Property in Kobuleti, Georgia

This guide, last checked on 8 November 2026, sets out what official statistics, statutes, timetables and published market reports say about property in Kobuleti, the Black Sea resort town of Adjara in western Georgia. It covers where the municipality sits and how far it is by road from Batumi, the Batumi and Kutaisi airports, the port of Poti and Tbilisi; how many people live in the town and the municipality; the beach and the protected areas around it; the Georgian Railway timetable for the stop at Kobuleti; the 1991 to 2020 climate normals of the Qobuleti weather station; Adjara visitor, hotel and construction-permit statistics; and the price and sales figures that exist for Kobuleti.

It then reads the one project listed on this site, sets out the rules a foreign buyer meets (ownership, registration fees, the coastline and protected-area provisions, building permits, taxes, the residence-permit threshold and mortgage limits) and ends with running costs. Every figure carries a source and a date. Lari amounts are converted to US dollars only at the National Bank of Georgia (NBG) official rate of GEL 2.5949 per US dollar, valid from 7 November 2026 and still current on 8 November 2026 (NBG: official exchange rates). One project is listed here as of 8 November 2026, so comparisons with other places rest on published averages and not on a set of listings.

Where property in Kobuleti sits: Adjara, the municipality and routed distances

Kobuleti is a town on the Black Sea coast in the Autonomous Republic of Adjara and the seat of Kobuleti Municipality. The municipality lies in the north of Adjara, and the municipal entry on Wikipedia places it between the Black Sea, the Choloki River and the Meskheti range, bordering Ozurgeti Municipality to the north, with an area of 711.8 km², a 24-km coastline and 42 percent of its land (30,252 hectares) in protected areas (Wikipedia: Kobuleti Municipality). Geostat, the national statistics office, lists the municipality as one of Georgia’s self-governed units and the town separately as “C. Kobuleti” in its table of cities and boroughs (Geostat: population by self-governed unit; Geostat: population by cities and boroughs). OpenStreetMap holds both as relations, the town as relation 13593738 and the municipality as relation 2009239 (OpenStreetMap: Kobuleti town; OpenStreetMap: Kobuleti Municipality).

The centre of the town relation is at 41.8114 N, 41.7793 E, and the town railway station is at 41.8103 N, 41.7810 E. The weather station used for the climate section below is listed in the World Meteorological Organization file at 41°52′ N, 41°47′ E at a height of 5 metres, which is about 6 kilometres north of the town centre by simple geometry. The tourism portal Visit Ajara describes Kobuleti as one of the main resort cities of the Adjara coast, 20 kilometres from Batumi in a subtropical climate zone (Visit Ajara: Kobuleti). The Georgian National Tourism Administration (GNTA) lists road times to Kobuleti of 0:45 hours from Batumi, 2:10 hours from Kutaisi and 5:40 hours from Tbilisi without naming a start point (GNTA: Kobuleti).

Road distances below were routed on 8 November 2026 with the public OSRM routing service on OpenStreetMap data (Project OSRM). The start point is the Kobuleti railway station in the town centre. The end points are the Batumi Central railway station, the Batumi International Airport area, the Poti port area, the Kutaisi International Airport terminal area and Freedom Square in Tbilisi. The durations are the router’s free-flow estimates and take no account of traffic, queues at the town’s crossings or weather, so they are lower bounds for busy summer days. The route to Batumi airport follows the S2 road for 23.2 of its 35.9 kilometres.

The routed 23.0 kilometres to the Batumi railway station is longer than the 20 kilometres on the Visit Ajara page, and the 27-minute free-flow time is shorter than GNTA’s 45 minutes. The three figures use different start points and different traffic assumptions, so they are listed side by side and not merged. For a buyer comparing property in Kobuleti with the neighbouring city, the guide to Batumi covers the other end of the same coast road, and property on Georgia’s Black Sea coast compares the places in between.

Population of Kobuleti: census counts and Geostat estimates

The 2014 General Population Census counted 74,794 people in Kobuleti Municipality on the census date, of whom 28,621 lived in urban settlements and 46,173 in rural ones; Adjara as a whole had 333,953 and the city of Batumi 152,839 (Geostat: 2014 census, main results). The 2024 Population and Agricultural Census, held from 14 November to 31 December 2024, counted 3,929,581 people in Georgia and 402,929 in Adjara, which is 20.7 percent more than in 2014, against 20.1 percent more for Tbilisi (Geostat: 2024 census, main results). The municipal and town figures below are Geostat’s annual estimates.

