Batumi’s average turnkey apartment price reached $1,865 per square metre in 2025, according to Galt & Taggart’s market review — up from $1,699 in 2024 and $1,569 in 2023 — and the same review forecasts 4–6% price growth for 2026. That average is quoted often, but it does not show where a specific project sits against it. This article compares the listings below with that figure, using the prices and unit sizes stated on each listing page as of 12 October 2026.
The comparison covers 12 Batumi projects. A price per square metre can be derived for six of them, and those six range from $1,058 to $4,313, about 4.1x, within one city. For the other six, the listings either show no USD price (Novotel Living and Mardi Aquapark), state no unit size (Mardi Stadium) or give an entry price whose unit size is not confirmed (three of the four Wyndham Gonio projects), so no rate is shown. Part of the gap reflects different products: standard apartment towers on one side, branded resort apartments on the Gonio coast on the other.
The 12 Batumi listings: price per square metre where it can be derived
The price shown is each project’s stated “starting from” figure, divided by the smallest listed unit size. This assumes the starting price refers to the smallest unit, which not every listing confirms; where a project quotes a size range, the bottom of that range is used, so the rates are indicative. The Delux Horizon listing, for example, does not tie its starting price to a unit size (28–57 m²; the rate would be about $1,140 per m² at 57 m²), and the Mardi City Center listing text also mentions studios of 25–35 m², below the 41.7 m² used here.
| Project | Entry price | Smallest unit | Price per m² | vs. $1,865 market average |
|---|---|---|---|---|
| Horizon Grand Residence | $55,000 | 52 m² | $1,058 | 43% below |
| Horizon Elegance | $62,000 | 57 m² | $1,088 | 42% below |
| Mardi City Center | $52,600 | 41.7 m² | $1,261 | 32% below |
| Mardi Hills | $45,276 | 26.95 m² | $1,680 | 10% below |
| Delux Horizon | $65,000 | 28 m² | $2,321 | 24% above |
| Wyndham Grand Residences Gonio Aqua | $134,566 | 31.2 m² | $4,313 | 131% above |
| Wyndham Grand Residences Gonio Rivera | $185,000 | entry unit size not confirmed | — | — |
| Wyndham Grand Residences Gonio Family Club | $200,000 | entry unit size not confirmed | — | — |
| Wyndham Grand Residences Gonio Villas | $250,000 | entry unit size not confirmed | — | — |
| Mardi Stadium | $83,000 | size not published | — | — |
| Mardi Aquapark | from €72,000 (studio, per the developer) | 28 m² (developer) | — (price in EUR) | — |
| Novotel Living | price on request | 28.1 m² | — | — |
Among the six projects with a derivable rate, four — Horizon Grand Residence, Horizon Elegance, Mardi City Center and Mardi Hills — sit below the market average, by 43%, 42%, 32% and 10%. Delux Horizon sits 24% above it and Wyndham Gonio Aqua 131% above (about 2.3x). The six remaining projects are listed so that every entry price shown on the listings is visible, but they cannot be compared per square metre on the information published.
Why the same city produces a wide price spread
Galt & Taggart’s own data shows part of the spread: Old Batumi has average prices above $3,000 per square metre, while the review reports prices below $1,500 per square metre in peripheral zones. That is a gap of at least 2x inside the market the review measures, before any single project is considered.
The three lowest rates in the table — Horizon Grand Residence, Horizon Elegance and Mardi City Center — are $1,058–$1,261 per square metre, below the review’s $1,500 level for peripheral zones. According to the listings, Horizon Elegance is in the New Boulevard area and Mardi City Center is in central Batumi, within walking distance of the Boulevard; the Horizon Grand Residence listing gives no street address. For context, the review reports that the New Boulevard area recorded more than 6,800 transactions in 2025, the highest of the districts it names.
