Archi Alley Tbilisi: Sources and Prices Guide (2026)

Didi Dighomi, Tbilisi, Georgia
  • ARAL3009
  • Property ID
  • Apartment, Office
  • Property Type
  • 41 - 178
  • sq. m.
For Sale
Archi Alley Tbilisi: Sources and Prices Guide (2026)
Didi Dighomi, Tbilisi, Georgia

Description

Archi Alley Tbilisi is a residential complex of three blocks on David Aghmashenebeli Alley in Didi Dighomi, and the developer’s pages for it print unit counters, construction progress and a dated build log, but no price and no handover date.

Archi Alley Tbilisi Block C exterior render at dusk

This guide to Archi Alley Tbilisi reads archi.ge as it stood on 12 November 2026 and sets beside it what Korter and Avezor print on units, status, handover and price per square metre, each figure with its source and date. The guide does not choose between figures that differ. It adds sourced notes on the Dighomi area, unit sizes calculated from the developer’s own list, and buying, taxes and residence in Georgia.

Overview of Archi Alley Tbilisi

Archi, the developer, places the complex on the 14th kilometre of Aghmashenebeli Alley, near the Olympic pool and in the vicinity of the US Embassy, according to its complex page. The complex has three blocks with a page and a status each. Block A has four floors and Block B has 15 floors; both are marked Completed at 100 percent. Block C is marked Ongoing at 0 percent, and its text says it rises five floors, with the fourth and fifth floors designed as duplex apartments.

Archi Alley courtyard render at night with playground, block C

The block pages carry sold and for-sale counters. Added together they show 651 sold and 131 for sale, which is 782 apartments by the developer’s counters. Of the 131 for sale, 63 are in Block C, 67 in Block B and 1 in Block A. Two offices of 318.9 to 352 m² also appear in the list of units for sale in Block B, outside the apartment counter.

What the pages leave unprinted matters as much. The developer’s pages print no price, no handover or completion date, no payment plan, no bedroom count and no finish specification for the complex. The unit list behind the pages returns a price of zero for every unit, and the page’s own flag for showing flat prices is off. Section 2 therefore sets archi.ge beside two third-party pages that print a price per square metre and a handover quarter.

A figure marked per the developer comes from archi.ge on 12 November 2026. A figure marked per Korter or per Avezor comes from that page on the date shown and is a listing-site or broker indication, never an Archi price.

Archi Alley Tbilisi key facts As published (archi.ge, 12 November 2026, unless stated)
Location Tbilisi, Didi Dighomi; address field “14th kilometer of Agmashenebeli Alley, Tbilisi”; coordinates 41.793538, 44.779836 (archi.ge); Korter prints “Bob Walsh St, 26, 28”
Developer Archi (archi.ge)
Blocks and floors A: 4 floors; B: 15 floors; C: five floors in its text (Korter prints four)
Status A and B Completed 100 percent; C Ongoing 0 percent (archi.ge). Korter: two houses delivered, one under construction
Units by the developer’s counters 782 (A 221, B 367, C 194); 651 sold, 131 for sale; totals calculated from the counters
Apartment sizes in the list for sale 41.1 to 178.4 m² (131 apartments); two offices 318.9 to 352 m²
Unit types Apartments counted by “rooms” (no bedroom count); offices in Block B
Price Not printed by the developer. Korter and Avezor: from USD 1,070 per m²
Handover Not printed by the developer. Korter: Block C Q1 2029
Payment plan Not printed by the developer. Korter: instalments available, details from the developer. Avezor: up to 20 months
Finish Not printed by the developer. Korter and Avezor: white frame
Facilities listed by the developer 12,000 m² landscaped yard, children’s playgrounds, stadium, square, parking, generator, water reservoir
Materials listed by the developer Ytong block, Heidelberg concrete, low-emission glass, HPL panels, Caparol paint

What each source prints about units, status, price and handover

Public information comes from three kinds of page: the developer’s own, a listing aggregator (Korter) and a broker portfolio (Avezor). They describe the same three blocks but not always with the same numbers. The table puts each figure beside its source and date. It does not choose a winner, and no cell has been adjusted to make the columns agree.

