the developer’s figure and the page does not say how it is calculated, so it cannot be converted into a date. The log can be read for what it shows: dated site works and floor ranges. Korter’s statuses come from its own data and differ in wording from the developer’s: it calls Block A completed in Q2 2026 and Block B in Q4 2026, while archi.ge shows both blocks as ongoing at 99 percent.

For a buyer, the practical question is which block and which entry apply to the chosen flat, because three blocks at three stages can sit in one price list. The sold counters are the developer’s own figures. Block C shows 295 sold while its foundation slab is under way, and the sale contract and Public Registry extract are the documents that show what has actually been agreed and registered.

Apartments for sale: mix, sizes and terraces

The developer’s public flat list returned 109 flats on 12 November 2026, all with price 0, none flagged sold or booked, and all typed as flats (108 carry a “Free” status flag and one carries no flag). Types are counted in rooms, and archi.ge does not say whether a room count includes the living room, so no bedroom count is given in this guide. The figures below are calculated from the list.

Three-room flats make up almost two thirds of the list. No 1-room type is listed, while Korter’s description mentions one-bedroom apartments from 41 m² and its layout cards show 2-room, 3-room and 4-room types. The list covers 8,787.3 m² in total, and the median flat is 76.1 m². The “terrace” figure is the list’s separate area field for each layout, which the page does not define, and it averages 33.2 percent of total area across the list.

The ratio varies by layout. The 4-room flat of 126.6 m² carries 53.2 m² in that field (42.0 percent), the five 3-room flats of 75.0 to 75.4 m² in Block C average 18.5 m² (24.6 percent), and the 2-room flats of Block B average 13.7 m² (25.7 percent). Only 39 distinct combinations of room count and area appear among the 109 flats, so most layouts are repeated on many floors.

The block table shows where each type sits. Block A offers only 3-room flats, mostly between the 18th and 26th floors (21 of the 24 are on floors 18 and above). Block B has the full range of types and the only 4-room flats. Block C has the smallest flats, and its listed flats sit on floors 2 to 14, in a block that is at the foundation stage.

Korter’s ranges differ from the developer’s: 2-room 48.4 to 110 m², 3-room 76.7 to 114.8 m² and 4-room 97.1 m², against 45.8 to 75.1, 66.7 to 119.4 and 103.5 to 126.6 m² on archi.ge. The differences are possible because room-count categories are not defined on either page. The floor plan and area of the specific unit number are the figures that matter, and the sale contract should state them.

Finish, materials and shared facilities as the sources describe them

The developer’s page lists building materials by name and shared facilities as icons with a short text. Korter adds a longer description of the architecture, the courtyard and the apartments. The table puts the two descriptions next to each other and marks where only one source speaks.

The energy-saving percentage the developer attributes to the Ytong blocks is left out of the guide as an unverified claim. The material names are kept because they can be asked about by product in the specification. Comparing finish descriptions between sources is difficult because “frame” has no single meaning.

Geostat’s price index, which covers new residential property in Tbilisi, bases its figures on offer prices scraped from listing sites and separates white, green and black frame categories in its third-quarter 2026 release. That separation shows that frame condition is tracked as a separate category. For this complex, the finish should be requested as a written list for the specific unit.

Some features appear in one source only: the stairwell finishing and fire-system works in the progress log, the courtyard lighting and walking paths on Korter, and the commercial ground floors on both. Items that depend on the later stages of the project, such as the yard and the playgrounds, are described in the future tense by the developer, so a buyer should ask for the delivery stage of each shared facility and the party that maintains it.

Price indications by source and date

The developer prints no price. Every flat in its public list carries price 0 and the price display flag is switched off, so any figure below comes from a listing site. These are indications by third parties and not Archi prices, and the sale price is whatever the reservation form or contract says.

The two printed figures differ by USD 300, so the Korter figure is 27.3 percent above the Realting one, but the dates are 27 months apart and the Realting basis is not stated. The same figure and update date appear on Realting’s listing for Archi Guramishvili, a different project, so the USD 1,100 figure cannot be read as specific to this one.