The four Wyndham Grand Residences Gonio projects are a different case. Gonio is a coastal settlement south of Batumi, near the Turkish border; the Family Club listing gives about 20 minutes by car to the city centre. The listings describe Wyndham-branded residences. For Gonio Aqua the published amenities are a swimming pool, gym and sauna, and its service charge and rental-programme terms are not published. Only Gonio Aqua can be given a price per square metre here ($4,313 on its listing, from a 31.2 m² unit). For Rivera, Family Club and Villas the entry prices ($185,000, $200,000 and $250,000) are stated, but the size of the unit they refer to is not confirmed, and listing and portal figures for these projects differ, so no rate is derived. A per-square-metre comparison with a city-centre studio would also compare different products.
Each of the four Gonio projects (Rivera, Aqua, Family Club and Villas) has its own listing page with the details currently available. For any of them, the unit size, price and payment schedule should be confirmed against the developer’s price list.
The $150,000 residency threshold: which of the listings clear it
From 1 March 2026, Georgia’s real-estate-linked residence permit requires property holdings worth at least $150,000 at official market valuation — up from the previous $100,000 (a 50% increase), following immigration law amendments passed in June 2025 and processed through Georgia’s Public Service Development Agency. The permit is renewable annually, covers a spouse and minor children under the same investment, and is assessed on an accredited appraiser’s market valuation, not the purchase invoice. Multiple properties can be combined to reach the threshold, as long as all of them are registered and valued.
Of the twelve listings, three state an entry price of $150,000 or more. The table uses the stated entry price rather than an appraisal, and the number of units is the number of identical entry-level units needed at that price:
| Project | Entry price | Clears $150,000 solo? |
|---|---|---|
| Wyndham Grand Residences Gonio Villas | $250,000 | Yes |
| Wyndham Grand Residences Gonio Family Club | $200,000 | Yes |
| Wyndham Grand Residences Gonio Rivera | $185,000 | Yes |
| Wyndham Grand Residences Gonio Aqua | $134,566 | No — $15,434 short |
| Mardi Stadium | $83,000 | No — two units ($166,000) |
| Delux Horizon | $65,000 | No — three units ($195,000) |
| Horizon Elegance | $62,000 | No — three units ($186,000) |
| Horizon Grand Residence | $55,000 | No — three units ($165,000) |
| Mardi City Center | $52,600 | No — three units ($157,800) |
| Mardi Hills | $45,276 | No — four units ($181,104) |
| Mardi Aquapark | from €72,000 (studio, per the developer) | Not assessed — price in EUR; the studio start price is below $150,000 |
| Novotel Living | price on request | Cannot be assessed — no price published |
The old $100,000 figure still appears on some sites despite the 1 March 2026 change. Under the previous threshold, Wyndham Gonio Aqua at $134,566 would have cleared it; under the current one it is $15,434 short at entry price, and at the listing’s rate of $4,313 per m² about 34.8 m² would reach $150,000. The other six projects with a USD entry price need two to four entry-level units combined (Mardi Stadium two; Delux Horizon, Horizon Elegance, Horizon Grand Residence and Mardi City Center three; Mardi Hills four). Combining properties is permitted under the rule, but it changes the cost of the residency route compared with the headline “starting from” prices above, and the qualifying value is the appraised value, not the price paid. For the full permit process, document list and renewal mechanics, see our guide to getting a residency permit in Georgia.
The Mardi Holding projects: five listings, different products
Five of the twelve Batumi listings — Mardi Hills, Mardi City Center, Mardi Aquapark, Mardi Stadium and Novotel Living — are projects by Mardi Holding, so they show how much one developer’s range varies within a city. Mardi Hills has the lowest stated entry price of the twelve, $45,276 for a 26.95 m² unit ($1,680 per square metre, 10% below the market average). Mardi City Center starts at $52,600 for a 41.7 m² unit ($1,261 per square metre). Mardi Aquapark is priced in euros by the developer — studios from 28 m² from €72,000, one-bedroom apartments from 49 m² from €128,100 — with completion given by the developer as Q4 2028; its listing shows “price on request” in USD. Novotel Living shows no price. Mardi Stadium has an entry price of $83,000 but no published unit size, so no rate can be derived until a specific unit and floor plan are confirmed.