Archi Alley site plan showing blocks A and B and the adjoining stadium
Item Per the developer (archi.ge, 12 Nov 2026) Per Korter (data as of 26 Oct 2026, seen 12 Nov 2026) Per Avezor (page dated 7 Jul 2026)
Address and district Address field: 14th kilometer of Agmashenebeli Alley, Tbilisi. No district name in the visible text Bob Walsh St, 26, 28; Saburtalo District Agmashenebeli Alley, 26, 28; Vake-Saburtalo, Didi Dighomi
Blocks and floors Three blocks: A 4 floors, B 15 floors, C “five stories” in its text Three houses: A 4 floors, B 15 floors, C 4 floors; characteristics list 4 to 15 floors “Number of blocks: 1”
Status A and B Completed 100%; C Ongoing 0% Two houses delivered; one under construction Under construction
Handover None printed (end-date field empty for the complex and each block) A completed in 2024; B completed in Q1 2026; C Q1 2029 “Handover Q1 2025” on both building entries
Units A 221 (220 sold, 1 for sale); B 367 (300 sold, 67 for sale); C 194 (131 sold, 63 for sale); total 782 “228 (Block A), 345 (Block B)”; Block C 194 apartments Not printed
For sale 131 apartments plus 2 offices in the list Block list: A 3, B 57, C 182 (sum 242); layout table sums to 240; 169 listings for sale No count; “Get current price”
Apartment sizes 41.1 to 178.4 m² in the list for sale Studios 39 to 43.9 m²; apartments area 47.6 to 151.6 m² in the characteristics table 2 rooms 48.3 to 77; 3 rooms 75.1 to 151.6; 4 rooms 102.2 to 132.8 m²
Price None printed From USD 1,070 per m²; layout prices “upon request” From USD 1,070 per m² (EUR 963; GEL 2,771)
Payment None printed (payment-terms field empty) Instalments available, details from the developer; TBC Bank mortgage named in its FAQ “Installment term up to 20 months”
Finish None printed “White frame” in the layout table; description text says apartments are “fully finished and move-in ready” Condition “White frame”; text also uses turnkey wording
Parking Block A and B plans show underground level -1; Block C text lists an underground facility Two-level underground parking in its description Underground garage in its description

Four differences matter most when comparing the pages. The first is the unit total: archi.ge adds to 221 in Block A and 367 in Block B, while Korter prints 228 and 345. The second is availability: archi.ge counts 63 apartments for sale in Block C and Korter counts 182.

The third difference is the district label, which is Saburtalo on Korter, Vake-Saburtalo with Didi Dighomi on Avezor, and absent from the developer’s visible text. The fourth is the handover: archi.ge prints none, Korter prints a quarter for Block C, and Avezor prints Q1 2025 on a page dated 7 July 2026.

Korter’s page also shows differences within itself, recorded here as printed: the layout table adds to 240 apartments and the block list to 242, against 169 listings for sale. None of this is a judgement on any page. Aggregators count what agents list, brokers date pages in their own way, and the developer’s counters follow its own system. The documents of a purchase, and not any of these pages, fix the unit, the price and the date.

Blocks A, B and C: three stages in one complex

A figure for the complex can mean one block or all three, so the blocks are read separately here. The table gives the developer’s counters, with the totals and shares calculated from them, beside Korter’s label for the same block.

Archi Alley duplex apartment render with spiral staircase
Block Floors Status per archi.ge Sold For sale Total (calculated) Sold share (calculated) Korter label (26 Oct 2026)
Block A 4 Completed, 100% 220 1 221 99.5% Completed in 2024
Block B 15 Completed, 100% 300 67 367 81.7% Completed in Q1 2026
Block C Five in its text Ongoing, 0% 131 63 194 67.5% Under construction, completion Q1 2029
All three 651 131 782 83.2%

Block A is the four-floor building. Its feed on archi.ge holds 31 dated entries between 2022 and March 2024, and the last one, from March 2024, lists fire pipes, lighting of the entrance and parking area, parking markings and kerbs. One apartment is shown for sale, a 3-room unit of 110.2 m² on floor 1. The block’s parking plan draws 148 numbered spaces on level -1, of which 61 are flagged sold in the plan’s own markup; Block B’s plan draws 41 on level -1, none flagged sold.

Block B is the 15-floor building and carries the longest log, with 50 entries from September 2023 to 13 October 2026. The table condenses it by period. The entries name works floor by floor, so they show the order of construction and not a timetable, and archi.ge prints no date for any work still to come.

Period (archi.ge Block B log) Works named in the entries
Sep to Oct 2023 Concrete preparation under the foundation and the lower foundation walls; foundation slab and tower-crane foundation completed
Nov to Dec 2023 Reinforced-concrete foundation completed; formwork system set up and parking columns, walls and diaphragms concreted
Jan to Mar 2024 Slab formwork and reinforcement: third-floor slab reinforcement (Feb), fourth-floor slab reinforcement and waterproofing (Mar)
Apr to Sep 2024 First-floor blockwork started (Apr); external blockwork of floors 1 to 4 and railings of floors 1 to 5 completed (Jul); fourth-floor internal blockwork and railings of floors 6 and 7 completed (Sep)
Oct to Dec 2024 Blockwork under way up to floors 7 and 8; curtain wall on the fifth floor and backfilling completed; railings of the ninth floor completed (Nov)
Jan to Jun 2025 Blockwork on floors 8 to 13, ending with the external perimeter of the 13th floor (Jun); facade plastering on floors 7 to 12; ventilation of floors 1 to 8 completed (Apr)
Sep to Dec 2025 Internal blockwork of the 15th floor and ventilation of floors 1 to 11 completed (Sep); roof waterproofing and railings of the 15th floor completed (Oct); apartment entrance doors on floors 1 to 8 (Oct) and 9 to 13 (Nov)
Jan to Feb 2026 Floor screed and entrance doors on floors 14 and 15 (Jan); ceramic tiles on floors 14 and 15 (Feb)
Mar to Sep 2026 Ventilation of floors 12 to 15, reported in progress from March and completed in the September entry; painting of floors 9 and 10 started in July and completed in August
13 Oct 2026 Platform and stairs in front of the commercial spaces completed

