Archi Dialog Kokhta Bakuriani: Sources and Prices Guide (2026)

Archi Dialog Kokhta Bakuriani is a five-storey aparthotel building on 9th of April Street in the Kokhta part of the Bakuriani ski resort, which the developer, Archi, lists on archi.ge as completed at 100 percent, with apartments described as renovated, furnished and equipped.

This guide to Archi Dialog Kokhta Bakuriani reads the developer’s project page as shown on 12 November 2026 and sets beside it every third-party figure for units, address, distance, price and handover, each with its source and date. The developer prints no price, payment plan or handover date, and the guide does not choose between sources. It adds sourced background on Bakuriani and on buying, taxes and residence in Georgia, and it treats the building as what the developer’s data calls it, a hotel.

Overview of Archi Dialog Kokhta Bakuriani

The developer’s project page describes a multifunctional five-storey aparthotel in the four-season ski resort of Bakuriani. It says the building offers a variety of hotel services, concierge services, a restaurant, a bar and a terrace, and that its apartments are completely renovated and equipped with furniture, appliances and room amenities. The data behind the page marks the accommodation type as Hotel, the construction status as Completed and the progress as 100 percent. The page record carries a creation date of 7 September 2022.

The infrastructure line adds indoor and outdoor parking, a 3,500 m² yard and a ski depot, and the page’s icon lists add a lobby, a generator and a water reservoir. The materials named are Ytong blocks, Heidelberg concrete, low-emission glass, thermo-treated wood, decorative stone and Caparol paint. The page also carries sales statements about demand and about rental services offered by the company; they are the developer’s own, no terms for any rental service are printed, and this guide does not restate them.

What the page leaves out is the more useful part for a buyer. It prints no price and no payment plan, no handover date, no street number, no name for the entity that signs the sale contract and no name for whoever runs the hotel.

The public flats list behind the page shows a price of zero against every unit. The building is therefore described here as the developer describes it, an aparthotel, and not as a residence, and the questions that follow from hotel operation are collected in section 5 and in the list in section 10.

What each source prints about Archi Dialog Kokhta: units, address, distance and status

Public information on Archi Dialog Kokhta comes from the developer’s page and from portals, brokers and an architecture-award entry, and the figures do not always agree. The table below gives each value with its source and date. The developer’s page is quoted as “per the developer (archi.ge, checked 12 November 2026)”; every other figure is “per” the named site. The guide does not pick a winner and does not correct any figure.

Four rows deserve a closer look because they change what a buyer can rely on. The first is the unit total. Archi’s project list gives 74 sold and 60 for sale, which adds to 134; the ArchiAward entry and the booking page print 134 rooms; and Korter and geoln.com print 146.

The page’s own counters read zero for both, so the one place on archi.ge that displays a total does not display one. The public flats list holds 60 units, which equals the “for sale” figure in the project list.

Second, the unit numbers in the flats list run from 2 to 145 over the five floors, with 60 of them listed; that range matches neither 134 nor 146, and the guide draws no conclusion from it. A reservation form should state the unit number, its floor and its area, and the registry extract for that unit should show the same three facts.

Third, the distance to the lift. The developer’s English page gives both a five-minute drive and five minutes’ walk in different fields, and the Russian page repeats the same pair. The ArchiAward entry says about 300 metres to the slopes. These are different measures (a lift station and the slopes are not the same place), so the figures may all be accurate. A buyer who cares about walking to the lift can measure the route on site.

Fourth, the coordinates. Two sources print points about 2 kilometres apart, and a map link built from either one lands in a different part of the resort. The registry extract carries the cadastral code for the plot, and that code is the safe way to locate the building. Korter prints a cadastral number of 64.30.07.406 as a project characteristic; it was not checked against the Public Registry for this guide.

The public flats list: 60 units by type and by floor at Archi Dialog Kokhta

The developer’s page is built on a public flats list that the archi.ge site itself reads. For the building it returned 60 units on 12 November 2026, each with a floor, a number, a plan, a type and areas, and each with a price of zero. None carries a sold or booked flag. The tables below are calculated from that list. They describe what the list shows and not what is available: the list does not say whether any of the 60 has since been reserved.

The feed labels each unit’s total area as the sum of a living area and a “summer area”, the term used in Georgian floor plans for balcony or terrace space; the feed does not define it, so the label is repeated here as printed.

