Batumi’s average turnkey apartment price hit $1,865 per square metre in 2025, according to Galt & Taggart’s latest market review — up from $1,699 in 2024 and $1,569 in 2023, and still climbing into 2026. That number gets quoted constantly. What it doesn’t tell you is where a specific project actually sits against it, and that’s the only question that matters once you’re comparing real units against a real budget.
We sell 12 projects in Batumi. Lining them up against the market benchmark — and against each other — produces a wider spread than the headline average suggests: from $1,058 per square metre at the cheapest to $6,702 at the most expensive, a 6.3x range inside a single city. Some of that gap is genuine value. Some of it is two different products (a standard apartment tower versus a branded beachfront resort villa) that shouldn’t really be compared per square metre in the first place. This article separates the two.
Our 12 Batumi listings, ranked by price per square metre
The price shown is each project’s stated “starting from” figure, divided by the smallest listed unit size — the same method Galt & Taggart uses for its own turnkey average, and the fairest way to compare an entry-level studio in one project against an entry-level studio in another. Where a project quotes a size range, we used the bottom of that range.
| 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 |
| Wyndham Grand Residences Gonio Rivera | $185,000 | 130 m² | $1,423 | 24% below |
| Mardi Hills | $45,276 | 26.95 m² | $1,680 | 10% below |
| Mardi Aquapark | $63,631 | 31.4 m² | $2,026 | 9% above |
| Novotel Living | $58,824 | 28.1 m² | $2,093 | 12% above |
| 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 Family Club | $200,000 | 37.3 m² | $5,362 | 187% above |
| Wyndham Grand Residences Gonio Villas | $250,000 | 37.3 m² | $6,702 | 259% above |
| Mardi Stadium | $83,000 | size not published | — | — |
Two clusters jump out immediately. Five projects — Horizon Grand Residence, Horizon Elegance, Mardi City Center, Wyndham Gonio Rivera and Mardi Hills — sit below the market average, three of them meaningfully so. Four Wyndham Gonio products sit dramatically above it, one of them by more than 3.5x. That’s not five cheap projects and four overpriced ones; it’s two different markets sharing a city name, and the next section explains why.
Why the same city produces a 6x price spread
Galt & Taggart’s own data explains most of the gap before you even get to our listings. Old Batumi — the historic core, walkable to the Boulevard and the sea — averages over $3,000 per square metre. The peripheral zones, where most new-build supply actually gets delivered, average under $1,500. That’s already a 2x range within the city Galt & Taggart is measuring, before a single one of our projects enters the picture.
Our own cheapest three — Horizon Grand Residence, Horizon Elegance and Mardi City Center — land below even that peripheral $1,500 floor, at $1,058–$1,261 per square metre. These are standard apartment towers in the newer development corridors (Khimshiashvili and the New Boulevard extension, where Galt & Taggart notes white-frame units run $1,200–$1,600 per square metre and generate the highest transaction volume and rental demand in the city). At this price band you’re buying into the segment doing the most business in Batumi right now, not a discount outlier.
The four Wyndham Grand Residences Gonio products are a different case entirely, and putting them on the same per-square-metre scale as a Khimshiashvili studio is somewhat misleading even though the arithmetic is correct. Gonio sits roughly 12 kilometres south of central Batumi, closer to the Turkish border than to the Boulevard, and the complex is a branded beachfront resort — pools, a private stretch of coast, hotel-style management — not a standard residential tower. Villas and family-sized units in a resort product carry a structurally different cost base than a studio apartment in a mid-rise, the way a beachfront villa anywhere carries a different cost base than a city apartment. The fair comparison for Gonio Villas at $6,702/m² isn’t Batumi’s $1,865 city average; it’s Old Batumi’s premium tier, or other branded coastal resort product in the region — and even against that tier, it sits well above.
The practical takeaway: if your budget is built around the Galt & Taggart city average, our five non-Gonio listings are the ones to compare against it directly. If you specifically want a branded resort product with private beach access and are prepared to pay for that, the Gonio range is a different conversation with a different set of comparables — the four towers (Rivera, Aqua, Family Club and Villas) each list their own floor plans and payment terms.
The $150,000 residency threshold: which of our listings actually 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 — a 50% jump from the $100,000 threshold that had stood since 2019, 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 — critically — is assessed on an accredited appraiser’s market valuation, not your purchase invoice. Multiple properties can be combined to reach the threshold, as long as all of them are registered and valued.