Geostat’s annual estimate for 1 January 2026 is 73.897 thousand for Kobuleti Municipality, of which 29.699 thousand live in urban settlements and 44.198 thousand in rural ones, and 19.907 thousand for the town itself (Geostat: population by self-governed unit; Geostat: population by cities and boroughs). Adjara had 413.2 thousand residents on that date, 279.9 thousand of them urban (Geostat: Number of Population as of 1 January 2026), so the municipality is 17.9 percent of the region (73.897 / 413.2) and the Batumi municipality, at 246.267 thousand, is 59.6 percent. Geostat notes that the figures for 1 January 2025 were recalculated on the basis of the 2024 census, which is why the series steps up between 2024 and 2025.

Arithmetic on the table: the 2026 municipal estimate is 1.2 percent below the 2014 census count (73,897 divided by 74,794), and the step from 2025 to 2026 is a fall of 118 people in the municipality (minus 0.2 percent) and a rise of 477 in the town (plus 2.5 percent). Estimates before and after the recalculation rest on different bases, so the like-for-like comparisons are the two censuses and the two latest annual estimates. The density of Adjara as a whole was 142.5 residents per square kilometre on 1 January 2026 against 68.9 for Georgia (Geostat: density by regions), and the calculated municipal density of 103.8 sits between the two. None of these tables says how many dwellings are occupied for only part of the year, which is the number that matters most for a resort town and which the censuses and estimates do not give.

The beach, the town’s name and the protected areas around Kobuleti

The town’s name is written ქობულეთი in Georgian and Kobuleti in Geostat, GNTA and tourism-portal publications; the World Meteorological Organization station list spells it Qobuleti, which is the form that appears in the climate file read below. GNTA describes Kobuleti as a coastal city known as a climatic resort, with monuments around it from the Stone Age, the Bronze Age, antiquity and the Middle Ages. It says the Russian Emperor gave the seaside to high-ranking military officers who built dachas there, that the area was already an elite resort by the 19th century, and that Kobuleti had grown into a fully-fledged city by 1944 (GNTA: Kobuleti). The same page names Petra Fortress, Mamuka Fortress, Khinotsminda Church and the Tskhemvani Bridge among the monuments.

The beach is described by the Adjara tourism portals as a 10-kilometre stretch of sand and pebbles beneath stone embankments, with stairways to the shore, and a seaside park with a pine forest in the town (Visit Batumi: Kobuleti Beach; Visit Ajara: Kobuleti). Visit Batumi gives a summer sea temperature of +25 to +28 degrees and Visit Ajara up to 27 °C; both are descriptions on tourism pages and not a measured monthly series, and neither page gives a sea-temperature table. Beach length, surface and sea temperature therefore come from the portals only, and a buyer comparing property in Kobuleti with other coastal towns has no official beach survey to set beside them.

Three protected-area units lie in or touch the municipality, and the Agency of Protected Areas publishes a page for each in Georgian. The agency’s text on the Kobuleti Protected Areas says they were created to preserve wetland ecosystems of international importance recognised by the Ramsar Convention, that the peat bogs lie in the north-eastern part of the Kobuleti coastal plain, and that they include the sphagnum bogs Ispani 1 and Ispani 2 with trails for visitors (Agency of Protected Areas: Kobuleti). Its Kintrishi pages place the Kintrishi State Nature Reserve in Kobuleti Municipality between the village of Tskhemvani and the Khino mountains at 300 to 2,500 metres above sea level (Agency of Protected Areas: Kintrishi reserve), and its page for the combined Kintrishi Protected Areas gives 13,514 hectares in total (Agency of Protected Areas: Kintrishi Protected Areas). Mtirala National Park covers parts of Kobuleti, Khelvachauri and Keda municipalities, with its administration in the settlement of Chakvi (Agency of Protected Areas: Mtirala).

The categories matter to a buyer because of how the law treats them, which the rules section below sets out: the State is the sole owner of the land of state reserves, national parks and managed reserves. The town and most of its coast lie outside these units, and the agency’s pages describe the bogs as a district of the coastal plain, not of the built-up strip.

