X2 Kazbegi Residence Tbilisi: 138 Open Flats, Sources (2026)

X2 Kazbegi Residence Tbilisi is a three-block residential complex at 34 Kazbegi Avenue in the Saburtalo district, where the developer x2 Development prints 435 apartments on its project page, its own flat selector lists 577 flats, and 138 of those are marked open on 13 November 2026.

This guide to X2 Kazbegi Residence Tbilisi reads the developer’s page, its public floor lists and four listing sites as they stood on 13 November 2026. Units, floors, handover, finish and down payment differ between the sources, so each figure is shown with its source and date and none is chosen over another.

It adds the block-by-block count of open flats, room-by-room plans, the listing-site price indications, the Georgian rules on buying, tax and residence, and a list of what a buyer can ask for in writing.

Overview of X2 Kazbegi Residence Tbilisi

The developer’s project page on x2.ge exists in Georgian only; the English and Russian addresses of the site show a “Page Not Found” screen. Translated, the text calls Kazbegi Residence a residential complex in the central part of Saburtalo and lists three residential blocks, a 1,000 m² recreation zone with children’s play areas, a two-level enclosed garage with electric-vehicle chargers, commercial and office space with a coworking area, and concierge, cleaning and 24-hour security services. The reading date is 13 November 2026.

The facts box on the page prints the status “under construction” (მშენებარე), the completion date “2028 / 12”, 31 floors, 435 apartments, 200 parking places and the payment terms “36-month interest-free in-house instalment, 10% participation”. The project name is printed in Latin letters as Kazbegi Residence. The street is printed in Georgian as ყაზბეგის გამზ. #34, which in Latin transliteration reads Kazbegis gamz. #34 (Kazbegi Avenue 34).

The page prints no price for any flat and no price per m², no size range, no finish specification apart from the windows and the balcony tiles, no building permit number and no name of the contracting entity. A clickable building map opens a list of flats for each floor, with the area of every flat and, for the open ones, the area of every room. Those lists carry no price either, and sections 4 and 5 below work from them.

Listing sites fill some of the gaps with prices, a block structure and a delivery year, and they disagree with the developer and with each other on several points. The tables keep the developer’s figures, the listing-site figures and the calculated figures apart and label each one with its date.

What each source prints about status, handover, floors and blocks

The developer lists Kazbegi Residence among its four current projects on the projects page and marks it under construction on its own page. Korter says three houses are under construction with the next delivery in 2027, and it shows construction photographs taken from two fixed points between June 2025 and November 2026, with the latest update in November 2026.

A 2022 listing on geoln.com, published 09.05.2022 as printed, says that sales from the developer are completed and gives a finish date of December 2025, while a promotion block on the same page says sales started. That text is still online, so it appears in the tables as a record of what a reader may meet, not as a description of the project today.

The facts box prints one completion field, “2028 / 12”, and does not say whether it covers all three blocks. Korter prints delivery in 2027 for each of Block A, Block B and Block C. The Avezor listing prints the fourth quarter of 2027 for one building under construction. The two current figures differ by about a year, and the table shows each with its date.

The two oldest rows were written when the project was earlier in its life. A date that binds a buyer is the one written into the contract, and section 9 lists it among the items to obtain in writing.

Two points in this table need a plain reading. First, the selector lists flats on floor 2 of Block C and on floors 3 and above in the other blocks, whereas Korter, geoln.com and Realting describe the first two floors as commercial and office space. The developer does not say which floors are commercial.

Second, the floor map of Block A runs to floor 17, yet the lists for floors 11 to 17 contain no flats, so only 8 of its 15 floor plates carry flats in the selector. Korter’s characteristics line (14 to 29 floors) and its own block list (24 and 30 floors) also differ from each other, and the page does not explain how floors are counted.

Unit counts: 435, 577, 138, 200 and 116

Several different counts appear for X2 Kazbegi Residence Tbilisi. The developer’s page prints 435 apartments and 200 parking places. The flat selector that the same page opens floor by floor lists 577 flats in 68 floor lists: 96 in Block A, 136 in Block B and 345 in Block C. That is 142 more than the headline figure (577 minus 435), and the page does not explain the difference.

Every flat in the selector carries a sold flag. On 13 November 2026, 138 flats were not flagged as sold: 22 in Block A, 20 in Block B and 96 in Block C. The other 439 carry the flag in the page data (the attribute data-sold=true), and the page draws them greyed out with the link disabled.