Two readings of the word completed sit side by side here. The developer marks Block B Completed at 100 percent, and Korter labels it completed in Q1 2026, while the log runs on to October 2026 with ventilation, painting and the platform in front of the commercial spaces. The page does not say which document its status refers to, so the list in section 9 includes the paper that records the building’s acceptance for use.

The unit list behind the Block B page adds a second count. It holds 69 rows, which are 67 flats and 2 offices. The status field in that list reads Free for 47 of the flats and Sold for 20, while the page counter says 67 for sale. All 20 flats marked Sold sit on floor 0 of the list. Both numbers come from the developer’s systems, and the guide shows both without choosing.

Block C holds most of the stock for sale: 63 of the 131 apartments on archi.ge, with 131 sold in the block. Its progress is shown as 0 percent and its feed is empty. Korter gives Q1 2029 and counts 182 apartments for sale.

The Block C unit list runs over floors 1 to 4, the page text speaks of five floors and Korter of four; the page’s floor configuration includes a floor 5 flagged as fully sold. The two 5-room apartments (155.7 and 178.4 m²) sit on floor 4 of the list, the level the text gives to duplexes, though the page does not say which units are duplexes.

The blocks share the courtyard and facilities the developer lists: a landscaped yard of 12,000 m², children’s playgrounds, a stadium, a square, parking, a generator and a water reservoir. The materials list names Ytong blocks, Heidelberg concrete, low-emission glass, HPL panels and Caparol paint.

The pages repeat that the Ytong block saves energy by 40 percent, and an Archi news item of 27 September 2021 on its Ytong factory adds that the blocks have six times less thermal conductivity than conventional concrete blocks. Both are the developer’s statements, and no test report is printed on the pages.

Unit sizes and layouts by block

The size data below come from the list of units for sale that the archi.ge pages load, read on 12 November 2026. It holds 133 rows: 131 apartments and 2 offices. The developer counts “rooms” its own way and prints no bedroom numbers, so the tables keep its room count and do not turn it into bedrooms. Korter and Avezor use other conventions, as the third table shows. Block B includes the 20 flats whose status field reads Sold.

Archi Alley studio apartment render, sleeping area and sofa
Block Rooms (archi.ge count) Units listed Area range, m² Average area, m² (calculated) Average living area, m² Average “summer area”, m²
A 3 1 110.2 110.2 64.2 46.0
B 2 17 53.8 to 78 59.5 47.6 11.9
B 3 17 72.1 to 127.2 110.0 92.6 17.4
B 4 32 105.9 to 135 123.1 89.5 33.6
B “122” as printed 1 125.7 125.7 107.4 18.3
C 1 6 41.1 to 43.2 41.6 32.3 9.3
C 2 17 55.7 to 100.2 62.9 52.3 10.5
C 3 30 73.4 to 122.9 86.4 72.4 14.0
C 4 8 113.6 to 140.4 131.9 97.8 34.1
C 5 2 155.7 to 178.4 167.1 132.4 34.6
B Office 2 318.9 to 352 335.4 n/a n/a
Size and ratio comparison (calculated): block Rooms Area per counted room, m² Living share of total area “Summer area” share of total area
A 3 36.7 58.3% 41.7%
B 2 29.8 80.0% 20.0%
B 3 36.7 84.2% 15.8%
B 4 30.8 72.7% 27.3%
B “122” n/a 85.4% 14.6%
C 1 41.6 77.6% 22.4%
C 2 31.4 83.2% 16.8%
C 3 28.8 83.8% 16.2%
C 4 33.0 74.1% 25.9%
C 5 33.4 79.3% 20.7%

The calculated columns show how the two stocks differ. Block C is the only block with 1-room apartments (6 units, 41.1 to 43.2 m²), and its 2-room apartments start at 55.7 m² and average 62.9 m². In Block C the 3-room class is the most numerous, with 30 of 63 apartments.

Block B’s listed stock starts at 2-room apartments of 53.8 to 78 m² and leans to larger plans: 32 of its 67 flats are counted as 4-room, with an average of 123.1 m², and its 3-room flats average 110.0 m² against 86.4 m² in Block C.