Getting to Kobuleti: train, road and airports

Georgian Railway runs the Tbilisi to Batumi line with a stop at Kobuleti. The passenger ticketing site of Georgian Railway returns the timetable for any date ahead, and the table below is the schedule it returned on 8 November 2026 for Thursday 12 November 2026 (Georgian Railway: passenger ticketing and timetable; Georgian Railway). Times are local (UTC+4). Train 801 leaves Batumi at 18:30 on that date; the timetable for 9, 10 and 11 November shows it leaving at 16:50. The timetable shows intermediate stops at Kutaisi International Airport and Ureki as well as Kobuleti, and gives tariff distances of 17 km between Batumi and Kobuleti and 326 km between Tbilisi and Kobuleti.

By road, the routing in the first section followed the S2 coast road between Batumi and Kobuleti. The routed 329.5 kilometres to Tbilisi takes a free-flow 265 minutes, against a scheduled 3 hours 42 minutes by train between Kobuleti and Tbilisi, with the caveat that the router’s time ignores traffic and the train’s time includes its stops.

Two airports serve the coast, and the operator of the Batumi airport, United Airports of Georgia, states that its terminal expansion completed in 2021 allows up to 1.2 million passengers and that the airport served 951,760 passengers in 2024 (United Airports of Georgia: Batumi airport). The Civil Aviation Agency, as reported by Georgia Today, counted 8.49 million passengers at all Georgian airports in 2025, of which 4.98 million at Tbilisi, 1.69 million at Kutaisi and 1.16 million at Batumi, the last 30 percent more than a year earlier (Georgia Today: air travel in 2025). The Batumi figure is the nearer airport’s annual traffic and is not split by the destinations passengers continue to.

Climate: the Qobuleti station normals for 1991 to 2020

The World Meteorological Organization climate normals for 1991 to 2020, archived by the US National Centers for Environmental Information, include a Qobuleti station (WMO 37481) at a height of 5 metres. The file records a mean daily maximum of 19.3 °C and a mean daily minimum of 10.6 °C for the year, annual precipitation of 2,521.4 millimetres and 139.7 days a year with 1 millimetre or more (WMO normals 1991 to 2020, Qobuleti). The warmest month by daily maximum is August at 28.3 °C and the coldest by daily minimum is January at 2.6 °C. The wettest months are October (318.1 mm) and September (308.9 mm), and the driest is May (84.1 mm).

The same file counts 106.7 days a year with a daily maximum of 25 °C or more, 18.5 days with 30 °C or more and 1.6 days with 35 °C or more, together with 21.1 days with a daily minimum below 0 °C, most of them in January (7.5), February (5.7) and December (4.9). It records 98.3 days a year with 5 millimetres or more of precipitation, 71.9 days with 10 millimetres or more and 10.2 days with 50 millimetres or more. The tourism portal Visit Ajara describes winters in which the temperature rarely drops below +5 °C; the station file shows that the daily minimum fell below 0 °C on average on 21 days a year in 1991 to 2020, so the two descriptions are measured differently and the file is the dated source. The station sits on the coastal plain, and sites higher in the municipality, such as the Kintrishi valley at 300 to 2,500 metres, are not described by it.

Visitors, hotels and building permits in Adjara

Geostat’s inbound tourism series reports visits by region, so Adjara is the unit nearest to Kobuleti. Its release for 2025 says that Tbilisi and Adjara received the majority of visits, 3.8 million and 2.7 million respectively, and gives Adjara 25.7 percent of visits by visited region (Geostat: Inbound Tourism Statistics, 2025). A visit can include more than one region, so the regional shares are shares of visits by region and not of travellers. The quarterly releases show the seasonality: Adjara received 629.8 thousand visits in the second quarter of 2025 (24.3 percent), 1,274.4 thousand in the third quarter (31.7 percent) and 466.9 thousand in the fourth quarter (21.8 percent) (Geostat: second quarter 2025; Geostat: third quarter 2025; Geostat: fourth quarter 2025). The third-quarter count is 2.7 times the fourth-quarter count (1,274.4 divided by 466.9).

