BLOX Kheivani Tbilisi: 1,010-Flat Selector Guide (2026)

BLOX Kheivani Tbilisi is a residential complex at 105 Aghmashenebeli Avenue in Tbilisi, where the developer BLOX lists 1,010 flats in six buildings in its public flat selector, and 407 of those flats were not flagged as sold when the selector was read on 13 November 2026.

This guide to BLOX Kheivani Tbilisi reads the developer’s pages on blox.ge and the listing site Korter as they stood on 13 November 2026. The developer prints flat-by-flat prices in USD and GEL, but no handover date as text, no payment plan and no finish specification, so those gaps are named rather than filled.

It adds building-by-building counts, a study of how the printed areas and prices fit together, straight-line and road distances, the Georgian rules on registration, tax, residence and bank lending, and a list of what a buyer can ask for in writing.

Overview of BLOX Kheivani Tbilisi

The developer’s project page on blox.ge calls the project a new, large-scale, multifunctional residential complex on Aghmashenebeli Alley. It says the complex has seven blocks, two of them tower-style residential buildings, together with office and commercial spaces, a branded supermarket, a pharmacy and retail outlets. The address field reads Agmashenebeli Avenue No. 105. These are the developer’s words as read on 13 November 2026.

The flat selector behind the page is more specific than the text. It lists six buildings: Tower 1, Tower 2 and Blocks A, B, C and D. Together they hold 1,010 flats, 68 of them studios, 614 two-room flats, 224 three-room flats and 104 four-room flats, as the selector counts rooms. A flat marked Available shows its price in USD and GEL, its price per m² and its area. The next sections set out what that data shows.

Two figures describe progress. The projects list on blox.ge shows 1% for this project and describes its cards as showing construction progress. Flat pages carry a project start field of 1 November 2026. The page does not explain how the 1% is calculated, so it should be read as an indicator of an early stage and not as a measured figure.

What each source prints about status, address, district, handover and buildings

Four pages were read: the project page, the advertisement page on blox.ge, the flat pages, and the Korter listing whose prices carry the date 10 November 2026. They agree on the core facts and differ on a few details. The table sets each figure beside its source and does not choose between them.

The address is written two ways on the developer’s own pages, as an avenue in the address field and as an alley in the description and on the advertisement page. The Public Registry extract for the plot is the document that fixes the address and the cadastral code, so it is worth ordering whichever form is used.

The district is not printed by the developer. Korter files the project under Didube and also names Dighomi Massive. The Wikipedia article on the Didube district says that the district includes the neighbourhoods of Didube and Dighomi Massive, which is consistent with both names on Korter’s page.

The handover question is the largest gap. Nowhere on the pages read does the developer print a handover date as text. The flat pages carry a field with an end date of 31 December 2030 that is the same for all 407 flats read, and the page does not label it as a handover. Korter prints a start of construction in Q4 2026 and no completion date. A buyer needs the date in the contract, not in a data field.

The count of buildings also differs. The description speaks of seven blocks, the selector holds six buildings, and Korter prints 7 in one line and 6 houses in another. None of the pages read names a seventh building. The commercial spaces named in the text may account for the difference, but no page says so, so this guide leaves it as stated.

The six buildings in the developer’s flat selector

The selector opens one page per building and per floor. All six block pages and 94 floor pages were read on 13 November 2026, and the 407 flats not flagged as sold were then opened one by one. The counts of flats per floor on the floor pages match the sum of the individual flats. A repeat read of the same pages on the same day returned identical prices, areas and counts.

The two towers hold 652 of the 1,010 flats, about 65 percent, and the four blocks hold 358. The floors below the lowest listed floor are absent from the selector: floors 1 to 3 of the towers and floor 1 of the blocks. The developer says only that the complex has office and commercial spaces, a branded supermarket, a pharmacy and retail outlets, and does not say on which floors they sit.

One of the 407 flats, number 508 in Tower 1 on floor 5, also carries a reserved flag in the selector data. The developer does not explain what the sold flag means in practice, whether a completed sale, a reservation or a hold, so the count of 603 flagged flats is a count of a flag and not a count of contracts.

The flagged flats are not spread evenly. All 68 studios are flagged, and so are 483 of the 614 two-room flats, while only 42 of 224 three-room flats and 10 of 104 four-room flats are flagged. The table below shows the flats that are not flagged, by building and by the number of rooms the selector prints.