The data label one figure “summer area”, which the page does not define. In all 131 apartment rows the total area equals the living area plus the summer area, within rounding, so the label splits the total in two.

The share is highest in the 4-room apartments, at 25.9 percent in Block C and 27.3 percent in Block B, against 15.8 to 22.4 percent in the 1-room to 3-room classes and 20.7 percent in the 5-room class. Block A’s single flat stands apart, with 46.0 of its 110.2 m² under that label.

Area per counted room is steadier than total area: between 28.8 and 36.7 m² in every class with more than one room, and 41.6 m² for the 1-room class. A buyer comparing offers should ask for the living area, the summer area and the total area of the named unit in writing, since the pages do not say which of the three areas a quoted size refers to.

Room classes by source archi.ge unit list for sale (12 Nov 2026) Korter layouts (26 Oct 2026) Avezor layouts (7 Jul 2026)
Smallest class Rooms 1 (Block C only): 6 units, 41.1 to 43.2 m² Studios: 27 apartments, 39 to 43.9 m² Not listed
Next class Rooms 2: 34 units (B 17, C 17), 53.8 to 100.2 m² 1-room: 2 apartments, 56.1 to 78 m²; 2-room: 104 apartments, 49.6 to 123.5 m² 2 rooms: 48.3 to 77 m²
Three-room class Rooms 3: 48 units (A 1, B 17, C 30), 72.1 to 127.2 m² 3-room: 89 apartments, 73.4 to 133.5 m² 3 rooms: 75.1 to 151.6 m²
Four-room class Rooms 4: 40 units (B 32, C 8), 105.9 to 140.4 m² 4-room: 14 apartments, 113.6 to 140.4 m² 4 rooms: 102.2 to 132.8 m²
Five-room class Rooms 5: 2 units (C), 155.7 to 178.4 m² 5-room: 4 apartments, 155.7 to 178.4 m² Not listed
Other One Block B flat printed with “rooms 122”, 125.7 m²; 2 offices Not listed Not listed

The same size band appears under different labels, which is why a buyer should work from a unit number and a plan and not from a room class. The counts differ as well: archi.ge lists 131 apartments for sale while Korter’s layout table adds to 240.

Floor in the archi.ge list Block B (67 flats and 2 offices) Block C (63 apartments)
0 22 –
1 4 17
2 5 4
3 2 3
4 2 39
5 to 8 11 –
9 to 12 13 –
13 to 15 10 –

Block C’s list concentrates on floor 4, with 39 of its 63 apartments, which is the floor the text gives to duplexes; the floor holds 25 three-room, 11 two-room, 2 five-room and 1 four-room unit. Block B’s units spread over floors 0 to 15, with 22 on floor 0, and these include the 20 flats whose status field reads Sold. The list gives each unit’s floor number but no orientation or view, and the pages print no floor plans.

Price indications by source and date, and what they cover

archi.ge prints no price for the complex, so every figure below is a listing-site or broker indication with a date, and none is an Archi price. Korter and Avezor print the same starting figure, USD 1,070 per square metre, and both attach it to the complex and not to a unit. The conversions use the National Bank of Georgia rate for 12 November 2026, USD 1 = GEL 2.5933.

Archi Alley bedroom interior render
Source Date What it prints Covers At GEL 2.5933 per USD
Archi (archi.ge) 12 Nov 2026 No price; unit prices are zero in the list All blocks n/a
Korter Data as of 26 Oct 2026 From USD 1,070 per m²; layouts “price upon request” Complex, white frame About GEL 2,775 per m² (calculated)
Avezor Page dated 7 Jul 2026 From USD 1,070 per m² = EUR 963 = GEL 2,771 Complex, white frame GEL 2,771 as printed
Georgia Today reporting Geostat 26 Oct 2026 (Q3 2026 data) Newly built flats in Saburtalo: GEL 4,444 per m² (median offer price) District median, newly built flats About USD 1,714 per m² (calculated)

A starting per-square-metre figure is a floor and not an average. Korter prints “price upon request” beside every layout and Avezor prints “Get current price”. Neither page says which unit carries the USD 1,070, in which block, on which floor or in what finish. Both describe the finish as white frame, a level the pages do not define, and Korter’s description text also says the apartments are delivered fully finished and move-in ready. The finish package therefore belongs on the written list in section 9.

For scale, the Georgia Today report of 26 October 2026 gives Geostat’s third-quarter median for newly built flats in Saburtalo as GEL 4,444 per m², which is USD 1,714 at the 12 November rate. The two numbers measure different things. Geostat’s note on its residential property price index release says the district prices are offer prices obtained by web scraping, with medians calculated, while Korter and Avezor give the lowest per-m² indication for one complex. The calculation shows only the two figures side by side.