For accommodation, Geostat’s 2025 hotel release counts 2,783 hotels and hotel-type enterprises in Georgia, 54.3 thousand bedrooms and 120.2 thousand bed places, and 6.2 million guests, 62.7 percent of them foreigners; Adjara held 21.3 percent of the establishments, which is about 593 of the 2,783 (calculated), the largest regional share ahead of Tbilisi’s 20.9 percent (Geostat: hotels and hotel-type enterprises, 2025). The release gives regional shares in charts and does not break Adjara down by municipality. On construction, Geostat counted 11,578 building permits in Georgia in 2025, 4.2 percent fewer than in 2024, for buildings with a total area of 11,397.2 thousand square metres, with 6.9 percent issued in Adjara, which is about 799 permits (calculated) (Geostat: construction permits, 2025).

The site’s market overview, Georgia real estate market, places these national series in context, and the page on short-term rental in Batumi covers the nearest city where rental data are published.

Prices and sales volumes for property in Kobuleti: what is published

The headline official series does not cover Kobuleti. Geostat’s Residential Property Price Index for the third quarter of 2026, released on 23 October 2026, covers the market of new residential property in Tbilisi, flats and detached houses (Geostat: Residential Property Price Index, Q3 2026). It rose 1.5 percent on the previous quarter and 5.9 percent on the third quarter of 2025, and those figures describe Tbilisi. Geostat publishes no price index for Adjara in that release, so any price for property in Kobuleti has to come from registry-based sales counts and developer or portal prices compiled by others.

The most detailed dated source is the quarterly Batumi Residential Real Estate report of Galt & Taggart, a member of Lion Finance Group, which splits the coast into zones and lists Kobuleti as one of them. Its figures are average turnkey prices per square metre on the primary market, and the number of apartments sold comes from the Public Registry, which the report says is affected by delayed registrations on the primary market. The second-quarter 2026 edition, dated 14 August 2026, gives 167 apartments sold in Kobuleti at an average turnkey price of $1,731 per square metre (Galt & Taggart: Batumi Residential Real Estate, 2Q26). The third-quarter 2025 edition, dated 14 November 2025, gave 202 apartments at $1,685 (Galt & Taggart: Batumi Residential Real Estate, 3Q25). Neither edition gives a rent figure for Kobuleti.

Arithmetic on the table: the Kobuleti average of $1,731 is 11.7 percent below the Batumi average of $1,960 in the same edition (1,731 divided by 1,960 is 0.883), and the 167 Kobuleti sales equal 4.0 percent of the 4,168 Batumi sales. The two Kobuleti averages come from different quarters and different numbers of sales, 202 and 167, and an average of a small and varying set of registered sales is not a price index, so the two figures are not presented here as a trend. The report’s own text concerns Batumi, and the Kobuleti line is one of the zone panels. A worked figure shows what the rate means in dollars: at $1,731 per square metre, a 45 square metre apartment would cost $77,895 (45 multiplied by 1,731), which is arithmetic on an average and not a quoted price.

An earlier edition gives a sense of the supply side. Business-media coverage of the Galt & Taggart report for the second quarter of 2024 recorded a weighted average primary-market price in Kobuleti of $1,221 per square metre, a market size of $10.2 million in that quarter, and 29 ongoing projects along the Chakvi, Tsikhisdziri and Kobuleti stretch of the coast (CBW: Batumi real estate market, 2Q24 report). That edition is two years old and its basis, a weighted average, differs from the average turnkey price used in the 2025 and 2026 editions. For the neighbouring city, the site’s page on Batumi apartment prices per square metre sets out the same publisher’s series.

Property in Kobuleti listed on this site: Kobuleti Beach Resort

One project is listed here as of 8 November 2026: Kobuleti Beach Resort, presented on the developer’s website by NEXT with Archi named as its partner developer (NEXT: Kobuleti Beach Resort). The developer’s page says the project is on the Black Sea coast of Georgia in Kobuleti. It prints no street, plot number or map pin, no total number of units and no area for any unit type, so no price per square metre can be derived from it. The Government of Adjara published an item on 4 June 2026 on the start of construction of a hotel and multifunctional residential complex in Kobuleti, with an estimated total investment of up to USD 300 million, a foundation capsule placed at the ceremony, and an architectural concept by the Madrid office of Chapman Taylor (Government of Adjara: construction start, 4 June 2026). The item names the hotel operator; the developer’s page does not, and the table follows the developer’s page.