Read together, the table says that the two-room flats still not flagged sit mostly in Blocks B, C and D (107 of 131), while the three-room and four-room flats not flagged sit mostly in the towers (166 of 182 and 64 of 94). A buyer looking for a particular size is therefore choosing a building at the same time.

Floors matter less than building when the flags are read. The table groups the flats not flagged as sold by floor band.

In the towers the share not flagged is between 28 and 47 percent in every band. In the blocks it falls from 67 of 100 on the two lowest floors to 42 of 117 on floors 7 to 11. These are counts read on one day and can change from one visit to the next.

Area basis: what the printed m² contains and what the price per m² is applied to

Every flat page prints three things that interact: a total area in m², a price per m² and a list of rooms with their areas, next to a 2D plan. The price per m² is applied to the total area, so what the total contains decides what a buyer pays for. This section reads the room lists of all 407 flats not flagged as sold and compares them with the printed totals. The sums and ratios are calculated for this guide and are not figures the developer prints.

The flat pages such as flat 402 in Tower 1 show the pattern. Flat 402 is a three-room flat on floor 4 with a printed area of 108.8 m². Its list gives a living room of 32.8 m², two bedrooms of 15.9 and 15.8 m², a hall of 8.7 m², a bathroom of 5.4 m² and a balcony of 27.8 m². Those spaces add up to 106.4 m². Without the balcony they add up to 78.6 m².

The same flat number, 402, exists in both towers on floor 4 with the same printed area and price, which shows how repeated the layouts are. Of the 407 flats, the selector prints 114 distinct combinations of room count and area. Among the 182 three-room flats, 162 have areas between 107.1 and 112.5 m², and 32 of them are exactly 108.8 m². Among the 94 four-room flats, 30 are exactly 142.7 m² and 16 are 135.2 m².

Three observations follow from the table. First, the printed total is close to the sum of all listed spaces with the balcony counted at its listed area: the sum is lower than the total by 0.8 to 4.8 m² in every flat. That suggests the balcony is inside the printed total, but the pages do not say so, and they do not say whether a balcony is counted in full or by a coefficient. The contract has to state the basis.

Second, the balcony is a large part of the area in the larger flats. The median three-room flat has 27.5 m² of balcony, a quarter of its printed area, and the largest balcony listed is 59.3 m² in flat 3706. Third, the price per m² of the listed indoor rooms is higher than the printed price per m²: a median of USD 1,808 for two-room flats, USD 2,123 for three-room flats and USD 2,006 for four-room flats.

This is not a claim that the price is high or low. Selling price per m² of total area including balconies is a common way to quote, and the table only shows the other way of dividing the same price. A buyer comparing BLOX Kheivani Tbilisi with another project should compare on the same basis, and the safest basis is the one written in the sale contract.

Other details in the room lists matter for planning. Only 1 two-room flat, 6 three-room flats and 26 four-room flats list a separate kitchen; in the rest the plan lists no kitchen as a room of its own, so whether the kitchen is part of the living room is a question for the plan and the developer. Four two-room flats, four three-room flats and 24 four-room flats list a closet. The studios have no room lists in this data because all 68 are flagged as sold.

Tower and block flats differ in size as well. In the towers the three-room flats run from 106.8 to 142.9 m² and the four-room flats from 135.2 to 183.7 m². In the blocks the three-room flats start at 85.8 m² and the four-room flats run from 134.2 to 144.2 m². The 121 two-room flats not flagged in the blocks are 54.4 to 70.9 m², against 10 in the towers.

Unit types, sizes and price per m² as the selector prints them

The selector counts rooms in the Georgian way, with the living room included, so a two-room flat has one bedroom and a three-room flat has two. Flat 402 above confirms it: three rooms, two bedrooms and a living room. The table gives the developer’s own figures for each type as read on 13 November 2026.

The printed GEL amount is the USD amount multiplied by about 2.593. The National Bank of Georgia official rate for 13 November 2026 was GEL 2.5935 per USD, so the developer’s conversion sits within a few thousandths of the official rate on the day read. The USD price is the one to hold in view, because the page states it first, and the contract will say in which currency payment is due.