Arithmetic against the residence rule USD per m² Area at which area times the figure exceeds USD 150,000 (GEL 388,995) Apartments in the archi.ge list larger than that area
Korter and Avezor starting indication 1,070 140.2 m² 4 of 131 (two 4-room units of 140.4 m² and two 5-room units, all in Block C)
Geostat Saburtalo median converted 1,714 87.5 m² 66 of 131 (Block A 1, Block B 44, Block C 21)

This is arithmetic on published figures and not a valuation. The residence rule works from a market value fixed by a certified assessor and not from a per-m² indication or the contract price, and “exceeding USD 150,000” means more than that sum. The rows apply only if a unit’s value equalled its area times the figure, which no source says. Section 8 gives the rule and its sources.

Location of Archi Alley Tbilisi: Didi Dighomi on David Aghmashenebeli Alley

archi.ge gives the coordinates 41.793538 N, 44.779836 E and an address on the 14th kilometre of Aghmashenebeli Alley. Wikipedia lists Didi Dighomi, Patara Dighomi and Dighomi village among the neighbourhoods of Saburtalo District, and the place data of OpenStreetMap files the Dighomi quarter under Saburtalo District as well. Korter tags the complex Saburtalo, Avezor writes Vake-Saburtalo with Didi Dighomi, and this guide uses Didi Dighomi, Tbilisi.

Archi Alley block B render, 15-storey residential building

The city around it is large. Geostat’s population release puts Tbilisi at 1,369.4 thousand people on 1 January 2026, with more than one third of the country’s population living in the capital. Wikipedia gives Saburtalo District 139,000 residents for 2017, citing a Tbilisi Government document, so that district figure is older than the Geostat one.

The developer names nearby places without distances. The Block C text lists the Olympic swimming pool, the US Embassy, Tbilisi Mall and several universities as being in close proximity, and the complex share text mentions the Free University. The table gives measured values for those places and for two central references. Straight-line distances are calculated from the archi.ge coordinate to the coordinates in OpenStreetMap or, for the embassy, Wikipedia. Road distances and drive times come from the OSRM public router, which models free-flowing traffic.

Distance from Archi Alley Tbilisi What it is Straight line, km By road, km Drive time without traffic, minutes
Olympic pool, Bob Walsh II Lane Named by the developer 0.3 0.6 2
US Embassy, 29 Georgian-American Friendship Ave Named by the developer 0.6 2.0 5
Free and Agricultural Universities campus, 13th km OpenStreetMap place; the developer names the Free University 1.7 5.3 8
Tbilisi Mall Named by the developer 2.6 5.5 8
Archi Dighomi 3 Other Archi complex (archi.ge coordinate) 1.1 not routed not routed
Archi Rivertown Other Archi complex (archi.ge coordinate) 2.8 not routed not routed
Freedom Square Central reference in Mtatsminda 11.3 14.8 18
Tbilisi International Airport Airport 20.2 32.1 40

The Olympic pool is the closest named place, about 0.3 km away in a straight line. The embassy follows at 0.6 km, though the road to it is 2.0 km. Tbilisi Mall and the university campus are 2.6 and 1.7 km away in a straight line and both sit more than 5 km away by road, so straight-line figures understate the journey in this part of the city.

The road distance to Freedom Square, 14.8 km, is of the same order as the 14th kilometre in the address, though no page says where that count starts.

Korter’s location text is the listing site’s wording and not the developer’s. It places grocery stores, a hypermarket, a shopping centre and an electronics store within a 7-minute walk, names private schools No. 221 and No. 186 and three universities, and mentions an Olympic pool, two sports complexes and a stadium. It gives public-transport stops within a 15-minute walk.

Korter also gives 30 minutes by car to the centre and about 40 to the airport. The routing estimate for the centre, 18 minutes, excludes traffic, and Korter does not say whether its 30 minutes includes it. The airport figure matches the routing estimate. The walking times were not tested.

Two other Archi complexes lie close by on archi.ge’s own coordinates: Archi Dighomi 3, about 1.1 km to the west-south-west, and Archi Rivertown, about 2.8 km to the north-north-west near Tbilisi Mall. Section 10 sets the three side by side. The Tbilisi city page lists the other Tbilisi projects on this site, and the Tbilisi real estate prices guide gives the wider price background.

Buying in Georgia: one complex, two kinds of transaction

Finished and unfinished blocks stand in the same complex, so a buyer meets two kinds of deal. A unit in Block A or B is an existing apartment. A unit in Block C is an agreement about a building that archi.ge shows at 0 percent.

Archi Alley courtyard render with basketball court and playground

Georgian law treats both the same way at the point of title: under Article 183 of the Civil Code, an immovable thing passes by a written transaction plus entry of the acquirer’s ownership right in the Public Registry. Paying, or receiving keys, does not by itself make the buyer the owner.