The payment arithmetic uses only the published figures. The first payment of 10 percent is $7,550 on the studio (10 percent of $75,500), and the remaining 90 percent, $67,950, divided into 56 equal parts is $1,213.39 a month, which agrees with the developer’s “from $1,213” tile. The same method gives $12,663 down and about $2,035 a month on the one-bedroom ($113,967 over 56) and $21,996 down and about $3,535 a month on the two-bedroom ($197,964 over 56). At the NBG rate of 2.5949 the three starting prices are GEL 195,915, GEL 328,592 and GEL 570,774. The developer’s page does not say in which currency instalments are invoiced, whether the reservation deposit that the developer’s site mentions (USD 1,000 to 3,000, held for one week to one month) counts toward the first payment, or what “White Frame” contains, so those points sit in the sale documents.

Against the zone data above, the developer prices no area, so the comparison with the Galt & Taggart Kobuleti average of $1,731 per square metre cannot be made. A reader can take the other side of the arithmetic: at $1,731 per square metre, the studio price of $75,500 would correspond to about 43.6 square metres (75,500 divided by 1,731), but that is a calculation on an average of turnkey apartments and says nothing about the size of the developer’s studios. Off-plan buying has its own sequence of agreements, and off-plan property in Batumi walks through it for the neighbouring city.

Ownership and registration: what Georgian law says for a foreign buyer

Under the Civil Code, to acquire an immovable thing the transaction must be made in writing and the acquirer’s ownership right must be registered in the Public Registry (Civil Code of Georgia, Article 183). Article 312 presumes that the Registry’s records are accurate until proved incorrect, and that an entry is deemed accurate in favour of a person who acquires a right from the registered transferor, unless a complaint has been filed against the entry or the acquirer knows the entry is wrong. Ownership of an apartment therefore arises on registration, not on payment, and the registry extract is the document that shows the registered owner, any mortgage and other registered burdens.

The nationality condition in the statutes read for this guide concerns agricultural land. Article 4 of the Organic Law on Agricultural Land Ownership lists who may own it: the state, an autonomous republic, a municipality, Georgian citizens and Georgian-registered companies whose dominant partner is one of those; an alien may hold it if inherited, and a company with an alien dominant partner may hold it on an investment plan approved by the Government (Organic Law on Agricultural Land Ownership, Article 4). An apartment in a residential tower stands on non-agricultural land, and the Law on the Legal Status of Aliens itself assumes that an alien holds a property right in non-agricultural immovable property when it describes the residence permit tied to real estate (Law on the Legal Status of Aliens and Stateless Persons, Article 15). The land category of a particular plot appears in its registry extract, which matters in Kobuleti because the coastal plain contains peat and wetland areas and, per the Wikipedia municipality entry, 29.4 percent of the municipal land is used for agricultural and residential purposes together. The site’s explainer Can foreigners buy property in Georgia sets out the same point with examples, and the country page Georgia gathers the other listings.

The National Agency of Public Registry (NAPR) publishes its fees. Registering the change, origin or termination of a right to immovable property costs GEL 150 within 4 working days, GEL 270 within 1 working day and GEL 350 on the day of filing, and the registration of an obligation tied to an ownership right, such as a mortgage, carries the same three fees (NAPR: immovable property registration fee). Confirming the parties’ signatures on a transaction submitted for registration costs GEL 7. A registry extract costs GEL 20 for one working day or GEL 13 if requested online, with GEL 26 added for an English version (NAPR: informational services fee). The dollar column below is arithmetic at the NBG rate of 2.5949.

The step-by-step page How to buy property in Georgia walks through the extract check, the contract and the registration, and buying property in Georgia from abroad covers a buyer who does not travel. The developer of the listed project states that the buyer becomes the official owner within one business day after construction is completed and full payment is made; the registration fee schedule above is the state’s part of that step.

Coastline, protected-area and building-permit rules near Kobuleti

Three bodies of law bear on a coastal plot, and each is read here from its statute text. The first is the Law on the Regulation and Engineering Protection of the Sea, Water Bodies and River Banks (No. 576-IIs of 27 October 2000, most recently amended on 16 September 2026), whose Georgian text on the legislative portal defines the sea coast engineering protection zone as the sea area to a depth of 20 metres together with a land strip of not more than 500 metres in width, made up of a strict-supervision strip and a permanent-monitoring strip (Law on the engineering protection of the sea coast, Articles 2, 6 and 9). Under Article 6, private land in the strict-supervision strip stays in private ownership, but transferring beaches into private ownership is prohibited except where state and public interests apply.