The price per m² moves in steps of USD 50, from 1,450 to 1,600, and the GEL equivalents are 3,760, 3,890, 4,020 and 4,149. The table shows how many of the 407 flats fall on each step, by building.

The step does not rise with the floor in a simple line. In Tower 1, of the 13 flats not flagged on floors 4 and 5, 2 are at USD 1,450, 5 at USD 1,500 and 6 at USD 1,550. Of the 24 not flagged on floors 31 to 37, 14 are at USD 1,500 and 10 at USD 1,550. The page does not publish the rule behind the steps, and the steps may also reflect orientation or layout.

The total price brackets give a second view. The table counts the 407 flats not flagged as sold by price in USD, with the figure of USD 150,000 as one of the brackets because it is the figure that appears in the Georgian residence rule discussed below.

No flat is priced at exactly USD 150,000; 139 are priced below it and 268 above it. This is a count by contract price. The residence rule looks at a market value fixed by an accredited assessor, so the count says nothing about who would qualify. No flat in the selector is priced above USD 300,000, the figure of the higher residence category.

Studios are the type with the least information. The selector holds 68 studios of 35.9 to 37.9 m², all flagged as sold, and prints no price for them. Korter lists a studio of 36.6 m² as price on request. A buyer wanting a studio would have to ask the developer whether any remain and at what price.

Price indications by source and date, and what is not printed

Korter is the only third-party source that carries prices for the complex. Its figures are dated 10 November 2026, three days before the developer’s selector was read, and are listing-site indications and not developer prices. The table sets them side by side by type.

The two sources agree on most of the lowest prices and differ in three places: the lowest two-room price, the Block A price, and two room types that exist on Korter and not in the selector. In the part of Korter’s page read, prices are shown for Blocks A, B and C only, and its 5-room and 6-room entries go beyond the largest flat in the selector. This guide does not choose between the sources and notes the date of each.

The developer prints no payment plan, instalment, down payment, bank or mortgage terms on the project, block, floor or flat pages. The flat pages offer a booking button and a contact option, and neither form was used for this guide. Korter prints a mortgage calculator that names TBC Bank, with an interest rate from 7.4 percent, an effective rate from 8.3 percent and a link to Term SOFR.

Its example borrows USD 71,910 and shows an approximate monthly payment of USD 6,235, but the text read does not show the term, so the monthly figure cannot be tied to a number of years. These are calculator figures of a listing site. The developer’s pages name no bank, so no bank partnership is stated here, and the terms for any loan are for the bank to confirm.

Geostat publishes a quarterly Residential Property Price Index for new homes in Tbilisi. It is based on offer prices scraped from listing websites, and it splits flat offer prices by frame condition (white, green and black frame) and by district, with Didube among the districts charted. The developer’s pages do not say which frame condition the flats are sold in, so the Geostat series cannot be matched to this project.

Location of BLOX Kheivani Tbilisi: Didube, Dighomi and the First Line metro

The developer prints the address and a map link and no description of the surroundings; its list of neighbourhood facts is empty. The coordinates used here are those of the Google Maps place pin that the developer’s map link resolves to on 13 November 2026: 41.7825532 north, 44.7699498 east. Everything in this section about distances is therefore a calculation from that pin, and not a developer figure.

On the district, Korter places the project in Didube and names Dighomi Massive. The Wikipedia article on the Didube district lists Didube and Dighomi Massive as its neighbourhoods. Geostat’s population release counts 1,369.4 thousand residents in the city of Tbilisi on 1 January 2026 and notes that more than a third of the country’s population lives there.

The metro is the first piece of access to check, because the Tbilisi metro has two lines and the nearest stations to the pin are on the Akhmeteli-Varketili line, also called the First Line. By straight line the closest are Guramishvili and Sarajishvili, at 2.3 and 2.4 km. Didube station is 3.7 km away, and Akhmetelis Teatri, the northern terminus of the line, is 4.0 km away.

Straight-line distances were calculated with the haversine formula from the pin and from the coordinates printed in Wikipedia’s articles on Tbilisi railway station, Vazha-Pshavela station, Freedom Square and the airport. Car routes and times come from the public OSRM routing service on OpenStreetMap data, run on 13 November 2026 without traffic. They are not walking times, and no walking distance is claimed.