Against our current, price-verified listings, exactly three of twelve clear $150,000 on their own at entry 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 — needs a second unit |
| Delux Horizon | $65,000 | No — needs a second unit |
| Mardi Aquapark | $63,631 | No — needs a second unit |
| Horizon Elegance | $62,000 | No — needs a second unit |
| Novotel Living | $58,824 | No — needs a second unit |
| Horizon Grand Residence | $55,000 | No — needs a second unit |
| Mardi City Center | $52,600 | No — needs a second unit |
| Mardi Hills | $45,276 | No — needs three units |
This is worth being precise about, because we’ve seen the old $100,000 rule quoted on other sites well past its March 2026 expiry. Under the previous threshold, Wyndham Gonio Aqua would have cleared it comfortably at $134,566; under the current one, it falls $15,434 short at entry price, though a slightly larger unit in the same building likely closes that gap — ask us for current Aqua unit-level pricing if the residency route matters to you specifically. Every other project on our Batumi list needs at least a second unit combined to reach $150,000, which is entirely permitted under the rule but changes the practical entry cost of the residency route considerably versus the headline “starting from” prices above. For the full permit process, document list and renewal mechanics, see our guide to getting a residency permit in Georgia.
The Mardi cluster: one developer, four very different price points
Four of our twelve Batumi listings — Mardi Hills, Mardi City Center, Mardi Aquapark and Mardi Stadium — share a developer brand, which makes them a useful case study in how much a single builder’s own product mix can vary within one city. Mardi Hills is the cheapest entry point in the entire portfolio at $45,276, priced against a 26.95 m² unit for $1,680 per square metre — just under the citywide average. Mardi City Center, despite the more central-sounding name, is actually the cheaper per-square-metre option of the pair at $1,261/m², because its entry unit is larger (41.7 m² against a $52,600 price) and size dilutes the fixed costs that weigh more heavily on a small studio. Mardi Aquapark sits meaningfully higher at $2,026/m², reflecting its resort-adjacent positioning with on-site water park access rather than a plain residential product. Mardi Stadium doesn’t publish a unit size against its $83,000 entry price, which is the one gap in our own data across this developer’s range — treat that listing as directionally priced until a specific unit and floor plan are confirmed.
The spread across one developer’s own four projects — $1,261 to $2,026 per square metre, a 61% range — is itself a reminder that “which developer” matters less for pricing than “which specific project and which specific amenity package.” A brand name tells you about construction quality and delivery track record; it tells you almost nothing about where a given project will land on the price-per-square-metre scale, which is why the ranking at the top of this page is built project by project rather than developer by developer.
Buying as a foreigner: what’s actually different in Georgia
One reason Batumi draws the 52% foreign-buyer share Galt & Taggart reports is structural, not just a marketing story: Georgia places essentially no restrictions on foreign ownership of urban residential property. There’s no equivalent of the Integrated Tourism Complex system that confines foreign freehold buyers to designated zones in a market like Oman, and no citizenship-linked minimum purchase price of the kind some Gulf and Caribbean programmes require. A foreign buyer in Batumi can purchase the same apartment, on the same freehold title, at the same price, as a Georgian citizen — full stop. The one category still restricted is agricultural land, which doesn’t affect an urban apartment purchase in any of the twelve projects covered here.
Registration itself is fast by regional standards: title transfer through Georgia’s Public Registry typically completes within a day for a straightforward cash purchase once the notarised sale agreement is in place, and the country’s Public Service Development Agency has run an online e-registration system for years specifically to keep foreign-buyer transactions simple. That speed is a genuine competitive advantage against markets where registration can run to weeks or months, and it’s part of why “how fast can I actually close” comes up less often in Batumi buyer conversations than it does elsewhere in our portfolio.
None of this removes the ordinary due-diligence steps — confirming the developer’s construction permit, checking the specific unit against the registered floor plan, and using a licensed notary for the sale agreement — but the absence of foreign-ownership friction is a real, structural reason Batumi pricing behaves the way Galt & Taggart’s data shows: driven by genuine international demand rather than a captive domestic market with occasional foreign interest.
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 — a 24% annual increase. That’s a real rebound after a 2024 slowdown, not just price inflation on flat volume.
Foreign buyers are the single biggest driver of that activity: 52% of all apartment sales in Batumi in 2025 went to non-Georgian buyers, with Israeli buyers the fastest-growing segment at 13% of total sales. That’s a meaningful data point if you’ve been wondering whether a foreign-facing coastal market like Batumi actually has foreign demand behind it, rather than being sold mostly to domestic investors — the answer, per Galt & Taggart’s own transaction data, is clearly the former.