For wider context, the guide on Tbilisi real estate prices cites Galt and Taggart for a January 2026 primary-market average of USD 1,050 per m² in Gldani, within an observed range of USD 850 to 1,600. Korter’s rate is USD 350 above that average, which is 33.3 percent. A district average and a project rate describe different things, and the guide does not treat either as a price for a specific flat.

Because no unit price exists, the table below multiplies printed minimum rates by real unit sizes from the public list. It is arithmetic only. Korter prints unit prices as “upon request”, and nothing in the sources offers a flat at these figures.

In lari, the National Bank of Georgia showed USD 1 = GEL 2.5933 on 12 November 2026, so the Korter rate of USD 1,400 per m² is about GEL 3,631 per m², and the Realting rate of USD 1,100 is about GEL 2,853 per m². Payment terms are also unpublished: archi.ge’s payment-terms field is empty, and Korter says instalments are available with the initial payment and period set by the developer. It also mentions a TBC Bank mortgage in its FAQ.

Location of Archi Akhmeteli Tbilisi: Gldani, the Akhmeteli metro and Radio City

Archi Akhmeteli Tbilisi stands in Gldani, one of the ten administrative districts of Tbilisi. Wikipedia lists the Mukhiani and Gldani Massive neighbourhoods among those of the district and gives a population of 177,500 for 2017, citing a Tbilisi City Hall document. Geostat’s release of 24 April 2026 puts the city of Tbilisi at 1,369.4 thousand people on 1 January 2026, and the 2024 census count was 1,331,485.

The address on archi.ge is the intersection of T. Sheshelidze and A. Gobronidze streets. Korter files the project under Gldani District and Mukhiani, and Realting names Sandro Akhmeteli Street; per Wikipedia, the theatre that gave the metro station its name honours the director Sandro Akhmeteli. The coordinates on archi.ge are the base for the distances below, and the Tbilisi city page on this site lists other projects in the capital.

The distances in the table are straight-line figures between published coordinates, computed for this guide, with road distances from the public OSRM routing service using its driving profile. The road times are free-flow times without traffic, and walking routes were not measured. Landmark coordinates come from OpenStreetMap contributors, or from Wikipedia in the case of the metro station.

The straight line of 370 m to the metro station is consistent with a short walk, though a walking route may be longer, and the “5 minutes” is the developer’s statement and not a measured time. Korter’s drive times are marketplace estimates whose basis is not stated, and the OSRM times above are free-flow, so the two sets are not directly comparable. A traffic-aware time for the chosen hour is the figure a daily commuter needs.

The metro matters here because the Akhmeteli-Varketili Line runs 19.6 km with 16 stations, according to the Wikipedia network table, and Akhmetelis Teatri is its northern terminus. The system as a whole has two lines, 23 stations and 27.3 km. Wikipedia’s station article notes that the station has a single entrance serving several hundred thousand residents and that heavy crowding has been reported there in recent years.

Municipal plans for the station and the line are the other topic that touches the location. The sources read in this check show plans, studies and announcements, and none gives a construction start or an opening date for either project. The table lists them in date order.

Radio City, 1.2 km in a straight line, is a related piece of the neighbourhood. Investor.ge reported on 10 February 2025 that Adjara Group bought the 12-hectare former radio-factory site at auction in 2019 for over GEL 23 million, that the total investment is GEL 90 million, and that the first phase, about GEL 25 million, was completed at the end of 2024. The article lists a restaurant, office space and paddle courts among its current uses.

Other facilities near the complex are named only by Korter, which lists schools, a city hospital, shops, a market, restaurants and a sports complex within walking distance. These are marketplace statements that were not checked on the ground, and the municipal City Hall pages are the place to verify school catchments and planned works.

Buying in Georgia: registration, tax, residence and financing

Registration at the Public Registry

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 follows registration and not payment or the handing over of keys. The guide on whether foreigners can buy property in Georgia covers the general position, and the guide on how to buy property in Georgia gives the usual order of steps.