For construction in that zone, Article 9 requires the body that issues the construction permit to involve the Roads Department as an interested administrative body and to send it the documentation for a mandatory opinion, and requires the project of a building in the zone to provide for the costs of compensating expected damage to the shore. It also states that the use of the beach for health and recreational purposes is not restricted, that fencing the beach off with capital or impassable structures is not allowed, and that temporary structures may be placed in the strict-supervision strip. The statute’s text on the beach is the rule that governs what an amenity described as beach access can legally be; the registry extract and the sale documents show which land belongs to a plot.

The second body is the Law on the System of Protected Areas. Article 12 provides that the State is the sole owner of the territories of state reserves, national parks, natural monuments and managed reserves, and that transferring them to natural and legal persons is inadmissible except for the narrow cases the article lists, such as traditional-use zones of national parks. Article 16 allows support (buffer) zones to be created around such areas as needed, as multi-purpose use areas (Law of Georgia on the System of Protected Areas, Articles 12 and 16). The third is the Code on Spatial Planning, Architectural and Construction Activity, under which a building must correspond to the type of use allowed in the functional sub-zone of its plot (Article 92), the legal ground for construction is a building notice or a construction permit (Article 93), and buildings of Classes III and IV need a construction permit while the five classes, I to V, are defined by risk (Articles 94 and 96) (Spatial Planning, Architectural and Construction Activity Code, Articles 92 to 96).

Which sub-zone, which class and which permit apply to a given Kobuleti plot is a matter for the municipal planning documents and the permit file, and none of the sources read for this guide publishes them plot by plot. The statutes explain why a registry extract for the plot, the building permit and the design documentation are the documents that settle those questions, and why a plot near the bogs or the shore is a different case from one inland.

Taxes on property in Kobuleti: ownership, rent and sale

The Tax Code taxes a natural person on real estate that he or she owns. The text of the Code on the legislative portal, which carries amendments to 28 October 2026, was changed by Law No. 1874 of 30 September 2026. Article 202(5) now sets the tax on taxable property other than land of a natural person at not less than 0.8 percent and not more than 1 percent of the market value of the property at the end of the year preceding the current calendar year, and Article 206(1)(a) exempts a natural person’s taxable property other than land if the family’s income in the year preceding the current calendar year does not exceed GEL 100,000 (Tax Code of Georgia, Articles 202, 205 and 206). EY’s tax brief for the third quarter of 2026 reports the same change and states that the previous exemption threshold was GEL 40,000 (EY: Georgia Tax and Law Brief, July to September 2026). Guides written before 30 September 2026 may therefore show the earlier GEL 40,000 exemption and two rate bands; the Revenue Service’s property-tax calculator for 2026 asks only whether family income did not exceed or exceeded GEL 100,000 (Revenue Service: property tax).

A worked illustration shows the range. A one-bedroom apartment valued at USD 126,630, the developer’s starting price for that type, is GEL 328,592 at the NBG rate of 2.5949. For a family with income above GEL 100,000 the Code allows a tax of 0.8 to 1 percent, which is GEL 2,629 to GEL 3,286 a year ($1,013 to $1,266). For a family whose income did not exceed GEL 100,000, Article 206 exempts the apartment. The Code states the band and the amount owed depends on the rate applied within it, so the figures are the range the Code allows and not a tax bill; the market value of the apartment for tax purposes is not necessarily its contract price. A natural person files a property tax return by 1 November and pays by 15 November of the calendar year (Article 205(12) and (14)), and the page property tax in Georgia covers the declaration steps.

For rent, Article 81(2) taxes at 5 percent the income that a natural person receives from renting out residential space for residential purposes when no deductions are made from it. For a sale, Article 81(3) taxes at 5 percent the surplus income a natural person gains from supplying a residential apartment and its attached land, while Article 82(1)(f.a) exempts that surplus when the apartment and land were owned for more than two years. Article 166 sets the VAT rate at 18 percent, and whether VAT is included in a developer’s price is a term of the sale contract. Rules for short-term letting of apartments in resort towns are summarised for Batumi on the page about short-term rental, and the Tax Code articles above apply to any town.