On the desktop version of the page the building map opens only the list of a floor that has at least one open flat; the lists of the remaining floors are served by the same public addresses, which is how all 577 were counted.

Listing sites print other counts. Korter’s characteristics list 435 apartments, its description says the complex includes a total of 200 residential units, and its layout rows count 93 two-room and 23 three-room apartments for sale. Its block list gives 22 apartments for sale in Block B and 94 in Block C, with no count for Block A.

Geoln.com (2022) prints 200 apartments. The number 200 is thus the parking count on the developer’s page and the unit count on two other pages, and a buyer should not carry one meaning over to the other.

One calculation is shown without interpretation. The developer’s open flats in Blocks B and C add up to 116 (20 plus 96), and Korter’s Blocks B and C also add up to 116 (22 plus 94, or 93 plus 23 by layout row). The split between the blocks differs, and the two counts are dated 15 days apart, 13 November and 29 October 2026.

Inside the flat selector of X2 Kazbegi Residence Tbilisi: open flats by block, floor and size

The selector is the most detailed source on the project, because it lists every flat with its area and, for open flats, every room. This section reads it block by block, by size, by floor and room by room. Every count is made from the lists read on 13 November 2026; shares and averages are calculated from those counts.

Block by block

Block A has 96 flats listed on floors 3 to 10, 12 on each floor, and 22 of them are open. Block B lists 136 flats, 6 on each of floors 3 to 23 and 5 on each of floors 24 and 25, and 20 are open. Block C lists 345 flats: 8 on floor 2, 12 on each of floors 3 to 30 and 1 on floor 31, and 96 are open.

Calculated from these counts, the open share is 22.9 percent in Block A, 14.7 percent in Block B and 27.8 percent in Block C, or 23.9 percent of the 577 listed flats. The share says how many flats are not flagged as sold in the data. It is not a statement about reservations, which the lists do not show.

Open flats by printed area

Of the 138 open flats, 134 print an area. Those areas run from 43.3 to 120.8 m², with an average of 64.3 m² (calculated from the 134 printed values). By the bedrooms named in the room lists, 117 open flats have one bedroom, 16 have two and 5 have three. No open list names a studio or a penthouse, which matches the project page and differs from Korter’s description text, which mentions studios, and from geoln.com and Realting, which mention penthouses on the top floors.

The 93.4 m² three-bedroom flat exists only in Block A: 8 are listed and 5 are open, on floors 3, 4, 5, 6 and 8. The 120.8 m² two-bedroom flat exists only in Block C, once on each of floors 2 to 30 (29 listed), and 7 are open.

Ten flats print an area of 0, nine of them on floors 24 and 25 of Block B and one on floor 31 of Block C; four of the ten are open, all on floor 24 of Block B, and their room lists are printed in full.

Where on the building the open flats are

The open flats are not spread evenly. In Block C, 59 of the 96 open flats are on floors 25 to 30, which is 61.5 percent of that block’s open flats (calculated), while floors 2 to 10 hold 18. In Block B, 12 of the 20 are on floors 21 to 24 and none is above floor 24. In Block A all 22 are on floors 3 to 10, since the lists contain no other floors.

The floor map itself shows the pattern flat by flat: the count printed on a floor is the number of open flats on that floor, and on the desktop version floors with a count of zero cannot be opened from the map. A buyer who wants a particular floor or exposure should ask for the live list in writing, because the flags change as flats are sold or released.

Room by room, and what the printed area includes

The room lists name the hall, the living room, the kitchen where it is separate, each bedroom, the bathroom or WC, each balcony and, in one layout, a dressing room. Of the 26 layouts that print an area, 21 have rooms, balconies included, that add up to the printed area within 0.1 m². That suggests the printed area counts the balcony, which is a calculated reading and not a developer statement.

Five layouts do not add up: 43.3 m² (rooms add up to 43.5), 49.3 m² (50.2), 61.2 m² (61.0), 74.7 m² (81.6) and 82.5 m² (82.8). The 74.7 m² flat, on floor 22 of Block B, has the same room list as a flat on floor 24 whose area is printed as 0. Balconies make up between 9.0 and 20.5 percent of the listed rooms (calculated), and 32 of the 138 open flats have a separate kitchen, the rest having a living room that includes the kitchen area.