The reading of the table is simple. The complex is a few kilometres from three metro stations on the First Line, none of them within 2 km in a straight line, and a car route to Freedom Square takes about 16 minutes in free flow. In rush hour the times will be longer, and Wikipedia’s station articles describe heavy use at Didube and at the Akhmetelis Teatri terminus. A buyer who plans to commute should test the route at the hour they would use it.

Didube station has two entrances, one from Akaki Tsereteli Avenue next to the Didube bus station and one from Tornike Eristavi Street, according to Wikipedia, and it serves the northern neighbourhoods as a transport hub. The developer’s description speaks of a commercial hub, a bike path and sports grounds inside the complex, which are internal amenities and not distances. The developer prints no school, clinic or park distance for the project.

For context, Korter’s page lists other new projects near the pin with their own asking prices. They are other developers’ projects, shown with Korter’s from-price per m² as printed on 13 November 2026, and no comparison of quality or value is drawn.

The developer’s printed prices for the project run from USD 1,450 to 1,600 per m² of total area, against these from-prices on Korter. Korter’s from-prices are for the cheapest unit type of each project, often in a different state of finish, so the two sets of numbers are not like for like.

Buying in Georgia: ownership, registration, tax, residence and financing

Georgian law lets a foreigner hold an apartment on the same terms as a citizen. The restricted category is agricultural land, which Article 4 of the Organic Law on Agricultural Land Ownership reserves for the state and certain Georgian owners, and a city flat is not agricultural land. Article 183 of the Civil Code requires two things to acquire an immovable thing: a written transaction and the registration of the acquirer’s ownership right in the Public Registry.

Background reading is in the guides on foreign ownership and on the buying process. In a building that is only starting, the signed contract and the registry entry carry the legal weight, and the website does not. The table follows the order of a normal purchase.

At the official rate of GEL 2.5935 per USD on 13 November 2026, the three registration fees are about USD 57.8, 104.1 and 135.0. The speed chosen sets the fee, and the price of the flat does not. Georgia has applied the Apostille Convention since 14 May 2007 according to the Hague Conference status table, so a power of attorney signed abroad can be legalised for use in Georgia. Which route the developer accepts is worth confirming before any payment.

For individuals the property-tax rules changed with a law of 30 September 2026. The amendment history in the English Tax Code lists it as Law No. 1874. Under Article 202(5), a natural person pays between 0.8 and 1 percent of the market value of taxable property other than land, taken at the end of the preceding year. Article 206(1)(a) removes the charge when the family income of the preceding year did not exceed GEL 100,000.

The EY Georgia tax and law brief for July to September 2026 describes the same change and gives the former limit as GEL 40,000, so older guides quote different figures. Article 201(1)(c.a) lists real estate owned by a natural person among taxable objects, and its wording covers an unfinished construction.

Whether an off-plan buyer already counts as the owner depends on the contract and the registry record. The return is due by 1 November and the Revenue Service page has a calculator. Filing steps are in the guide to property tax in Georgia.

As an illustration only, the price of flat 402 is GEL 423,227. If its market value for tax purposes were that amount and the family income exceeded GEL 100,000, the 0.8 to 1 percent range would give GEL 3,386 to 4,232 a year. The tax authority determines market value, so the real figure may differ. Rent and resale are taxed separately: Article 81 sets 5 percent on residential rent with no deductions and on the surplus from supplying a residential apartment, against 20 percent as the general rate.

Article 82(1)(f.a) excludes from income the surplus from selling a residential apartment owned for more than two years. Article 166 sets VAT at 18 percent, so the contract should say whether a quoted price already includes it. The tax and residence rules are summarised below.

On residence, the Public Service Development Agency describes a short-term permit for a person who holds title to non-agricultural property whose market value exceeds USD 150,000 equivalent in GEL, as set by an accredited assessor. The Law on the Legal Status of Aliens and Stateless Persons words the test the same way, and the assessed value counts. The contract price does not stand in for it, so a flat assessed at exactly USD 150,000 does not exceed the line.

The SDA page speaks of a document of title, and what an off-plan buyer holds before completion is a question for a lawyer. The residence guide covers the application steps.