The residence permit linked to real estate and mortgage limits

The Public Service Development Agency lists a short-term residence permit for an alien who holds title to immovable property in Georgia, other than agricultural land, with a market value exceeding USD 150,000 equivalent in lari, and for the spouse and children. The market value is set by a certified assessor of an accredited body, so the figure in the application is the appraised value and not necessarily the contract price (Public Service Development Agency: residence permits). Article 16 of the Law on the Legal Status of Aliens provides that this permit may be extended each time for one year, that it ends if the ownership right ends, and that a holder who keeps the property is exempt from a new valuation at renewal. At the NBG rate of 2.5949 the threshold is GEL 389,235.

The state fee depends on how quickly the application is decided: GEL 300 for a decision on the 30th calendar day ($115.6), GEL 450 on the 20th ($173.4) and GEL 600 on the 10th ($231.2). A purchase does not by itself give a permit; the permit is a separate application and a separate decision. The investment residence permit has a higher test, a title to immovable property with a market value exceeding USD 300,000 equivalent in lari or an investment of USD 300,000. Two of the three starting prices of the listed project, USD 75,500 and USD 126,630, are below USD 150,000 and one, USD 219,960, is above it, but the test applies to the appraised value of the property held. The step-by-step page residence permit in Georgia gives the same threshold.

On financing, the NBG sets loan-to-value and payment-to-income limits for lenders. As published on its page on 8 November 2026, the loan-to-value limit is 90 percent for lari loans and 70 percent for foreign-currency loans, and the payment-to-income limit depends on monthly net income and currency (NBG: PTI and LTV requirements). The monetary policy rate stood at 8.25 percent after the Monetary Policy Committee decision of 21 October 2026, and annual inflation was 5.6 percent in September 2026 by the same release (NBG: monetary policy decision, 21 October 2026). Which banks lend to non-residents, at what down payment and in which currency is set by each bank, not by the NBG limits, and mortgage in Georgia for foreigners compares published bank terms with dates. The developer of the listed project publishes no financing offer beyond its instalment plan.

Running costs: electricity and water

The Georgian National Energy and Water Supply Regulatory Commission (GNERC) publishes the end-user tariffs. For household electricity its table lists two universal service providers, Telmico and EP Georgia Supply, and for the latter the tariffs valid from 1 July 2026 to 1 January 2027 including VAT are 19.731 tetri per kWh for 0 to 101 kWh, 23.731 tetri for 101 to 301 kWh and 28.227 tetri above 301 kWh (GNERC: end-user tariffs). EP Georgia Supply is the supply company unbundled in May 2021 from Energo-Pro Georgia, whose distribution licence area covers about 85 percent of Georgia’s territory according to the group (Energo-Pro: Georgia). The commission’s page does not map the tariff lists to municipalities, so which supplier applies to a Kobuleti address is shown on the electricity contract. In the first band, 100 kWh at 19.731 tetri costs GEL 19.73 (100 times 0.19731), about $7.6.

For water, GNERC’s water table lists Kobuleti Water LTD with a note that its tariffs are set by the local municipality, so there is no regulated Kobuleti figure on the commission’s page. The nearest regulated comparison on the same page is Batumi Water, whose metered household tariff for 2024 to 2026 is GEL 0.518 per cubic metre including VAT and whose un-metered household tariff is GEL 2.626 per person a month (GNERC: water supply tariffs). At the Batumi metered rate, 10 cubic metres in a month cost GEL 5.18. The Batumi tariffs cover 2024 to 2026. The site’s cost guide living in Georgia as a foreigner sets utilities beside rent and food.

Frequently Asked Questions

Can a foreigner buy property in Kobuleti?

The statutes read for this guide restrict foreign ownership of agricultural land and contain no equivalent restriction for an apartment on non-agricultural land. Under Civil Code Article 183 a purchase needs a written transaction and registration of the acquirer’s right in the Public Registry, and the land category of the plot is shown in its registry extract. The unit-level terms of property in Kobuleti are set in each sale agreement.

How many people live in Kobuleti?

Geostat’s estimate for 1 January 2026 is 19,907 for the town and 73,897 for the municipality, which is 17.9 percent of Adjara’s 413.2 thousand. The 2014 census counted 74,794 in the municipality, so the 2026 estimate is 1.2 percent lower, and anyone weighing property in Kobuleti against Batumi should note that Batumi Municipality had 246,267 residents on the same date.

How far is Kobuleti from Batumi and the airports?