The National Agency of Public Registry (NAPR) sets fees by processing time and not by price: GEL 150 in 4 working days, GEL 270 in 1 working day and GEL 350 on the day of filing, for registration of a right and for registration of an obligation related to an ownership right. An extract costs GEL 20 for one working day, or GEL 13 via the internet, with GEL 26 added for an English extract.

A buyer abroad has two practical routes: a power of attorney legalised for use in Georgia, or the registry’s smart-contract service, which registers immovable property rights online after a booked virtual meeting. The Hague Conference status table lists Georgia’s accession to the Apostille Convention on 21 August 2006, with entry into force on 14 May 2007. Lari amounts in this guide use the National Bank rate of GEL 2.5933 per USD, shown for 12 November 2026.

For a unit in a block that is still under construction, the agreement may be registered as an obligation related to an ownership right, which the NAPR fee page lists at the same three fees. Which category applies is something the contract and the registry confirm, and a lawyer in Georgia can say what an extract for a particular plot shows.

Tax on ownership, rent and sale

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. Under Article 202(5), an individual’s taxable property other than land is taxed at between 0.8 and 1 percent of its market value at the end of the previous year, and Article 206(1)(a) exempts that property when the family earned no more than GEL 100,000 in the previous year.

The EY Georgia Tax and Law Brief for July to September 2026 reports the change and gives the earlier exemption threshold as GEL 40,000. Guides written before 30 September 2026 may carry the older bands and no longer match the Code. As a reading aid, 0.8 to 1 percent is GEL 800 to GEL 1,000 a year for each GEL 100,000 of market value, if the tax applies; the market value used and the family-income test are decided case by case. The property tax guide sets out the filing steps.

The Revenue Service’s property tax page covers the tax, and Article 205 sets the dates for a natural person: the return by 1 November and payment by 15 November of the calendar year. Article 201 covers real estate “including an unfinished construction”, and when a buyer under a contract for an unfinished flat counts as its owner is a question for the contract and the registry record.

Residence permit rule

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. It also lists an investment residence permit for property with a value exceeding USD 300,000. The Law on the Legal Status of Aliens and Stateless Persons states the USD 150,000 rule in Article 15, paragraph (j).

The test is the assessor’s valuation of the property held, and the contract price is not what counts. The residence permit guide gives the current process. The table converts the thresholds into lari at GEL 2.5933 per USD and shows the unit size at which the printed per-m² rates would reach them, which is arithmetic and not a valuation.

Financing

On financing, the National Bank of Georgia’s PTI and LTV page sets a loan-to-value limit of 90 percent for loans in lari and 70 percent for foreign-currency loans. It also sets payment-to-income limits of 25 percent (lari) or 20 percent (foreign currency, with income in another currency) for net monthly income under GEL 1,500, rising to 50 and 30 percent from GEL 1,500. Each bank decides its own terms for non-residents, and the mortgage guide for foreigners covers the process.

What to ask for in writing before reserving

Because the developer’s page leaves price, handover and contract terms unpublished, each gap becomes a document or an answer that a buyer can request before paying. The reservation form can carry some of them, and the sale agreement the rest.

1. The price list with unit numbers, floors, areas and finish, and the date the list was issued.
2. The block that holds the chosen flat (A, B or C) and the handover date written in the contract for that block, with the consequence if it is missed.
3. The entity that signs the contract: its full legal name, registration details and the plot on which the building stands.
4. The cadastral code and a Public Registry extract for the plot, and for the unit once it is registered.
5. The construction and use permits for the block, and the date on which the block is to be put into use.
6. The payment schedule, the account or escrow that takes each instalment, and what happens to a reservation deposit if the sale does not proceed.
7. The finish of the flat as a written list: whether it is delivered in a “frame” state or fully finished, including windows, doors, heating connection and utilities.
8. The final floor count of the block and the floor and floor plan of the unit, with the area split between living space and terrace.
9. The stage and owner of each shared facility: yard, playgrounds, sports field, elevators, generator and water reservoir.
10. Parking and storage: whether a space is included, which level it is on, and whether it is sold separately.
11. The commercial ground floors: who operates them, and whether noise or opening-hours rules appear in the building rules.
12. The service-charge schedule, who manages the building, and how heating and common utilities are billed.
13. How the sold counters on archi.ge are defined, and the total number of units in each block.
14. If signing abroad: the form of the power of attorney, or a booked registry meeting.