The two Mardi projects with a USD price and a unit size differ by 33% per square metre ($1,261 against $1,680). Rates are shown only where a listing states both a price and a unit size, which is why the ranking above is built project by project rather than developer by developer.
Buying as a foreigner: what’s actually different in Georgia
Georgia places few restrictions on foreign ownership of urban residential property: foreign citizens can own non-agricultural property, and the main restriction applies to agricultural land, which does not affect an apartment purchase in any of the twelve projects covered here. Galt & Taggart reports that foreign buyers accounted for 52% of apartment sales in Batumi in 2025.
Ownership is recorded with the National Agency of Public Registry. How long registration takes depends on the transaction, so the timing should be confirmed with the notary handling the sale agreement.
Ordinary due-diligence steps still apply: confirming the developer’s construction permit, checking the specific unit against the registered floor plan and using a licensed notary for the sale agreement. For hotel-operated projects such as Mardi Aquapark, the title type and the rental-pool contract should also be checked; the developer’s site does not describe the title type of hotel-operated units.
The market backdrop: demand, supply and where the money is coming from
Galt & Taggart’s 2025 review gives useful context for anyone weighing a Batumi purchase against the wider trend, not just the price level. Total apartment sales reached 17,478 units in 2025, up 15% year-on-year, and overall market size grew to roughly $1.3 billion — an annual increase of nearly 24%. According to the review, transaction activity picked up markedly in 2025 after a dip in 2024.
The review calls foreign buyers a critical driver of the market: 52% of all apartment sales in Batumi in 2025 went to foreign buyers, with Israeli buyers a fast-growing segment at 13% of total sales.
Two other figures from the review: unsold inventory in surveyed developer projects rose almost 14% year-on-year to roughly 12,400 units by the end of 2025, with demand not keeping pace with supply, and Galt & Taggart forecasts 2026 price growth of 4–6%. Rental yields fell from 8.8% in 2024 to 7.4% in 2025, with the average daily rental rate broadly flat at around $35.6 while average purchase prices rose from $1,699 to $1,865 per square metre. For running costs once you own — utilities, HOA-style fees, healthcare, groceries — see the cost-of-living guide for foreigners in Georgia; all Georgian listings are on the Georgia properties page.
What the sale price doesn’t include: service charges and running costs
Every figure in the tables above is a purchase price. It does not include ongoing costs such as service charges, which vary by building. Among the listings reviewed, the Gonio Aqua listing states that its service charge and rental-programme terms are not published. For Mardi Aquapark, the developer describes a 10-year hotel rental pool (60% to the owner and 40% to Accor, according to the developer) but publishes no income figures.
Published average yields, such as the 7.4% Galt & Taggart reports for 2025, are market-wide figures and do not net out the service charge of a specific building. The current service charge, the rental-programme terms and the title type should be confirmed for any unit before a yield figure is relied on.
Who actually buys these units: three different buyers, three different projects
The tables can be read against different priorities. For the lowest rate per square metre, Horizon Grand Residence, Horizon Elegance and Mardi City Center have the three lowest rates in the table ($1,058–$1,261). For the $150,000 residence-permit level in a single purchase, the Wyndham Gonio Rivera, Family Club and Villas listings state entry prices above it, and Gonio Aqua reaches it from about 34.8 m². For rental income, the rental programme and management terms of each project need to be requested: only the Mardi Aquapark listing sets out rental-pool terms (according to the developer), and no verified income figure is published for any of the twelve.
These are different priorities rather than a ranking of projects. The tables are a reference for sorting against your own criteria; the lowest rate per square metre is not necessarily the right fit for every buyer.
Who is buying in Batumi, by nationality
Galt & Taggart’s headline figure is the 52% foreign-buyer share, with Israeli buyers at 13% of sales, cited earlier in this article. A separate read from Colliers, reported by Commersant in December 2025, puts Georgian citizens at 50% of Batumi buyers, Russians at 16% and Ukrainians at 9%. The two nationality breakdowns differ and should be read as indicative, since the firms may not survey the same transactions or use the same methodology. Both indicate that about half of Batumi buyers are not Georgian.