Across the 60 units the living areas add to 2,090.1 m² and the summer areas to 482.7 m², so the summer area is 18.8 percent of the 2,572.8 m² total. For 1-room units the share runs from 10.0 to 30.2 percent, and for 3-room units from 9.7 to 32.2 percent.

The smallest 1-room unit has a total area of 26.9 m² and the largest 44.0 m², and that spread is not even: 13 distinct total-area values occur among the 31 units, and four units share 44.0 m² (numbers 42, 76, 111 and 119), the largest studio-type layout. Two-room units have 12 distinct total-area values and 3-room units have three. The listed 3-room units are the fewest: seven in all, of which three are 64.6 m², three are 63.1 m² and one is 49.8 m².

By floor, the list is lightest on the first floor (five units) and heaviest on the fifth (16). The page does not say why, and the guide draws no conclusion: units that are no longer listed may be sold, held for hotel use or simply absent from the feed.

Unit numbers rise with the floor, from 2 to 18 on the first floor to 115 to 145 on the fifth. A reader who wants a particular floor can see from the table that every floor has all three types in the list, and that 1-room units are the most numerous on every floor except the first.

One entry in the list is worth a note. Units 17 and 18 point to the same plan image although the list gives them different types and areas, a 3-room unit of 49.8 m² and a 1-room unit of 30.8 m². That is a data entry on the site and not a statement about the building, but it is a reason to ask for the plan of the exact unit in writing and to compare its area with the registry record.

The broker sources print overlapping but different ranges, and the next table sets them beside the list. Korter’s counts by type add to 51, against its “53 listings for sale” line on the same page, and its 3-room range begins at 27.8 m², smaller than the smallest 1-room unit in the list. Avezor’s 2-room range begins at 47.9 m². Neither site says how its list was built.

The 13 parking spaces on the level minus one plan are a separate list. The developer’s parking plan for that level shows 13 numbered spaces, each marked sold. The building text says indoor and outdoor parking, Korter says underground and ground-level parking, and the booking page says free self-parking on site. How many spaces serve a building of 134 rooms, and whether any belong to the unit contract, is a question for the written reply.

Price indications for Archi Dialog Kokhta by source and date

Archi prints no price on the project page, so every figure in this section is a listing-site or broker indication and not an Archi price. Five prints are on record, from 2021 to 2026. They come from different sites, describe different things (a rate per square metre, a minimum price, two single units) and carry different dates, so they show what each site printed and do not describe a price path.

The older prints have the same structure as the newer ones. The geoln.com minimum of USD 29,960 equals USD 1,400 multiplied by 21.4 m², and the USD 29,400 in its FAQ equals USD 1,400 multiplied by 21 m². The current flats list has no unit below 26.9 m², so a unit of 21.4 m² is not in the list read for this guide, and geoln.com’s own text describes a 2021 pre-sale. The three prints from 2024 to 2026 are therefore not like for like with the 2021 print.

The two single-unit listings can be tested against the project rate. Multiplying the Korter rate of USD 2,052 by 26.9 m² gives USD 55,199, which is USD 674 above the USD 54,525 print (1.2 percent). Multiplying it by 45.3 m² gives USD 92,956, which is USD 347 below the USD 93,303 print (0.4 percent). The rate and the two listings are close but not identical, and the sources do not say whether the difference comes from the floor, the layout or the date.

The table multiplies the Korter rate by the sizes in the flats list. It shows the order of magnitude that the printed rate implies and nothing more: the rate is described as a starting rate, per-layout prices are “upon request”, and the flats list carries zero. The lari column uses the National Bank of Georgia’s official rate of USD 1 = GEL 2.5933 for 12 November 2026. A buyer needs the price list with unit numbers, floors, areas and the finish package, issued with a date.

Context for the rate comes from other sources only in part. Korter lists other Bakuriani projects with starting rates that run from USD 814 to USD 1,500 per m², according to its “popular projects” panel on the same page. The panel does not say what the other projects include, whether they are hotel-operated or whether they are finished, so the figures are not a comparison of like with like. The guide on Tbilisi real estate prices covers the capital and is not a Bakuriani reference.