Two numbers temper the otherwise bullish picture. Unsold inventory in surveyed developer projects rose almost 14% year-on-year to roughly 12,400 units by the end of 2025 — supply is currently running ahead of absorption, which is part of why Galt & Taggart forecasts 2026 price growth moderating to 4–6% rather than repeating 2025’s pace. And rental yields, while still respectable by regional standards, compressed from 8.8% in 2024 to 7.4% in 2025 as average daily rental rates stayed roughly flat around $35.6 even as purchase prices kept rising — the classic sign of a market where price growth is starting to outrun rental income growth. Neither number is a red flag on its own, but both argue for entering at a defensible price per square metre rather than chasing the average, which is exactly what the ranking above is for. If you’re weighing Batumi against daily running costs once you own — utilities, HOA-style fees, healthcare, groceries — our cost-of-living guide for foreigners in Georgia breaks that down separately, and our full Batumi and Georgia portfolio covers everything currently for sale beyond these 12 headline listings.
What the sale price doesn’t include: service charges and running costs
Every figure in the ranking table above is the purchase price per square metre — what it costs to buy the unit, not what it costs to hold it. That distinction matters more in a resort-heavy market like Batumi than it does in a plain residential city, because the amenity package driving up a project’s entry price also tends to drive up its ongoing service charge, and the two don’t always move together in a way that’s obvious from the headline number alone.
A standard apartment tower in the Khimshiashvili or New Boulevard corridor — the segment where our five cheapest listings sit — typically carries a modest monthly service charge covering building maintenance, common-area cleaning and basic security, usually a small fraction of the unit’s value per year. A branded beachfront resort complex like Wyndham Grand Residences Gonio, with pools, private beach access, landscaped grounds and hotel-style front-desk management, carries a structurally higher service charge to match — the same logic that makes a resort hotel’s operating costs higher than a standard apartment building’s, because you’re paying for maintained amenities year-round rather than four walls and a roof. Neither structure is better or worse in the abstract; the point is that a $250,000 Gonio villa and a $55,000 Khimshiashvili studio aren’t just different purchase prices, they’re different ongoing cost profiles, and comparing them purely on entry price per square metre — which is what the table at the top of this page necessarily does — understates that difference.
If you’re planning to hold and rent rather than hold and occupy, this matters even more directly, because service charges come straight off your net yield. The 7.4% average yield Galt & Taggart reports for 2025 is a gross figure calculated against purchase price and achievable rent; it does not net out whatever a specific building charges for upkeep, which can vary by a meaningful margin between a bare-bones apartment tower and a full-amenity resort complex. Ask for the actual, current service charge on any specific unit before treating a published yield figure as your expected net return — it’s a five-minute question that materially changes the economics on a resort-tier purchase in particular, less so on a standard apartment where charges tend to be a smaller share of rental income to begin with.
None of this is unique to Batumi — it’s true of resort-versus-standard housing stock in any market — but it’s worth stating plainly here because the price-per-square-metre framing this whole article is built around, useful as it is for comparing entry cost, says nothing at all about what happens after you own the unit.
Who actually buys these units: three different buyers, three different projects
It’s worth separating out who each part of this list actually suits, because “cheapest per square metre” and “best fit for you” are not always the same answer. A buyer purely optimising for entry price and future resale liquidity in Batumi’s most active transaction segment should be looking at Horizon Grand Residence, Horizon Elegance or Mardi City Center — the three cheapest, all in the development corridors Galt & Taggart identifies as generating the highest sales volume in the city, which matters as much for eventual resale as it does for the purchase itself. A buyer specifically targeting the $150,000 residency threshold in one transaction has exactly three qualifying options today, all in the Wyndham Gonio complex, and needs to weigh the resort-product premium against the convenience of clearing the threshold without combining units. And a buyer prioritising rental income over either of those goals should look past the per-square-metre ranking entirely and ask about each project’s actual short-term-rental track record and management arrangement, since — as the yield-compression data above shows — purchase price and achievable rental income are not moving in lockstep in this market right now, and the cheapest entry price does not automatically mean the best yield.
None of these three buyer types is right or wrong; they’re simply optimising for different outcomes from the same twelve-project list, which is exactly why a single “best Batumi project” recommendation would be misleading. The ranking table above is deliberately built as a reference to sort against your own priority, not a verdict that the cheapest project is the correct one for everyone reading this.