All room areas are in m² as listed on the apartment pages of x2.ge on 13 November 2026, shown to one decimal. The sum column is calculated. The page does not say whether the hall is part of the living area or whether the balcony is counted at full area when the sale price is set, and a buyer should ask which area the price per m² is charged on.

Finish, facade and shared spaces as described

The developer’s text describes the facade as natural travertine and composite panels, walls of perlite block for sound, heat and vibration insulation with additional facade insulation, black double-glazed aluminium windows and doors, and balconies tiled with frost-resistant tiles. It states that seismic resistance is designed for 8 points and does not name the scale. Korter describes the structure as a monolithic frame and the windows as metal-plastic, and both listing sites that mention heating say it is central.

The listing sites disagree on the state of the flats. Korter and Avezor list a white frame; geoln.com (2022) lists the condition as without finishing; and the Avezor page also carries a text block saying apartments come with finished renovation, furniture and appliances. The developer’s page prints no finish specification for the flats.

The recreation areas of 1,000 m² and about 3,000 m² are two different figures, and the pages do not say whether the larger one includes the smaller. The 3.0 m ceiling height appears on three listing sites and not on the developer’s page, so it too belongs on the list of items to confirm in the contract.

Price indications by source and date

The developer’s page and its flat lists print no price. The prices below come from listing sites, are indications as of the dates they carry, and are not x2 prices. Korter states that its prices and availability are up to date as of 29 October 2026, and it shows a from-price for each layout row and for each block.

Each Korter from-price equals the smallest area of its group multiplied by USD 1,800: 43.3 × 1,800 is 77,940, 59.8 × 1,800 is 107,640 and 93.4 × 1,800 is 168,120, while Block B’s 98,460 is 54.7 × 1,800 and Block C’s 103,500 is 57.5 × 1,800. The rate of USD 1,800 therefore appears to be the single rate behind the from-prices, but the pages print no price by flat, and the price of a particular flat may differ.

The from-prices cannot be matched flat by flat with the developer’s open list. The smallest open flat in Block C on x2.ge is 56.4 m² (7 open), not 57.5 m², and no 59.8 m² flat is open in the lists, although Korter’s three-room row starts at that area. The table below turns the from-prices into other units; every figure in it is calculated from Korter’s numbers and the National Bank of Georgia rate.

The GEL column uses the official National Bank of Georgia rate of GEL 2.5935 per USD on 13 November 2026 (NBG official rates) and is rounded to GEL 10. The last two columns show 10 percent and 15 percent of the USD figure, the two down-payment percentages that appear on the developer’s page (section 6). They are arithmetic, and the amounts due under a contract are those in the contract.

The three rates, USD 1,800 (Korter, 2026), USD 1,700 (Avezor, 2026) and USD 1,080 (geoln.com, 2022), come from different dates and different listing systems, and the pages do not say how they were set. They are shown side by side because a reader will meet all three, and none is chosen. For the wider Tbilisi picture there is the guide to Tbilisi real estate prices.

Payment terms: 36 months, 10 percent or 15 percent, and the mortgage calculator

The facts box on the developer’s page prints “36-month interest-free in-house instalment, 10% participation” (36 თვიანი შიდა უპროცენტო განვადება, 10% თანამონაწილეობით). The words “in-house” and “participation” are the developer’s. The page does not say what share of the price the participation is, when it falls due, or whether the monthly amounts are equal.

The page also carries an advertisement text that reads, translated, that a flat in Saburtalo can be bought “from GEL 1,270 per month” and that a first payment of 15 percent halves the monthly payment. The two percentages sit on the same page: 10 percent participation in the terms table and a 15 percent first payment in the ad. The page does not say whether they describe the same payment, so both are shown as printed.

The monthly figure is an advertised starting amount. The ad does not name a flat, a down payment in money, a remaining balance or a total, so the figure is not a price and is not converted into one here. The other x2 pages carry the same ad format with other amounts (section 10).

The 36 months of the developer and the 44 months of Avezor are a dated difference between two sources. Korter’s three years agrees with the developer’s 36 months. Whether the instalment changes the total cost compared with paying in full is not printed anywhere read, and the contract should say so.

Korter’s mortgage tab shows an offer from TBC Bank with a nominal rate from 7.4 percent and an effective rate from 8.3 percent, indexed to Term SOFR, and states that the calculations are approximate and that the actual values are set at credit approval. The developer’s page names no bank, and the bank’s own pages were not read for a partnership with this project, so the offer is Korter’s information only. The loan-to-value limits that apply are in section 8.