On lending, the National Bank sets the maximum loan to value at 90 percent for loans in lari and 70 percent for loans in foreign currency. The page does not address residency, and banks set their own terms for non-residents. The worked example below uses flat 402 and the developer’s prices. It shows only the limits and is not an offer from any bank. The guide to mortgages for foreigners adds background.

The bank applies the limit to the value it assesses, which can be below the contract price, and the fees of registration and valuation come on top. These sources describe rules as published on the dates read. A lawyer’s reading of the actual contract remains necessary.

What to ask for in writing before reserving

The pages read leave several points open, and the list below turns each gap into a question that a buyer can put to the developer and answer in the contract. The order follows a normal reservation.

1. A price list with unit numbers, floors, orientation, the printed area, the area basis (whether the balcony is counted in full) and the price in the currency of payment.
2. The exact meaning of the sold flag and the reserved flag in the flat selector, and whether a given flat is free on the day of signing.
3. The handover date written in the contract, with the stage of finish that counts as handover, since the pages read print the end date only as an unlabelled system field.
4. The full legal name and registration details of the contracting entity, because the pages read name no registered company for the project.
5. The building permit and the project’s permit number, the Public Registry extract for the plot and the cadastral code, checked against the address.
6. The payment schedule, the account into which payments go and any escrow arrangement that protects payments made before completion.
7. The finish at handover, listed room by room (floor, walls, ceilings, windows, doors, sanitary ware, heating and cooling), since no finish is printed.
8. Whether the price contains VAT, registration fees and any service or management charge, and what the monthly charge will be after handover.
9. Any instalment terms, with the effective total cost, because no payment plan is printed; and bank partners, if any, named by the developer and confirmed by the bank.
10. What the commercial spaces, the supermarket and the pharmacy named in the description are, where they stand in the complex and when they are due.
11. The parking arrangement: whether a space is included, its price and whether it is underground.
12. The route for registering ownership, the cost of each registration speed, and whether a power of attorney or a virtual meeting is accepted for a buyer abroad.

Documents written in Georgian may need a sworn translation, and a Georgian lawyer who is independent of the developer can read the contract and the registry extract. The registry extract is a public document that any person may order, and the table in the buying section lists the fee.

How BLOX Kheivani Tbilisi sits among the other BLOX projects and nearby Tbilisi listings

BLOX lists eleven residential projects on its site. Two pairs share a name, so the table gives the street for each. The two BLOX Didi Digomi projects (Demetre Tavdadebuli Street and 6 Teimuraz I Street) are different buildings, and so are the two BLOX Beliashvili projects (84 and 68a Beliashvili Street). The statuses are those printed on blox.ge on 13 November 2026, and the Korter column is what Korter prints the same day.

Where blox.ge and Korter differ, as for the Teimuraz I Street building, the table shows both and does not pick one. A percentage of 100 on blox.ge means built, and the site lists such projects under finished ones. For a project still to be built, as in this case, the percentage is an indicator of an early stage.

Several Tbilisi projects near the same part of the city are covered on this site. They are different developers, and each page sets out its own sources. The table gives the area as each page states it. The wider market is described in the guide to Tbilisi real estate prices, and the Tbilisi city page and the Georgia page list all projects.

BLOX (developer)

BLOX describes itself on its About page as operating on the real estate development market in Georgia since 2016, and states that its priority is to provide customers with safe, high quality living spaces built to European standards in green and peaceful areas. The wording is the developer’s. Korter’s developer page also says the company has been active since 2016 and lists it as developing in Tbilisi and Gudauri.

The projects page lists eleven residential projects, from buildings the developer shows at 100 percent to this project at 1 percent. Korter counts seven completed and five current BLOX projects on 13 November 2026, which is a listing-site count; the developer prints no total of buildings or flats delivered. The main office is given as 19 Agmashenebeli Alley, Dream Tower, with sales offices on Davitashvili, Sheshelidze, Didi Dighomi and Aghmashenebeli Alley.

One independent page confirms a BLOX project. The architect MUA lists Hampton Hotel and Residences in Avlabari with the client Blox, a project year of 2022 and the status Built. That page names the hotel brand as one trademarked by Hilton Worldwide, and the brand owner’s own pages were not checked, so the brand is mentioned here only as MUA states it.

The pages read name no registered legal entity or identification code for BLOX or for this project. This is a normal item to request: the entity that signs the sale contract is the entity against which a buyer’s rights run.