A foreign individual contracts under the same Civil Code provisions as a citizen. Nationality limits ownership of agricultural land, as Article 4 of the Organic Law on Agricultural Land Ownership shows, and an apartment in an urban block is not agricultural land. Two guides on this site cover the background: can foreigners buy property in Georgia and how to buy property in Georgia.

Registry fees follow a schedule by turnaround time, whatever the flat costs. On the NAPR fee page, registering a change of right is GEL 150 in 4 working days, GEL 270 in 1 working day and GEL 350 on the day of filing, which at GEL 2.5933 per USD is about USD 57.8, 104.1 and 135.0.

The same page gives an equal fee for registering an obligation tied to an ownership right. A contract on a Block C unit may be entered under that item, but the contract and the registry decide.

A buyer abroad can use a power of attorney legalised for Georgia or the registry’s smart-contract service, where rights in immovable property are registered online in a booked virtual meeting. According to the Hague Conference status table, Georgia’s accession to the Apostille Convention dates from 21 August 2006 and took effect on 14 May 2007. For the lending side see the mortgage guide for foreigners.

Step Who Time and fee Source
Get the unit number, plan, price and draft contract in writing Buyer, developer Not printed by the developer archi.ge complex page
Request an extract of the Public Registry for the cadastral unit Buyer, NAPR GEL 20 in 1 working day, GEL 13 online; English adds GEL 26 NAPR informational services
Compare the cadastral number with the extract Buyer, lawyer Korter prints 01.72.14.009.654; the developer prints none Korter
Sign the written agreement Buyer, developer Date and terms set in the contract Civil Code art. 183
Pay under the schedule into the named account Buyer No schedule printed; Avezor “up to 20 months” Avezor
Register the right or the obligation Buyer, NAPR GEL 150 in 4 working days, GEL 270 in 1, GEL 350 on the day NAPR fee page
Sign remotely if needed Buyer, NAPR Booked virtual meeting; apostille in force for Georgia since 14 May 2007 smart-contract service
Apply for a residence permit if wanted Public Service Development Agency GEL 300, 450 or 600 for a decision on the 30th, 20th or 10th calendar day SDA residence permits

Taxes, residence and financing for a foreign buyer

Residence comes first because the threshold ties to the value of the property. The Public Service Development Agency page lists a short-term residence permit for an alien who holds title to immovable property other than agricultural land with a market value exceeding USD 150,000 equivalent in lari, fixed by a certified assessor, and an investment residence permit for property exceeding USD 300,000. Article 15(j) of the Law on the Legal Status of Aliens and Stateless Persons repeats the first rule. The residence permit guide describes the process.

Archi Alley block A aerial photo with Tbilisi in the background

The word in both texts is “exceeding”, so a value of exactly USD 150,000, which is GEL 388,995 at the 12 November rate, does not pass. What counts is the assessor’s valuation, and the price in the contract does not replace it. For financing, the National Bank of Georgia’s PTI and LTV page sets a loan-to-value limit of 90 percent for lari loans and 70 percent for foreign-currency loans.

Its payment-to-income limits are 25 percent for lari loans and 20 percent for foreign-currency loans where monthly net income is under GEL 1,500, and 50 and 30 percent from GEL 1,500. Korter says a TBC Bank mortgage is available and instalments are possible with details from the developer. Lending terms for non-residents are set bank by bank.

On property tax, Law No. 1874 of 30 September 2026, recorded in the amendment list of the consolidated Tax Code on matsne.gov.ge, rewrote two provisions for individuals. Article 202(5) puts the rate on taxable property other than land between 0.8 and 1 percent of its market value at the end of the previous year. Article 206(1)(a) exempts that property when 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 amendment and gives GEL 40,000 as the earlier threshold. Texts written before that date show the old bands and no longer match the Code. Where the exemption does not apply, each GEL 100,000 of market value would carry GEL 800 to GEL 1,000 a year; the value taken and the income test are decided case by case. Filing is walked through in the guide to property tax in Georgia.

The Revenue Service’s property tax page gives 1 November for the return and 15 November for payment, moved to the next working day if the date is a day off, and Article 205 of the Code has the 1 November date. Article 201 names real estate “including an unfinished construction” among a natural person’s taxable property. When a buyer under a pre-completion contract counts as the owner is a matter for the contract and the registry record.

Two more articles bear on later years. Article 81 taxes a natural person’s income from letting a dwelling at 5 percent if no deductions are made, with 20 percent as the general rate, and taxes the surplus from selling a dwelling at 5 percent. Article 82(1)(f.a) exempts the surplus from selling a residential apartment owned for more than two years. VAT is 18 percent under Article 166, so a quoted price needs a line saying whether VAT is in it.