Two further statements appear around the prices and are not repeated as facts here. The expired Korter listings carry long broker texts about hotel management and income, and the geoln.com page lists a personal discount certificate. Both are broker offers, outside the developer’s page, and none of their terms can be checked on archi.ge.

Hotel operation at Archi Dialog Kokhta: services, rooms and the management structure

What sets Archi Dialog Kokhta apart from a residential block is the hotel. Archi’s page says the aparthotel is provided with hotel services, concierge services, a restaurant, a bar and a terrace. The ArchiAward entry describes a contemporary hotel with 134 individually designed rooms, including studios, suites and family apartments, many with kitchenettes, balconies and mountain views.

It names a restaurant and bar called MARILI, and lists wellness amenities, kids’ play areas, entertainment zones, ski storage, a garden, a terrace, a 24-hour reception, an airport shuttle and concierge support, in a pet-friendly setting.

The only-apartments.com page describes the same building as an aparthotel with a terrace, a garden and a fireplace in the lobby, with 134 individually decorated guest rooms with kitchens, a snack bar, a 24-hour front desk, luggage storage, a library, free self-parking on site and buffet breakfast for a fee. It files the property under Borjomi, which is the municipality that contains Bakuriani according to the Wikipedia article on Bakuriani, and it prints the name Dialog Kokhta.

The three descriptions overlap on the restaurant, the bar, the terrace, the ski storage and the reception, and they differ on wellness facilities and class. A listing of services on a booking site or an award entry describes how the hotel is presented to guests, and it does not set out what an apartment owner is entitled to. Those entitlements sit in the sale contract, the hotel’s house rules and any management agreement.

No source read names the company that operates the hotel. The booking site and the award entry give the property name, and one broker listing describes a format in which the owner places the apartment in hotel operation under a management agreement with a revenue pool and an owner share.

The percentages, occupancy and income figures in that listing are broker statements; they are not reproduced here and are not published on archi.ge. The geoln.com page shows document labels for a contract of sale, a management contract and a presentation, whose content was not opened.

The questions that follow are structural. Is participation in hotel operation compulsory, optional or only a possibility? Who is the operator, and is it a company related to Archi? What does the management agreement say about its term, termination, fees, owner use of the apartment, the furniture package and its replacement, and what happens to common areas and the restaurant? How are service charges split between owners and the operator? A written answer to each is what separates an apartment that is simply furnished from one that is part of a hotel.

The registry record is the other half of the structure. A unit in a building that operates as a hotel can be recorded as an apartment or under another category; the category affects how the unit is described in the extract and may matter for the tax wording in section 9. The extract for the specific unit, issued by the Public Registry, shows the category, the area and any registered encumbrance, and it is the document to read next to the reservation form.

Location of Archi Dialog Kokhta Bakuriani: the Kokhta side of the Bakuriani resort

Bakuriani is a ski resort and a small town in the Borjomi municipality of the Samtskhe-Javakheti region. The Wikipedia article on Bakuriani gives its elevation as 1,700 metres, its population as 7,890 in August 2025 and its distance from Borjomi as 30 km, and it says the resort is connected with Borjomi by a narrow-gauge railway, 37 km long. Geostat, Georgia’s national statistics office, gives a different figure for Borough Bakuriani: 1,909 residents on 1 January 2026 (Geostat: population by cities and boroughs). The railway that the Wikipedia article mentions has been idle since 2020, as set out in the section on reaching Bakuriani below. The Georgian National Tourism Administration page on Bakuriani also gives 1,700 metres and describes Bakuriani as the country’s oldest winter resort.

The resort’s ski area is split into two parts, Didveli and Kokhta (also written Kokhta-Mitarbi). The Wikipedia article gives the maximum skiable altitude on Mount Kokhta as 2,269 metres and the highest lift at Didveli as 2,702 metres, and says the first ski base opened in 1932. The tourism administration gives December to March as the main period for mountain sports and counts twenty-three ski routes. The project is on the Kokhta side, which is the part of the resort the developer’s address text refers to.

The developer places Archi Dialog Kokhta on 9th of April Street, five minutes by car from the Kokhta ski lift in the address field and five minutes on foot in the share text. The award entry says about 300 metres to the slopes.

Korter describes the surroundings as a quiet mountain setting without noisy highways and lists, within a 5 to 10 minute drive, a botanical garden, a central park, a ski park, children’s parks, supermarkets, restaurants, a medical centre, a dental clinic and a pharmacy, and says the nearest supermarket is a five-minute walk away. Those are portal statements and were not verified on site.