How the complex compares with other Archi projects in Tbilisi

Archi has many projects in Tbilisi, and six of the other Archi listings in the city are compared here with Archi Akhmeteli Tbilisi. The table gives the district, the status archi.ge shows for each block and the published figures, with the price indications labelled as Korter’s. No project is ranked, and the same gaps recur: archi.ge prints no price and no handover date for any of them.

Within this group, Archi Lilacs is the nearest neighbour: it sits in Mukhiani, on the same side of Gldani, and archi.ge describes a five-minute drive from the same metro station. Archi Kikvidze Garden shows the same Korter rate of USD 1,400 per m². The listing pages of each project carry its own sources, and the Georgia portfolio page lists the other markets.

Outside Tbilisi, Archi’s news page of 1 June 2026 announces a joint development with NEXT in Kobuleti, and the Kobuleti Beach Resort listing is already on this site. It is a different kind of project, a seaside resort scheme, and not a comparison for a city apartment. The Tbilisi page gives the city context for projects in all districts.

Archi (developer)

The developer’s About page dates the company’s history to 2006. On 12 November 2026 its counters read 55 completed projects, 31 ongoing projects, 20 years of experience, 1,568,653 m² of completed construction and 1,238,468 m² of ongoing construction. These counters are the figures used here, as “per the developer”.

Wikipedia describes Archi as a real-estate development company based in Tbilisi, founded in 2006 by Ilia Tsulaia, and as the development business of a holding that also includes a hospitality arm. The page lists Shio Khetsuriani as chief executive. In June 2024, the developer reported that it had signed an agreement with Deloitte for an audit of its consolidated financial statements under IFRS (archi.ge news).

The About page also says the company built a factory for Ytong blocks in partnership with the German company Xella and gives the investment as USD 15 million. The project page for this complex lists Ytong blocks among its materials. No shareholder register, contracting entity or registration number for this project was found on the pages read, so the full legal name of the selling entity belongs in the list of documents to request. Phone numbers and e-mail addresses are deliberately not reproduced here.

Frequently asked questions

What is Archi Akhmeteli Tbilisi?

The complex has three blocks, A, B and C, in the Gldani district of Tbilisi. archi.ge shows Blocks A and B at 99 percent and Block C at 13 percent on 12 November 2026, with 109 flats for sale between 45.8 and 126.6 m². The developer also lists a commercial space, parking, a generator, a water reservoir and a planned 5,000 m² green yard. It publishes no price, handover date or payment plan.

Where is Archi Akhmeteli Tbilisi and how far is the metro?

The complex is at the junction of T. Sheshelidze and A. Gobronidze streets in Gldani. The developer and Korter say the Akhmeteli metro station is five minutes on foot, Realting says about 300 m, and the straight line between published coordinates is 0.37 km. The station is the northern terminus of the Akhmeteli-Varketili Line, and a walking route was not measured for this guide.

Does archi.ge print a price or a handover date for Archi Akhmeteli Tbilisi?

No. Every flat in the developer’s public list carries price 0 and the price display is off, and the end-date field is empty for all three blocks. Korter prints a rate from USD 1,400 per m² and handover quarters per block, and Realting prints “from $1,100” in a listing last updated on 31 July 2024. These are third-party figures, and the contract must carry the binding price and date.

How many apartments does the complex have?

The sources disagree and no total is used here. Korter prints 260 apartments. The developer’s sold and for-sale counters add up to 1,055 (Block A 338, Block B 388, Block C 329), but the page does not define what a counted unit is. A request for the number of units in each block, in writing, is the way to settle the question for a specific purchase.