Location of X2 Kazbegi Residence Tbilisi: Kazbegi Avenue, Saburtalo and the Delisi metro

The map marker on the developer’s page sits at 41.72135 N, 44.73867 E. Two stations of the Saburtalo Line of the Tbilisi metro are close to it: Delisi at 41.7254 N, 44.74624 E and Vazha-Pshavela at 41.72417 N, 44.73083 E, both coordinates as printed on the Delisi and Vazha-Pshavela articles of Wikipedia. Calculated from these coordinates, the straight-line distance is 0.77 km to Delisi and 0.72 km to Vazha-Pshavela. A walking route is longer than a straight line.

Saburtalo is an administrative district of Tbilisi. According to its Wikipedia article it includes the neighbourhoods Lower Saburtalo, Vedzisi, Lisi, Vashlijvari, Didi Dighomi, Patara Dighomi, the Dighomi village, Zurgovana, Telovani and Didgori, and it had 139,000 inhabitants in 2017 per a Tbilisi City Hall document cited there.

The district label of this address differs by source. The developer and Korter’s text say Saburtalo. Korter’s navigation path places the project in Vake District near Delisi, and Avezor files it under Vake-Saburtalo. The Wikipedia article on Vake District lists Upper Saburtalo among Vake’s neighbourhoods, and the article on Delisi station says the station and its surroundings serve areas of both districts by bus. This guide follows the developer and uses Saburtalo, and the exact administrative boundary is a point for the registry extract.

Delisi station opened in 1979, was called Gotsiridze from 1995 to 2006, and stands at the junction of Vazha-Pshavela Avenue and Mikheil Tamarashvili Street, where the Wikipedia article lists twelve bus routes. Vazha-Pshavela station opened on 3 April 2000. The Tbilisi Metro as a whole opened on 11 January 1966 and has two lines and 23 stations over 28.6 km, with an average weekday ridership of about 500,000 in 2023 according to the Wikipedia article on the system.

The developer’s text says the shopping centre City Mall and the Goodwill hypermarket are a 3-minute journey away (3 წუთის სავალ გზაზე; whether on foot or by car is not stated), and lists food outlets, business centres, medical facilities, a public park, a school, a kindergarten and household and appliance shops nearby, without names or distances.

Korter and Avezor give a walk of 8 minutes to Delisi. Korter says the complex is set back from the busy Tamarashvili Avenue with direct access to Tamarashvili Street, Avezor mentions a direct exit to Tamarashvili Street, and Korter adds 20 minutes by car to the city centre and about 40 minutes to the airport. Geoln.com (2022) prints metro times of 4 minutes to Delisi, 13 to Vazha-Pshavela and 21 to Medical University without saying how people travel. The table collects them.

Korter also names places it describes as within walking distance, with no distances: City Mall, Goodwill, Gorgia, Carrefour Market and Spar for shopping; the E. Andronikashvili Institute of Physics, Ilia State University, the European School and public schools No. 101 and 109 for education; Curatio Clinic, Medi Clinic, the David Tatishvili Medical Center and the Caucasus Medical Centre for health care; and Central Park, Vake Park, the Vake swimming pool and the Mikheil Meskhi Stadium for leisure.

A visit can confirm the items that sources only estimate: the walking route and time to Delisi, the traffic on Tamarashvili Street and the access road to the entrance, and the distance to the schools and clinics a household would use.

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

A foreign individual can hold an apartment in Georgia. Agricultural land is treated differently: under Article 4 of the Organic Law on Agricultural Land Ownership it may be held by the state, municipalities, citizens and certain Georgian entities, and an apartment block in Saburtalo is not agricultural land.

Article 183 of the Civil Code of Georgia requires, for the acquisition of an immovable thing, a written transaction and the registration of the acquirer’s ownership right in the Public Registry. Background is in the guides on whether foreigners can buy property in Georgia and on how to buy property in Georgia.

In a building that is still under construction the signed contract and the registry entry carry the legal weight and the brochure does not. The National Agency of Public Registry (NAPR) prints one fee schedule for registering a right or an obligation tied to an ownership right: GEL 150 in 4 working days, GEL 270 in 1 working day and GEL 350 on the day of filing (NAPR fees).