The table below gathers every distance in the sources, each with its measure where one is stated. Where a source does not say whether a figure is by road or in a straight line, the table says so. The distance between the archi.ge coordinates and the point Wikipedia gives for Bakuriani (41.750 N, 43.533 E) is about 1.1 km in a straight line, calculated from the two points.

These figures come from five different sites and use different measures, so they are not a single survey. The ski-area figures on the booking page may be measured from the booking page’s own coordinate, which is about 2 km from the archi.ge point, and a buyer who wants a walking distance from the entrance to a lift should measure it from the actual door.

The distances are safest to read as a way of confirming that the building is on the Kokhta side of the resort and not as a precise walking time.

Reaching Archi Dialog Kokhta: Tbilisi, Borjomi and the seasons

Access to Bakuriani is by road from the capital or from Borjomi. The tourism administration puts the resort 180 km from Tbilisi and gives road times from Tbilisi of 2 hours 25 minutes, from Kutaisi 2 hours 35 minutes and from Batumi 4 hours 45 minutes. It adds that the resort can be reached by car or minibus, and that from Borjomi a small narrow-gauge railway, the “kukushka”, covers 37 km, with a railway bridge that the page says was built on plans drawn up by Gustave Eiffel. Georgia Today reported on 8 April 2026 that the line had been idle since 2020 and was planned to resume in January 2027, and on 9 October 2026 that it was expected to resume operations in December; the restart is thus planned for December 2026 or January 2027, and neither report gives a timetable (Georgia Today: railway restoration, 8 April 2026; Georgia Today: railway to resume, 9 October 2026).

For routes from the project’s own point, the public OSRM routing service was queried on 12 November 2026 from the archi.ge coordinates to three destinations. The figures are free-flow estimates along mapped roads, taken from a single point, and the destination points are approximate town and airport positions chosen for this guide, so they show an order of magnitude and not a timetable. Winter conditions and mountain roads can lengthen any of these journeys.

The OSRM time to Tbilisi is longer than the tourism administration’s figure and the distance is a few kilometres longer; both come from different starting points and methods, and neither is set against the other here. The distance to Borjomi is shorter than Wikipedia’s 30 km, which is described there as the distance of the resort from the town.

For anyone planning to use the apartment in winter, the practical point is the same either way: the last stretch is a mountain road, and the journey from the capital takes a few hours and not one.

The seasons matter for how the building is used. The ski months are December to March according to the tourism administration, and the same page describes the resort as a place for family holidays and extreme mountain sports in summer. The booking page’s buffet breakfast, the award entry’s wellness amenities and Archi’s four-season wording all describe a hotel meant to work across seasons. None of the sources read states occupancy, and the guide makes no statement about it.

Buying in Georgia: registration and the order of steps

The developer’s page prints no purchase steps, so the order below comes from Georgian law and the registry’s published fees. Under Article 183 of the Civil Code, buying an immovable thing takes two things: a written transaction, and registration of the buyer’s ownership right in the Public Registry. Ownership therefore starts at registration, and neither payment, a reservation form nor the handover of keys creates it.

Foreign buyers follow the same Civil Code route as Georgian citizens. Nationality matters for agricultural land, which the Organic Law on Agricultural Land Ownership restricts, and an apartment is not agricultural land. The guides on whether foreigners can buy property in Georgia and how to buy property in Georgia set out the general position and the usual sequence.

Registry fees follow the processing term the buyer picks and do not scale with the price. The NAPR fee page lists 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; at the official rate of GEL 2.5933 per USD for 12 November 2026 these are about USD 57.8, USD 104.1 and USD 135.0.

A buyer abroad can sign with a power of attorney legalised for use in Georgia or use the registry’s smart-contract service, which registers immovable property rights online through a booked virtual meeting. Georgia is listed in the Hague Conference status table for the Apostille Convention, with entry into force on 14 May 2007.

For a completed building the sequence is shorter than for an off-plan one, since there is no construction stage to track, but the documents differ. The buyer asks for the completion and commissioning paperwork, the registry extract for the unit and the hotel documents, and the contract names the unit, its area and its finish. For a unit sold after hotel operation has begun, the buyer also asks whether the unit is let to guests at the time of sale and on what terms.