The same Colliers source reports that about 90% of apartment purchases in Tbilisi are made by Georgian citizens, with Israeli buyers at 4% and Russians at 2%.
Frequently asked questions
Which of the listed apartments has the lowest price?
By stated entry price, Mardi Hills at $45,276 for a 26.95 m² unit. By price per square metre among the six projects where it can be derived, Horizon Grand Residence at $55,000 for a 52 m² unit — $1,058 per square metre, 43% below the citywide average Galt & Taggart reported for 2025.
Is Gonio actually part of Batumi?
Gonio is a separate coastal settlement south of Batumi, near the Georgia–Turkey border; the Family Club listing gives about 20 minutes by car to the city centre. It is often described as part of the “Batumi area”, but it is not the same submarket as Old Batumi or the New Boulevard area, so its prices should not be read against the city-centre average without that context.
Does the $150,000 Georgian residency threshold apply to the purchase price or the market valuation?
The market valuation from an accredited appraiser at the time you apply, not your original purchase invoice. An appraisal can come in above or below the purchase price, so a current valuation should be obtained rather than assumed.
Is Batumi’s price growth slowing down?
Galt & Taggart forecasts 4–6% price growth for 2026. The average rose from $1,569 (2023) to $1,865 (2025), roughly 19% cumulative growth. The review notes that demand has not kept pace with supply, with unsold inventory in surveyed projects up nearly 14% year on year.
How have Batumi rental yields changed?
Galt & Taggart reports yields of 7.4% in 2025, down from 8.8% in 2024, with the average daily rental rate broadly flat at around $35.6 while purchase prices rose. These are market averages, not figures for any specific building.
Can foreigners get a mortgage in Georgia, or is it cash-only?
Some Georgian banks lend to non-resident foreign buyers, but terms vary by bank and borrower and none is published on the listings. For Mardi Aquapark, the developer mentions payment plans without publishing terms, and a listing portal reports a 30% down payment with instalments of up to about 30 months; sources differ, so the terms should be confirmed in writing with the developer or bank.
What documents does a foreign buyer actually need?
Foreign citizens can own non-agricultural property in Georgia, and a residence permit is not a precondition for a purchase. The documents needed for the sale agreement and Public Registry entry are set by the notary and the registry and should be confirmed with them before signing.
How do the Wyndham Gonio payment plans typically work?
No developer payment schedule is published for the Gonio projects. The unit size, the payment schedule and what secures staged payments should be confirmed in writing before reserving; the Gonio Aqua listing states that its rental-programme terms and service charge are not published.
The verdict
The per-square-metre rates that can be derived from the listings range from $1,058 to $4,313, against the citywide average of $1,865 reported by Galt & Taggart for 2025. Four of the six ranked projects sit below that average; Delux Horizon and Wyndham Gonio Aqua sit above it, and Gonio Aqua is a branded-residence product on the coast south of Batumi rather than a city tower.
The lowest rates in the table are Horizon Grand Residence ($1,058) and Horizon Elegance ($1,088); the lowest stated entry price is Mardi Hills ($45,276). For the $150,000 residence-permit level in a single purchase, Wyndham Gonio Rivera, Family Club and Villas state entry prices above it, and Gonio Aqua reaches it from about 34.8 m²; the other projects with a USD price need two to four units combined. Novotel Living and Mardi Aquapark show no USD price and Mardi Stadium no unit size, so they are not ranked. Figures are based on listing data as of 12 October 2026 and on the smallest-unit assumption stated under the first table.
Sources: Galt & Taggart, Batumi Residential Real Estate 2025 Review and 2026 Outlook, published via Investor.ge, April 2026. Colliers buyer-nationality data via Radio Commersant, December 2025. Residency threshold: Legislative Herald of Georgia; applications processed via the Public Service Development Agency. Prices, unit sizes and the Mardi Aquapark developer figures (in EUR) are as stated on the linked project listing pages on 12 October 2026.