At the official rate of GEL 2.5935 per USD on 13 November 2026 these are about USD 57.84, USD 104.11 and USD 134.95, calculated. The fee depends on the speed chosen and not on the price of the flat.

An extract of the Public Registry costs GEL 20 in one working day or GEL 13 online, and GEL 75 or GEL 52 online on the day of filing, with GEL 26 added for an English version (NAPR information fees). Korter prints the cadastral number 01.14.03.040.220, which the developer’s page does not; whether it matches the plot of the buyer’s block is something the extract shows.

A buyer who is not in Tbilisi can sign through an attorney whose power of attorney is legalised for use in Georgia, and the Hague Conference status table shows that Georgia acceded to the Apostille Convention on 21 August 2006 and that the Convention entered into force for it on 14 May 2007 (HCCH status table). NAPR also runs an online smart-contract service with a booked virtual meeting.

Tax comes next. On the legislative portal matsne.gov.ge, the English text of the Tax Code lists Law No. 1874 of 30 September 2026 in the amendment history of Articles 202 and 206. Article 202(5) sets the tax on a natural person’s taxable property other than land at not less than 0.8 and not more than 1 percent of the market value at the end of the previous year, and Article 206(1)(a) exempts that property 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 same change, gives GEL 40,000 as the earlier threshold, says the rate depends on the location of the property and says the amendment took effect on publication.

Article 201(1)(c.a) reaches real estate owned by a natural person “including an unfinished construction”; whether an off-plan buyer already counts as the owner depends on the contract and the registry record. Article 205 sets 1 November for the return and 15 November for payment, and lets a person with no tax due skip the return.

The Revenue Service page offers a 2026 calculator for natural persons that asks first whether family income in the previous year was above GEL 100,000. The guide to property tax in Georgia covers filing. Article 6 lists income tax, profit tax, VAT, excise tax and import duty as the national taxes and calls the property tax a local tax; the list contains no tax charged on the act of acquiring real estate as such.

Rent and resale are taxed separately. Article 81 puts residential rent received by an individual who makes no deductions at 5 percent, and the surplus from supplying a residential apartment at 5 percent, against a general personal rate of 20 percent. Article 82(1)(f.a) leaves out of income the surplus from the sale of a residential apartment held for more than two years. Article 166 sets the VAT rate at 18 percent, and whether a quoted price already contains VAT is an item for the contract.

On residence, the Public Service Development Agency describes a short-term residence permit for an alien who holds title to non-agricultural immovable property with a market value exceeding USD 150,000 equivalent in GEL, the value being set by a certified assessor of an accredited body, and a permit in the higher category for property exceeding USD 300,000.

The Law on the Legal Status of Aliens and Stateless Persons uses matching words. The test is the assessed market value, not the contract price, and a value of exactly USD 150,000 does not exceed the line. Of Korter’s three from-prices, USD 168,120 is above USD 150,000 and USD 77,940 and USD 107,640 are below it; none is above USD 300,000. The guide to getting a residence permit in Georgia gives the application steps.

For financing, the National Bank of Georgia sets a loan-to-value ceiling of 90 percent for GEL loans and 70 percent for foreign-currency loans. Its payment-to-income limits depend on monthly net income: below GEL 1,500 the limit is 20 percent for loans in foreign currency and 25 percent for loans in GEL, and from GEL 1,500 it is 30 and 50 percent (NBG PTI and LTV requirements). What a bank requires of a non-resident differs by bank and is covered in the guide to mortgages in Georgia for foreigners.

The rules are given as published on the dates read, 13 November 2026 for all pages cited here, and a lawyer’s reading of the particular contract remains the reference.

What to ask for in writing before reserving

The developer’s page prints a status, a completion field, a headline count and payment terms; its flat lists print areas and rooms. A reservation for a flat in X2 Kazbegi Residence Tbilisi needs more than that, and each item below follows from a gap or a difference in the tables above.