Who’s actually buying in Batumi, by nationality
Galt & Taggart’s headline figure is the 52% foreign-buyer share with Israel as the fastest-growing segment at 13%, cited earlier in this article. A separate read from Colliers, given on Georgian radio Commersant in December 2025, puts Batumi’s foreign share at roughly 50% — Georgian citizens at 50%, Russian buyers at 16%, Ukrainian buyers at 9% — a broadly consistent overall foreign-buyer proportion with a different nationality breakdown than Galt & Taggart’s, which is a reminder that any single research firm’s nationality split should be read as directional rather than exact; the two firms don’t survey the same transaction set or use identical methodology. What both agree on is the headline number that matters most for a foreign buyer weighing whether Batumi actually has international demand behind it: roughly half of everyone buying here isn’t Georgian, by either firm’s count.
The same Colliers source notes that Tbilisi’s buyer pool looks different — about 90% Georgian citizens, with foreign buyers a much smaller share split between Israeli (4%) and Russian (2%) purchasers — which underlines the structural difference between the two cities rather than just their price level. Tbilisi is bought predominantly by Georgians for Georgian reasons: proximity to work, family, the country’s economic centre. Batumi is bought by a genuinely international, roughly 50/50 mix, which is the demand base actually setting the price you see in the table at the top of this page.
Frequently asked questions
What’s the cheapest apartment in Batumi from your listings?
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?
Administratively it’s a separate coastal settlement roughly 12 km south of central Batumi, closer to the Georgia–Turkey border. It’s commonly marketed as “Batumi area” because it’s within easy reach of the city, but it isn’t the same submarket as Old Batumi or the New Boulevard corridor, and its branded-resort pricing shouldn’t 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. In a rising market like Batumi’s, a unit bought below $150,000 some time ago could plausibly appraise higher today — but you should never assume this without a current valuation, since the reverse (an appraisal coming in below the purchase price) is also possible.
Is Batumi’s price growth slowing down?
Galt & Taggart forecasts 4–6% price growth for 2026, down from the pace that took the average from $1,569 (2023) to $1,865 (2025) — a period that saw roughly 19% cumulative growth. Rising unsold inventory (+14% YoY) is the main reason cited for the expected slowdown.
Are rental yields in Batumi still worth it?
At 7.4% in 2025, yields remain high by regional standards, but they’re down from 8.8% in 2024 because average daily rental rates have stayed roughly flat while purchase prices kept climbing. The trend matters more than the single-year number if income, not just capital appreciation, is your goal.
Can foreigners get a mortgage in Georgia, or is it cash-only?
Georgian banks do lend to non-resident foreign buyers, though terms are less generous than for residents: expect loan-to-value ratios in the 50–60% range for non-residents against roughly 70–80% for Georgian residents, and interest rates that typically run several points above what a resident borrower would see. In practice, most of the developer-financed payment plans on our Batumi listings — instalments paid directly to the developer through to handover, often with no bank involved at all — end up more competitive than third-party mortgage financing for exactly this reason, which is why cash and developer instalment plans, rather than bank mortgages, dominate foreign purchasing in this market.
What documents does a foreign buyer actually need?
A valid passport and, for the purchase itself, nothing more exotic than that in most cases — Georgia doesn’t require a residence permit, a local bank account, or a local tax number to complete a property purchase as a foreigner. You will want a local bank account eventually if you plan to receive rental income inside Georgia rather than abroad, and a Georgian tax identification number becomes relevant once you’re earning rental income subject to local tax, but neither is a precondition for the purchase and registration itself.
How do the Wyndham Gonio payment plans typically work?
Off-plan and near-completion units in the Gonio complex are generally sold on staged instalment plans rather than requiring full payment upfront — a reservation deposit followed by construction-linked instalments through to handover is the standard structure across the four towers, broadly in line with how off-plan sales work across Georgia’s coastal development market. Exact staging varies by tower and by how close each is to completion, so treat the headline entry prices in the table above as the starting point for a conversation about your specific payment schedule, not a fixed cash-on-completion number.
The verdict
Batumi in 2026 is not one market — it’s at least two. A standard apartment in the city’s newer development corridors, where five of our six non-Gonio listings sit, prices well below the Galt & Taggart average and taps directly into the segment doing the highest transaction volume in the city. A branded beachfront resort unit in Gonio is a genuinely different product at a genuinely different price point, and comparing it per square metre to a Khimshiashvili studio tells you less than it appears to.
If your goal is the best entry price per square metre, start with Horizon Grand Residence or Horizon Elegance. If your goal is the $150,000 residency threshold in a single purchase, only the three Gonio products currently clear it solo — everything else needs to be combined with a second unit. And if your goal is simply to know whether you’re paying a fair Batumi price before you commit, the table at the top of this page is built to answer exactly that question against a number you can verify independently, not just against our own asking price.
Request current unit-level pricing for any Batumi project
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.