Item Rule Source
Short-term residence permit Property other than agricultural land with market value exceeding USD 150,000 equivalent in GEL, set by a certified assessor SDA; Law on Aliens art. 15(j)
Investment residence permit Property exceeding USD 300,000 equivalent in GEL SDA
Mortgage limits Loan-to-value 90 percent (lari), 70 percent (foreign currency); payment-to-income by income band NBG PTI and LTV page
Property tax, individual 0.8 to 1 percent of market value; exempt if the previous year’s family income did not exceed GEL 100,000; return by 1 November, payment by 15 November Tax Code arts. 202(5), 205, 206(1)(a): matsne.gov.ge; Revenue Service
Letting income, individual 5 percent on residential rent with no deductions; 20 percent general rate Tax Code art. 81(1)-(2): matsne.gov.ge
Sale of an apartment Surplus taxed at 5 percent; exempt on a residential apartment owned for more than two years Tax Code arts. 81(3), 82(1)(f.a): matsne.gov.ge
VAT rate 18 percent Tax Code art. 166: matsne.gov.ge
Exchange rate used USD 1 = GEL 2.5933, official rate for 12 November 2026 NBG official exchange rate

What to ask for in writing before reserving

The developer’s pages leave the price, the date and the finish unprinted, and the third-party pages differ on counts and status. The list below turns each gap into a document or an answer to ask for. Each item can be requested before any payment, in the reservation form or in the draft sale agreement.

Archi Alley courtyard and playground, aerial render at night
  1. A price list with the unit number, block, floor, total area, living area and summer area, the finish package and the date the list was issued.
  2. The finish specification annexed to the contract: what “white frame” or any other level covers for the unit, room by room.
  3. For Block C, the handover date written in the contract, what counts as handover and what follows if the date is not met.
  4. The entity that signs the contract, its full legal name and registration details, and its right to the plot.
  5. The cadastral code, the street address and a Public Registry extract for the plot and, for Blocks A and B, for the unit.
  6. The construction permit and design documents for the block, including the final number of floors of Block C (four or five) and the number of apartments.
  7. For Blocks A and B, the document recording the building’s acceptance for use, and the unit’s registration status.
  8. Written confirmation, dated, that the named unit is unsold, since the pages show different availability counts (Block B 67 or 47; Block C 63 or 182).
  9. The payment schedule, the account that receives each payment, the rule for returning a deposit, and whether the instalment terms mentioned by Korter and Avezor apply to the unit.
  10. Whether a parking space is included or sold separately, with its level and number.
  11. The service-charge schedule and the management arrangement for the courtyard, stadium, generator and water reservoir.
  12. The energy-efficiency documents behind the 40 percent statement, if that statement is part of the decision.
  13. Whether the quoted price includes VAT and which registry fees the buyer pays.
  14. If signing abroad, the form of the power of attorney or a booked registry meeting, and a translation of the contract into a language the buyer reads.

How Archi Alley Tbilisi sits among the other Archi projects in Tbilisi

The complex lies in the same Dighomi area as Archi Dighomi 3 and Archi Rivertown, and the other Archi complexes below are in Saburtalo. The table gives each project’s status on archi.ge on 12 November 2026 and what Korter prints on handover and price, dated. It does not rank the projects: they differ in block count, floors, finish and stage, and a per-m² indication is not comparable across them.

Project (compared with Archi Alley Tbilisi) Area Status per archi.ge Handover per the developer Korter (25 or 26 Oct 2026; pages in Sources)
Archi Dighomi 3 Didi Dighomi, King Parnavaz Avenue Blocks A and B Completed 100%; C and D Ongoing 48% Not printed C and D Q2 2027; from USD 1,250 per m²
Archi Rivertown Dighomi 8, David Aghmashenebeli Alley Block A Completed; B, C, E, F, G Ongoing 0% Not printed B and C Q1 2028; from USD 1,870 per m²
Archi Nutsubidze 2 Saburtalo, IV Plateau, K. Kapaneli Street Block A Ongoing 91% Not printed Block A Q4 2026; from USD 1,415 per m²
Archi Lisi Sunrise Saburtalo, Lisi, Mukhran Machavariani Street Blocks B and C Ongoing 62% Not printed Q1 2027; from USD 2,050 per m²
King Tamar by Archi Saburtalo, Merab Aleksidze Street Ongoing 1% Not printed Q3 2029; from USD 2,887 per m²
Archi Universe Saburtalo, University Street Block A Ongoing 65%, Block B Ongoing 67% Not printed Q2 2027; from USD 2,162 per m²

Archi also appears as joint developer of Kobuleti Beach Resort, which an archi.ge news item of 1 June 2026 announces together with NEXT; the Kobuleti Beach Resort listing is already on this site. The Georgia section shows every project on the site by country.