Taxes, residence and financing for a foreign buyer

Georgia rewrote the property-tax rules for individuals on 30 September 2026 through Law No. 1874, which the consolidated Tax Code on matsne.gov.ge records among its amendments.

For a natural person’s property other than land, Article 202(5) now provides a rate between 0.8 and 1 percent of the market value at the end of the previous year, and under Article 206(1)(a) the property is exempt where the family earned no more than GEL 100,000 in the previous year. The EY Georgia Tax and Law Brief for July to September 2026 reports the exemption change and gives the earlier threshold as GEL 40,000.

Guides written before 30 September 2026 carry the older bands and threshold and no longer match the Code. The filing calendar is on the Revenue Service’s property tax page: declaration by 1 November and payment by 15 November, moved to the next working day if either date is a day off. The guide on property tax in Georgia sets out the steps.

As an illustration, the Korter studio listing of USD 54,525 is GEL 141,400 at the official rate of GEL 2.5933 per USD, and the Code’s range of 0.8 to 1 percent would be GEL 1,131 to GEL 1,414 a year if it applied to that value; the 2-room listing of USD 93,303 is GEL 241,963, and the range would be GEL 1,936 to GEL 2,420. The market value used and the family-income test are set case by case, and the exemption may mean no tax is due.

Two other rules in the Code refer to the type of property. Article 81(2) taxes rent from “residential space” let for residential purposes at 5 percent where no deductions are made, and Article 82(1)(f.a) exempts the surplus from selling a residential apartment (house) owned for more than two years.

Whether a unit in a hotel-operated building falls under those words, and how income paid through an operator is classified, is not addressed in any source read here, and it belongs among the written questions and with a tax adviser.

For residence, 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, set by a certified assessor, and an investment residence permit for property exceeding USD 300,000.

The Law on the Legal Status of Aliens and Stateless Persons states the first threshold in the same terms in Article 15(j). The test is the assessor’s valuation and not the contract price. Steps for applying are set out in the residence permit guide.

The table compares printed and calculated figures with the statutory number and does not predict an assessor’s valuation. At the printed rate, every unit in the flats list is below USD 150,000, and the rate would have to reach about USD 2,322 per m² for the largest unit (64.6 m²) to exceed it. A buyer who wants a residence permit through property would need a valuation, and a price list with the unit’s area, to know where a specific unit stands.

On financing, the National Bank of Georgia’s PTI and LTV page sets a loan-to-value limit of 90 percent for loans in lari and 70 percent for foreign-currency loans, and payment-to-income limits of 25 percent (lari) or 20 percent (foreign currency) for net monthly income under GEL 1,500, rising to 50 and 30 percent from GEL 1,500.

Korter says a mortgage from TBC Bank and instalment terms are available for the project; each bank decides its own terms for non-residents, and the guide on mortgages for foreigners in Georgia covers the financing side.

What to ask for in writing before reserving at Archi Dialog Kokhta

Because the developer’s page leaves so much unpublished, the list below turns each gap into a document or an answer that a buyer can request before paying. Part of it fits into a reservation form, and the remainder belongs in the sale agreement.

1. The price list with unit numbers, floors, areas and the finish and furniture package, with the date the list was issued and whether the price includes VAT.
2. The entity that signs the sale contract, its full legal name and registration details, and its relation to the company that operates the hotel.
3. The unit’s registry extract, with the cadastral code, the category of the unit, its area and any registered encumbrance or lease.
4. The unit’s own plan, with room areas and the summer area stated separately, checked against the registry area.
5. The handover and commissioning documents for the building, and a statement of what handover means for a furnished unit: keys, a signed acceptance act or registration.
6. The payment schedule, the account that receives each payment, the rule for refunding a deposit and the instalment terms that Korter says exist.
7. The name of the hotel operator, the term of its agreement with the developer or the owners, and what that agreement says about the apartments.
8. The management agreement, if one applies: whether it is compulsory or optional, its term, fees, termination, owner use of the apartment and what the owner receives.
9. The service-charge schedule, how the charge is split between owners and the operator, and the rules for the restaurant, bar, lobby and other shared areas.
10. The furnishing inventory by unit, and who replaces furniture and appliances and who pays for it.
11. The number of parking spaces, whether one belongs to the unit and on what terms, given that the parking plan shows 13 spaces marked sold.
12. The total number of units in the building and how many are for sale, given that the sources print 60, 134 and 146.
13. The tax treatment that applies to the unit and to any income through an operator, confirmed by a Georgian tax adviser.
14. If the buyer signs from abroad: the form of the power of attorney, or the date of the booked registry meeting.