The routed road distance on 8 November 2026 was 23.0 km from the Kobuleti railway station to the Batumi Central railway station (27 minutes free-flow), 35.9 km to Batumi airport (40 minutes) and 96.5 km to Kutaisi airport (87 minutes). The train between Kobuleti and Batumi takes 16 minutes on the 12 November 2026 timetable, which is the usual public link for anyone visiting property in Kobuleti from the Batumi side.

What do apartments cost per square metre in Kobuleti?

Galt & Taggart’s edition of 14 August 2026 gives an average turnkey primary-market price of $1,731 per square metre across 167 apartments sold in Kobuleti in the second quarter of 2026, against $1,685 across 202 sales in the third quarter of 2025 and $1,960 for Batumi as a whole. Geostat’s price index covers new housing in Tbilisi only, so these registry-based zone averages are the figures that describe property in Kobuleti.

What does it cost to register an apartment?

NAPR charges GEL 150 for registering a change of right within 4 working days, GEL 270 within 1 working day and GEL 350 on the day of filing, about $57.8, $104.1 and $134.9 at the NBG rate of 2.5949. A registry extract costs GEL 20, or GEL 13 online, and confirming signatures costs GEL 7. These are the state fees for property in Kobuleti and exclude any notary, translation or appraisal charges.

How much is property tax?

Since Law No. 1874 of 30 September 2026, a natural person’s property other than land is exempt if family income in the preceding year did not exceed GEL 100,000, and above that level the Tax Code sets 0.8 to 1 percent of market value. The return is due by 1 November and payment by 15 November each year for property in Kobuleti owned by a natural person.

Does buying an apartment give a residence permit?

No purchase of property in Kobuleti gives a permit by itself. The Public Service Development Agency issues a short-term permit on a separate application to an alien who holds non-agricultural property with an appraised market value above USD 150,000, and the permit ends if the ownership ends. The state fee is GEL 300, 450 or 600 depending on the decision day.

Can anyone own the beach in front of a Kobuleti building?

The Law on the engineering protection of the sea coast prohibits transferring beaches into private ownership except where state and public interests apply, states that recreational use of the beach is not restricted, and does not allow fencing the beach with capital or impassable structures. A buyer of property in Kobuleti reads the plot boundaries in the registry extract and the amenity terms in the sale documents.

What does the listed project state about price and handover?

The developer of Kobuleti Beach Resort states a studio from $75,500, a one-bedroom from $126,630 and a two-bedroom from $219,960, a 10 percent first payment followed by 56 monthly instalments at 0 percent, and a handover in December 2031. These are developer starting prices as of 8 November 2026 and the page prints no unit areas, so no price per square metre follows from them.

What is the weather like in Kobuleti?

The 1991 to 2020 normals of the Qobuleti station give a mean daily maximum of 10.8 °C in January and 28.3 °C in August, 2,521.4 mm of precipitation a year and 139.7 days a year with 1 mm or more. October is the wettest month at 318.1 mm and May the driest at 84.1 mm, which are the climate facts behind property in Kobuleti that the station file supports.

Last checked: 8 November 2026. Sources: Geostat population by self-governed unit; Geostat population by cities and boroughs; Geostat population 2026; Geostat density by regions; Geostat 2014 census; Geostat 2024 census; Geostat inbound tourism 2025; Geostat inbound tourism Q2 2025; Geostat inbound tourism Q3 2025; Geostat inbound tourism Q4 2025; Geostat hotels 2025; Geostat construction permits 2025; Geostat RPPI Q3 2026; NAPR registration fees; NAPR information fees; Public Service Development Agency; Tax Code; Civil Code; Law on the Legal Status of Aliens; Agricultural Land Ownership Law; Protected Areas Law; Spatial Planning Code; Coast protection law; Revenue Service; NBG exchange rates; NBG PTI and LTV; NBG monetary policy; GNERC electricity tariffs; GNERC water tariffs; Agency of Protected Areas, Kobuleti; Agency of Protected Areas, Kintrishi; Agency of Protected Areas, Kintrishi areas; Agency of Protected Areas, Mtirala; United Airports of Georgia; Georgian Railway ticketing; GNTA Kobuleti; Visit Ajara; Visit Batumi; Government of Adjara; WMO normals Qobuleti; Galt & Taggart 2Q26; Galt & Taggart 3Q25; CBW; EY Georgia tax brief; Georgia Today; NEXT; Wikipedia Kobuleti Municipality; Energo-Pro; Project OSRM; OpenStreetMap town.