Archi (developer)

Archi is a Tbilisi developer. Wikipedia and the company’s fifteenth-anniversary news item give 2006 as the year of founding; the latter names Ilia Tsulaia, Meni Benish and Irakli Kapianidze as founders and says the company joined the development industry in 2008. On 12 November 2026 the counters on archi.ge’s About page read 55 completed projects, 31 ongoing projects, 20 years of experience, 1,568,653 m² of completed construction and 1,238,468 m² of ongoing construction.

The older running text on the same page gives 51 completed and 30 under construction.

Archi’s news item of 13 June 2024 states that it signed an audit agreement with Deloitte for its consolidated financial statements under IFRS; the item is on archi.ge. Its news item of 27 September 2021 states that a Ytong block factory opened in Tbilisi, started in 2015 with Xella Group, the Partnership Fund and TBC Bank, with a joint investment of GEL 55 million; the item is on archi.ge. All these are the company’s own statements, and the guide does not test them.

Frequently asked questions

What is Archi Alley Tbilisi?

Archi Alley Tbilisi is a residential complex of three blocks by the developer Archi on David Aghmashenebeli Alley in Didi Dighomi. Block A has four floors, Block B has 15 floors and Block C has five floors according to its page. Blocks A and B are marked Completed and Block C is marked Ongoing at 0 percent. The developer’s counters show 782 apartments in total, of which 131 are for sale, and Korter and Avezor give other counts for some blocks.

Which district is the complex in, and what lies nearby?

The address field reads the 14th kilometre of Aghmashenebeli Alley in Tbilisi, with coordinates 41.793538, 44.779836. Wikipedia lists Didi Dighomi as a neighbourhood of Saburtalo District. Korter tags it Saburtalo and Avezor writes Vake-Saburtalo with Didi Dighomi. The Olympic pool is about 0.3 km away in a straight line and the US Embassy about 0.6 km; Freedom Square is 14.8 km away by road.

Does the developer print a price for Archi Alley Tbilisi?

No. archi.ge prints no price for Archi Alley Tbilisi; the list of units behind the pages returns zero for every unit. Korter and Avezor print a starting figure of USD 1,070 per square metre, dated 26 October 2026 and 7 July 2026 respectively. These are listing-site and broker indications, not Archi prices, and neither page says which unit or block the figure refers to.

When will Archi Alley Tbilisi be handed over?

archi.ge prints no handover or completion date for any block of Archi Alley Tbilisi. Korter labels Block A completed in 2024, Block B completed in Q1 2026 and Block C due in Q1 2029. Avezor prints Q1 2025 on a page dated 7 July 2026. The developer’s progress log for Block B runs to 13 October 2026. A handover date for a unit should be written into the contract.

How many apartments does the complex have?

By the developer’s counters the blocks hold 221, 367 and 194 apartments, which is 782, of which 651 are shown as sold and 131 for sale. Korter prints 228 for Block A and 345 for Block B and counts 182 apartments for sale in Block C against the developer’s 63. The guide shows both sets of figures and chooses neither.

What sizes are listed?

The list of units for sale on archi.ge holds apartments of 41.1 to 178.4 m²: 6 one-room apartments of 41.1 to 43.2 m², 34 two-room, 48 three-room, 40 four-room and 2 five-room units, and one flat printed with 122 rooms. Two offices of 318.9 to 352 m² are in Block B. Bedroom counts and floor plans are not printed on the pages.

What finish do the apartments have?

archi.ge prints no finish for the complex. Korter and Avezor both state white frame in their tables, and Korter’s description text also says apartments are delivered fully finished and move-in ready. Because the pages differ, the finish package for the named unit, room by room, should be requested in writing and annexed to the contract.

Can a foreigner buy in Archi Alley Tbilisi and get a residence permit?

A foreign individual can buy an apartment in Georgia under the Civil Code, with ownership arising on registration in the Public Registry. The Public Service Development Agency lists a short-term residence permit for property other than agricultural land with a market value exceeding USD 150,000 equivalent in lari, fixed by a certified assessor. Whether a unit passes depends on that valuation, and the pages print no unit prices.

How is property tax charged on an apartment?

Since 30 September 2026 the Tax Code sets the rate on a natural person’s property other than land at 0.8 to 1 percent of market value, and exempts it if the family’s income in the previous year did not exceed GEL 100,000. Filing falls due on 1 November and payment on 15 November. Letting income and a sale surplus are taxed at 5 percent under the conditions of Articles 81 and 82.

What should be requested in writing before reserving?

The main items are a price list with unit numbers, the finish specification, the handover date for Block C, the contracting entity’s name and registration details, a Public Registry extract, the permit documents, a dated confirmation that the unit is unsold, the payment schedule and account, and the service-charge terms. Section 9 lists fourteen items in full.

Sources and last check

Last checked: 12 November 2026. Sources:

This is not legal, tax or financial advice.

  • City Tbilisi
  • Country Georgia

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Zhamal Abdykozhoeva
  • Zhamal Abdykozhoeva

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