1. The price list with unit numbers, blocks, floors, areas and the exact price of the flat in the currency of the contract, since x2.ge prints none.
2. Confirmation of which flats are open today in each block, and how the 435 apartments of the facts box relate to the 577 flats in the selector.
3. The area on which the price is charged: the printed area, which appears to include the balcony, or another measure, and the area of flats whose selector entry prints 0.
4. The handover date written into the contract, what handover means, which blocks it covers, and what follows if it is not met, given “2028 / 12” on the page and 2027 on Korter.
5. The legal name and registration number of the entity that signs the contract, and how it is tied to the owner of the plot.
6. The building permit and the permitted number of blocks, floors and commercial floors, to settle 31 floors against 14 to 29 and the floors given to commercial space.
7. A Public Registry extract for the plot and the cadastral number of the unit, compared with the number Korter prints.
8. The payment schedule: whether the 10 percent participation or the 15 percent first payment applies, each instalment and its date, whether the 36-month plan carries any surcharge, and any price difference between instalment and cash.
9. Whether payments go to an escrow or payment account or directly to the developer, with a receipt for each payment.
10. What the white frame includes: windows (aluminium or metal-plastic), heating, utilities connection points, balcony tiling, floor screed and ceiling height, and whether any turnkey or furnished offer exists.
11. The block, floor and layout of the flat, and the room list that goes with the contract.
12. Whether a parking space is included or sold separately, and how the 200 places are shared between residents and commercial users.
13. The service-charge arrangement for concierge, cleaning, security and the shared areas, with the amount per m² if one is set.
14. Whether a mortgage with a named bank is available for this project and what that bank asks of a non-resident.
15. How ownership is registered after handover, who files, and how the cost is split between buyer and developer.
16. The refund terms of the reservation deposit, read before it is paid.

The answers should sit in the contract or in a signed schedule to it, since a web page can change without notice and the flags in the selector change as flats are sold.

How this project sits among the other x2 projects and nearby Saburtalo listings

The developer’s projects page lists four current projects, all in Tbilisi. The table sets this project beside the other three, using only what each x2.ge page printed on 13 November 2026. Riverfront Residence and Riverfront C Block share an address and are separate pages with separate figures, each with its own guide on this site.

The monthly figures are advertised starting amounts, each printed with a different set of terms, and they are not prices or a basis for comparing the projects. On its Kazbegi Residence page, read on 13 November 2026, Korter lists from-prices of USD 1,100 per m² for ZenX Dighomi and USD 1,350 per m² for RiverFront Residence, beside USD 1,800 for this project.

The table below sets this project beside listings by other developers in Saburtalo. Each has its own guide on this site, which is the source of the figures shown. It is context and not a ranking, and no listing is presented as better than another.

For the wider picture there are the Tbilisi city page, the Georgia country page and the guide to Tbilisi real estate prices.

x2 Development (developer)

The project page names x2 Development as the developer, and the website title reads “x2 – Development”. Its About page, read on 13 November 2026, says the company was founded in 2014 and has 5 completed, 6 ongoing and 5 planned projects across Georgia. The projects page lists 4 current and 6 completed projects, a different split, and both are shown as printed. The completed projects named there are Tsereteli Deluxe, Dighomi Residence, Bakuriani 4Rest, Shartava Fusion, Shartava Pool House and X2 Mtskhetaze.

An Entrepreneur Georgia profile of 23 October 2019 describes the company as five years on the construction market and says four people started it. Korter and geoln.com give the same founding year of 2014. Ownership today is not published in the sources read.

The registered legal entity was not found. x2.ge, Korter, geoln.com and the Entrepreneur Georgia articles print no legal-entity name or identification code, and the registry and company-search pages need a form entry or a captcha and were not queried, so this guide names no entity. The buyer can obtain it in writing (section 9) and match it to the Public Registry. No bank or hotel-brand partnership is stated on the developer’s pages.

Frequently asked questions

Where is X2 Kazbegi Residence Tbilisi and which district is it in?

The developer gives the address as Kazbegi Avenue 34 in the Saburtalo district of Tbilisi, with a map marker at 41.72135 N, 44.73867 E. Korter prints the same avenue and number but files the project in Vake District near Delisi, and lists the three blocks at Otar Lortkipanidze Street 34. A Public Registry extract settles the address and the boundary question for a particular unit.

How many flats are there in X2 Kazbegi Residence Tbilisi?

The developer’s page prints 435 apartments, while its own flat selector lists 577 flats in three blocks: 96 in Block A, 136 in Block B and 345 in Block C. Korter prints 435 in one place and 200 residential units in another. The page does not explain the differences, so the contract schedule should list the flats by number.

How many flats can be bought today?

On 13 November 2026 the selector marked 138 flats as not sold: 22 in Block A, 20 in Block B and 96 in Block C. Korter, dated 29 October 2026, counts 22 apartments in Block B and 94 in Block C and gives no count for Block A. The flags change as flats sell, so the current list should be requested in writing.