How Archi Dialog Kokhta Bakuriani compares with the other Archi projects

No other Archi listing on this site is in Bakuriani, so the comparison below sets Archi Dialog Kokhta beside Archi’s other projects that carry hotel branding or lie outside central Tbilisi, plus two Tbilisi blocks that are partly completed. Each row gives the status and the information archi.ge and third parties publish, as read on 12 November 2026. The table makes no claim that one project is better than another, and the projects differ in location, size and purpose.

Two points stand out in the table. Archi Dialog Kokhta is the only one in the group that archi.ge shows as completed at the level of the whole building, and the only one in a mountain resort.

The developer’s other hotel-type project in Batumi, Archi Ramada Batumi, and the lake resort at Sioni, Sioni Lake Resort and Spa Georgia, are under construction, and the hotel-brand wording for each is covered on its own page. All the projects have the same gap on the developer’s side: archi.ge prints no price for any of them.

Archi also announced a joint development in Kobuleti with NEXT in a release dated 2 June 2026 on archi.ge (release); NEXT’s Kobuleti Beach Resort listing is on this site, and the release is the source for the joint-development wording. It is a different project, on the Black Sea coast, and is not part of the comparison.

Archi (developer)

Archi is the developer named on the project page. Its About page says the company’s history began in 2006 and that its main activities are construction and development. The counters on that page, read on 12 November 2026, show 55 completed projects, 31 ongoing projects, 20 years of experience, 1,568,653 m² of completed construction and 1,238,468 m² under construction.

The page’s text mentions the Bakuriani aparthotel among its projects and says Archi built an Ytong block factory in partnership with the German company Xella, with a stated investment of USD 15 million.

Archi’s news item “Archi Turns 15” (5 July 2021) says the company was founded in 2006 by Ilia Tsulaia, Meni Benish and Irakli Kapianidze, and that it joined the development industry in 2008.

A news item of 13 June 2024 says Archi signed an audit agreement with Deloitte for its consolidated IFRS financial statements and quotes Shio Khetsuriani as chief executive (archi.ge). These are statements by the company; no shareholder register or ownership percentages were found in public sources, and the company registry was not queried for this guide.

The launch news item for the project, dated 20 July 2020 on the site, announced Archi Kokhta as a planned five-storey project with furnished apartments and a recreation area. The company’s site and the sources read do not name the legal entity that sells units in Archi Dialog Kokhta; the list in section 10 asks for it.

Frequently asked questions

What is Archi Dialog Kokhta Bakuriani?

Archi Dialog Kokhta is a five-storey aparthotel building on 9th of April Street in the Kokhta part of the Bakuriani ski resort. Archi describes it as having hotel and concierge services, a restaurant, a bar and a terrace, with apartments that are renovated, furnished and equipped. Archi’s page lists it as completed, and its data record marks it as a hotel. Section 1 gives the key facts and section 2 sets each source side by side.

Does Archi publish a price for these apartments?

No. The project page prints no price, and the public flats list shows a price of zero for every unit. Listing sites print indications: Korter shows a starting rate of USD 2,052 per m² as of 25 October 2026, geoln.com USD 1,400 per m² on a page published in 2021, and Realting a minimum of USD 56,000 updated in July 2024. These are not Archi prices, and section 4 shows them with their dates.

How many units are there?

The sources disagree. Archi’s project list gives 74 sold and 60 for sale, which adds to 134, and its public flats list holds 60 units. The ArchiAward entry and a booking page print 134 rooms, while Korter and geoln.com print 146. The page’s own counters read zero. The guide shows all of these and does not choose; the total belongs in the contract documents.

Is Archi Dialog Kokhta Bakuriani finished?

Archi’s page gives the status as Completed at 100 percent, with no handover date. Korter prints “delivered in 2022” and geoln.com prints a finish date of April 2022 on a page published in May 2021. The page record on archi.ge carries a creation date of 7 September 2022. A buyer should ask for the commissioning documents for the building and the registry extract for the unit.