Frequently asked questions

Where is BLOX Kheivani Tbilisi and which district is it in?

The developer prints 105 Aghmashenebeli Avenue, written Alley in its description, and the map pin resolves to 41.7825532, 44.7699498. The developer names no district. Korter files the project under Didube and also names Dighomi Massive. The Public Registry extract for the plot is the document that fixes the address and the cadastral code.

What is the price of a flat in BLOX Kheivani Tbilisi?

The developer’s selector printed USD 81,925 to 284,735 for the 407 flats not flagged as sold on 13 November 2026, at USD 1,450 to 1,600 per m². Two-room flats run from USD 81,925, three-room from USD 137,280 and four-room from USD 201,300. The studios are all flagged as sold and carry no price.

When will BLOX Kheivani Tbilisi be finished?

The pages read print no handover date as text. A system field on the flat pages gives an end date of 31 December 2030 without a label, and Korter prints a start of construction in Q4 2026 and no completion date. The date that binds the developer is the one written in the contract, so it belongs on the list of questions.

How many flats are in BLOX Kheivani Tbilisi and how many are available?

The selector lists 1,010 flats in six buildings: 332 in Tower 1, 320 in Tower 2 and 358 in Blocks A to D. On 13 November 2026, 407 were not flagged as sold and 603 were flagged. The developer does not explain the flag, so the counts show a flag and not a count of signed contracts.

Does the printed area include the balcony?

The pages do not say. The listed spaces of each flat, with the balcony at its listed area, add up to 0.8 to 4.8 m² less than the printed total, which suggests the balcony is inside the total. In the median three-room flat the balcony is about a quarter of the printed area, so the basis should be written into the contract.

What finish do the flats have?

The pages read print no finish specification. The 2D plans show rooms and areas and do not describe floors, walls, doors or fittings. Korter does not describe the finish either. The finish at handover, room by room, is the first item to put into the contract if a flat is reserved.

Does the developer print any payment plan?

The developer prints none on the project, block, floor or flat pages. Korter’s page shows a mortgage calculator naming TBC Bank, with a rate from 7.4 percent and an effective rate from 8.3 percent. Those are listing-site figures, and the developer’s pages name no bank. Any instalment terms need to be set out in writing together with the total cost.

May a foreign buyer own a flat here, and does it lead to a residence permit?

A foreigner may own a non-agricultural flat in Georgia. The SDA describes a short-term residence permit for title to property whose market value, set by an accredited assessor, exceeds USD 150,000 equivalent in GEL. The contract price does not stand in for the assessed value, and what an off-plan buyer holds before completion should be checked with a lawyer.

What property tax would apply to a flat?

Since 30 September 2026 an individual’s property other than land is exempt if the family’s income in the preceding year did not exceed GEL 100,000. Above that, the Tax Code sets 0.8 to 1 percent of market value at the end of the preceding year. Whether an unfinished flat counts as owned depends on the contract and the registry record.

Where can the plans be seen?

Each flat page on blox.ge shows a 2D plan with a room list, and the project page carries renders and a master-plan image. The flat pages offer a booking form and a contact option, neither of which was used for this guide. The pages read carry no construction photographs.

Sources and last check

Last checked: 13 November 2026. Sources:

• project page on blox.ge
• advertisement page
• Korter listing
• Wikipedia article on the Didube district
• such as flat 402 in Tower 1
• official rate
• Residential Property Price Index
• Google Maps place pin
• population release
• Guramishvili
• Sarajishvili
• Didube station
• Akhmetelis Teatri
• Tbilisi railway station
• Vazha-Pshavela station
• Freedom Square
• the airport
• OSRM routing service
• Organic Law on Agricultural Land Ownership
• Article 183 of the Civil Code
• NAPR information fees
• NAPR fees
• NAPR smart contract
• Hague Conference status table
• Tax Code
• EY Georgia tax and law brief for July to September 2026
• Revenue Service page
• SDA residence permits
• NBG PTI and LTV requirements
• Law on the Legal Status of Aliens and Stateless Persons
• About page
• developer page
• Hampton Hotel and Residences

Straight-line distances, room sums, ratios, loan limits and tax illustrations are calculated from the figures named in the text and are not published prices. This is not legal, tax or financial advice.