What does a flat cost?

The developer prints no price. Korter shows from-prices of USD 77,940 for the 43.3 m² two-room layout, USD 107,640 for the 59.8 m² three-room layout and USD 168,120 for the 93.4 m² four-room layout as of 29 October 2026, all at USD 1,800 per m². Avezor shows USD 1,700 per m². Those are listing-site indications, not developer prices.

When will X2 Kazbegi Residence Tbilisi be finished?

The developer’s completion field reads “2028 / 12”, that is December 2028. Korter prints delivery in 2027 for all three blocks, and Avezor prints the fourth quarter of 2027. Older listings print 2025 and 2026. The date that binds a buyer is the one in the contract, together with a definition of what handover means for the flat.

What finish do the flats have?

The developer’s page prints no finish specification for the flats. Korter and Avezor list a white frame with utilities installed, central heating and a ceiling height of 3.0 m, while one text block on Avezor mentions finished renovation and furniture. The contract should list exactly what the white frame includes, from windows and heating to balcony tiling and floors.

How does the payment plan in X2 Kazbegi Residence Tbilisi work?

The terms table prints a 36-month interest-free in-house instalment with 10 percent participation, and the page ad mentions a 15 percent first payment and a starting amount of GEL 1,270 per month. Korter says 10 percent down and up to 3 years; Avezor says up to 44 months. The schedule itself is not printed, so it belongs in writing.

How far is the nearest metro station?

Calculated from the map marker and Wikipedia’s coordinates, Delisi is 0.77 km away in a straight line and Vazha-Pshavela 0.72 km. Korter and Avezor give an 8-minute walk to Delisi, and geoln.com (2022) gives 4 minutes to Delisi and 13 to Vazha-Pshavela without naming the mode of travel. A walk on site shows the real route and time.

Can a foreigner buy in X2 Kazbegi Residence Tbilisi and get a residence permit?

A foreigner can own an apartment in Georgia, with the right registered in the Public Registry. The Public Service Development Agency describes a short-term residence permit for non-agricultural property whose assessed market value exceeds USD 150,000 equivalent in GEL. The contract price is not the test, and a value of exactly USD 150,000 does not exceed the line.

Which company signs the contract?

The developer’s pages call the developer x2 Development and print no registered legal-entity name or identification code, and none was found in the public sources read for this guide. The reservation form and the contract name the entity, and a buyer can match its registration details to the Public Registry before paying anything.

Sources and last check

Last checked: 13 November 2026. Sources:

• x2 Development: Kazbegi Residence project page and its public floor lists, read 13 November 2026
• x2 Development: projects page (current and completed projects), read 13 November 2026
• x2 Development: About page, read 13 November 2026
• Korter: Kazbegi Residence, prices and availability as of 29 October 2026, read 13 November 2026
• Avezor: Kazbegi Residence listing, page dated 08.07.2026, read 13 November 2026
• geoln.com: Kazbegi Residence listing 20275, published 09.05.2022
• Realting: Kazbegi Residence listing 20848, last update 02/08/2024
• Entrepreneur Georgia: profile of X2 Development, 23 October 2019
• NAPR: immovable property registration fees and terms
• NAPR: informational services fees
• NAPR: smart-contract registration service
• Tax Code of Georgia, English text, matsne.gov.ge
• Law on the Legal Status of Aliens and Stateless Persons, matsne.gov.ge
• Civil Code of Georgia, Article 183, matsne.gov.ge
• Organic Law on Agricultural Land Ownership, matsne.gov.ge
• Public Service Development Agency: residence permits
• Revenue Service of Georgia: property tax page and calculator
• EY Georgia: Tax and Law Brief, July to September 2026
• Hague Conference on Private International Law: Apostille Convention status table
• National Bank of Georgia: official exchange rates (USD 1 = GEL 2.5935 on 13 November 2026)
• National Bank of Georgia: PTI and LTV requirements
• Wikipedia: Saburtalo District
• Wikipedia: Vake District
• Wikipedia: Delisi (Tbilisi Metro)
• Wikipedia: Vazha-Pshavela (Tbilisi Metro)
• Wikipedia: Tbilisi Metro

Straight-line distances, shares, averages, per-flat conversions and room sums are calculated from the figures named in the text and are not published prices. This is not legal, tax or financial advice.