Where exactly is it, and how far is the Kokhta lift?

The address is 9th of Aprili Street, Bakuriani, on the Kokhta side of the resort. The developer’s English page says a five-minute drive to the Kokhta lift in one field and five minutes’ walk in another; the ArchiAward entry says about 300 metres to the slopes. Sources also print two coordinates about 2 km apart. The cadastral code in the registry extract is the safe way to locate the plot.

Are the apartments residences or hotel rooms?

The developer’s data marks the accommodation type as Hotel, and its text calls the building an aparthotel with hotel services. The guide therefore does not call the units residences. How the unit is recorded in the Public Registry, who operates the hotel and what a management agreement says are questions for written answers; section 5 and the list in section 10 set them out.

Can a foreigner buy at Archi Dialog Kokhta Bakuriani?

Georgian law lets foreigners acquire apartments on the same terms as citizens; the restriction applies to agricultural land. The sale must be in writing and ownership is registered in the Public Registry under Article 183 of the Civil Code. The guide on whether foreigners can buy property in Georgia covers the general position, and section 8 lists the steps and registry fees.

Does buying at Archi Dialog Kokhta give a residence permit?

Not by itself. Georgia’s short-term residence permit applies to property other than agricultural land with a market value exceeding USD 150,000 equivalent in lari, set by a certified assessor. Every printed or calculated price for this building is below that number, and the largest unit at the Korter rate is USD 132,559. Section 9 sets out the comparison; the residence permit guide gives the process.

What property tax applies?

Since 30 September 2026 a natural person’s property other than land is exempt if the family’s income in the previous year did not exceed GEL 100,000. Above that, the Tax Code sets 0.8 to 1 percent of market value. The declaration is due by 1 November and payment by 15 November. Older guides show a GEL 40,000 threshold and lower bands, which no longer match the Code. Section 9 has the figures.

What should a buyer ask for before reserving at Archi Dialog Kokhta?

The price list with unit numbers and the date it was issued, the full name of the contracting entity, the registry extract for the unit, the unit plan, the handover documents, the payment schedule and account, the operator’s name and the management agreement, the service-charge schedule, the furnishing inventory and the parking terms. Section 10 gives the full list with reasons.

Sources and last check

Last checked: 12 November 2026. Sources:

• Archi: Archi Dialog Kokhta project page, 12 November 2026
• Archi: Archi Kokhta, new project in Bakuriani, news item dated 20 July 2020
• Archi: About page, 12 November 2026
• Archi: Archi Turns 15, news item dated 5 July 2021
• Archi: Archi and Deloitte signed an audit service agreement, 13 June 2024
• Archi: Archi and NEXT announce joint development of Kobuleti Beach Resort, 2 June 2026
• Korter: Archi Kokhta in Bakuriani, prices as of 25 October 2026
• Korter: studio listing, 26.9 m², shown as expired
• Korter: 2-room listing, 45.3 m², shown as expired
• ArchiAward: Dialog Kokhta Bakuriani entry
• Realting: Apart hotel Archi Kokhta, updated 29 July 2024
• geoln.com: Archi Kokhta, page published 13 May 2021
• Avezor: Archi Kokhta in Bakuriani, page dated 19 June 2026
• only-apartments.com: Dialog Kokhta (undated)
• Wikipedia: Bakuriani
• Georgian National Tourism Administration: Bakuriani
• OSRM routing service, queried 12 November 2026
• Civil Code of Georgia, Article 183 (matsne.gov.ge)
• Tax Code of Georgia, English text (matsne.gov.ge)
• Law on the Legal Status of Aliens and Stateless Persons (matsne.gov.ge)
• Organic Law on Agricultural Land Ownership (matsne.gov.ge)
• NAPR: immovable property registration fees and terms
• NAPR: informational services fees
• NAPR: smart-contract registration service
• Public Service Development Agency: residence permits
• Revenue Service of Georgia: property tax
• EY Georgia: Tax and Law Brief, July to September 2026
• National Bank of Georgia: official exchange rates (USD 1 = GEL 2.5933 for 12 November 2026)
• National Bank of Georgia: PTI and LTV requirements
• Hague Conference on Private International Law: Apostille Convention status table

This is not legal, tax or financial advice.