Which apartment types and sizes are listed for sale?

The developer’s list of 12 November 2026 has 34 two-room flats (45.8 to 75.1 m²), 70 three-room flats (66.7 to 119.4 m²) and 5 four-room flats (103.5 to 126.6 m²). Block A lists only three-room flats, Block B has all three types, and Block C lists two-room and three-room flats on floors 2 to 14. No one-room type appears in the list.

What do Korter and Realting print on price?

Korter prints a rate from USD 1,400 per m² with prices and availability as of 25 October 2026, and shows unit prices as “upon request”. Realting prints “from $1,100” without naming a unit, and its update date is 31 July 2024. Neither is an Archi price. The same Realting figure and date appear on the listing for another Archi project, so the figure should be read with care.

In what condition are the apartments delivered?

The developer’s page does not name the finish. Korter calls it a “frame” finish with utility connections, a central-heating connection, windows and entrance doors, while its description also speaks of fully finished apartments. Because the two statements differ, the finish should be requested as a written list for the specific unit, together with what is included and what the buyer completes.

Can a foreigner buy an apartment here and register it?

A foreign buyer signs a written agreement and registers the ownership right in the Public Registry, as Article 183 of the Civil Code requires for immovable things. NAPR charges GEL 150, 270 or 350 for registration depending on whether it takes 4 working days, 1 working day or the day of filing. A buyer abroad can use a legalised power of attorney or the registry’s smart-contract service.

Would a purchase here reach the residence-permit threshold?

The short-term permit rule applies to property with a market value exceeding USD 150,000 equivalent in lari, set by a certified assessor, so the contract price is not the test. At Korter’s rate of USD 1,400 per m², that value is reached at 107.1 m², and 2 of the 109 listed flats are larger. The figure is arithmetic and not a valuation, and the permit guide gives the process.

What tax applies to a Georgian apartment owner?

Since 30 September 2026, a natural person’s property other than land is exempt from property tax if the family’s income in the previous year did not exceed GEL 100,000, and above that the Tax Code sets 0.8 to 1 percent of market value. Residential rent without deductions is taxed at 5 percent, and sale surplus is taxed at 5 percent unless the apartment was owned for more than two years.

Sources and last check

Last checked: 12 November 2026. Sources:

• Archi: Archi Akhmeteli project page and block pages, with the public flats list (archi.ge), checked 12 November 2026
• Archi: About page and company counters (archi.ge), 12 November 2026
• Archi: news of 1 June 2026 on the joint development with NEXT in Kobuleti (archi.ge)
• Archi: news of 13 June 2024 on the audit agreement with Deloitte (archi.ge)
• Korter: Archi Akhmeteli, prices and availability as of 25 October 2026
• Realting: Archi Akhmeteli, listing updated 31 July 2024
• Realting: Archi Guramishvili listing, updated 31 July 2024
• Wikipedia: Akhmetelis Teatri (Tbilisi Metro)
• Wikipedia: Tbilisi Metro
• Wikipedia: Gldani District
• Wikipedia: Archi Group
• Investor.ge: Radio City, Adjara Group’s newest innovation in the Tbilisi suburbs, 10 February 2025
• Georgia Today: Tbilisi City Hall USD 16 million project to improve access to metro stations, 9 December 2022
• Georgia Today: new exits at Marjanishvili and Akhmeteli, 27 August 2025
• Georgia Today: Tbilisi to extend the metro line with two new stations, 24 September 2025
• DFWatch: experts warn of challenges in Tbilisi’s metro project, 9 October 2025
• Georgia Today: market survey for Metro Line 1 extension, 12 January 2026
• 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)
• 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 2.5933 on 12 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: Main results of the 2024 Population and Agricultural Census
• Geostat: Residential Property Price Index, III quarter of 2026
• OpenStreetMap: copyright and data licence (landmark coordinates)
• Project OSRM: routing service used for road distances

This is not legal, tax or financial advice.