Archi Guramishvili Tbilisi: Sources and Prices Guide (2026)

Archi Guramishvili Tbilisi is a 32-storey multifunctional building on Guramishvili Avenue in the Nadzaladevi district, and per the developer (archi.ge, checked 12 November 2026) its construction status is Ongoing with a progress figure of 87 percent.

This guide to Archi Guramishvili Tbilisi reads the developer page beside what Korter, a reseller catalogue and a broker listing print, each figure with its source and date. The developer page prints no price and no handover date, so the guide sets the figures next to each other without choosing between them. It adds the monthly construction log, the public flat list, the surroundings of Ghrmaghele metro station and the Georgian rules on buying, tax and residence.

Overview of Archi Guramishvili Tbilisi

Per the developer (archi.ge project page, checked 12 November 2026), the building stands at Guramishvili Avenue, Tbilisi. Its address note says it is being built on Ksani street, 100 metres from Ghrmaghele metro station, while the developer’s Georgian-language text and its news item of 16 November 2021 speak of a two-minute walk. The developer shows the status Ongoing and the progress figure 87 percent; the page does not say what that percentage measures, for example floors, works or cost.

The text describes a multifunctional building of 32 floors with a 1,500 m² green yard and a children’s playground, and four levels of parking. The infrastructure icons show a playground, commercial space, parking, a generator and a water reservoir. The materials list names Ytong block, Heidelberg concrete, low-emission glass, HPL panels and Caparol paint. The developer’s promotional wording about the location is left out here.

The sale counters on the page read zero for flats for sale and for flats sold, the price field is empty and no payment terms are filled in. The only unit-level data on the developer’s side is the public flat list behind the page, which holds 151 records, and the parking map; both are examined in section 5. Third parties print much larger unit totals, which section 2 sets out.

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

The four sources below were opened on 12 November 2026; the Korter prices carry the date 25 October 2026 and the Realting listing was last updated on 31 July 2024. The table repeats each source’s words and figures, including the places where they differ, and it does not choose among them.

Three differences matter for how the numbers are read. First, the unit totals may describe different things: Korter prints 1,175 apartments, sea-inside.net prints 591 lots, and the developer’s public list carries 151 records. Korter’s availability line adds to 210 (10, 151 and 49), which is a third figure. None of the sources explains how its count was made.

Second, the handover wording differs in kind rather than only in date. Korter prints a quarter, Realting prints the year of construction as 2025 in a listing last updated in July 2024, sea-inside.net prints that the date is to be confirmed, and archi.ge prints none. Korter’s Q1 2027 ends on 31 March 2027, which is 169 days after the last developer log entry of 13 October 2026; that interval is a calculation, not a statement by any source.

Third, floor 5 is treated differently. The developer page flags floor 5 as having all flats sold, and the flat list holds no flat on floor 5, while sea-inside.net shows lots 141, 146 and 156 on floor 5 as available. The finish also reads differently: Korter describes a frame-type package, sea-inside.net says turnkey. Both are reported as printed, and a written specification from the seller is the way to settle what a given unit includes.

Price indications by source and date

The developer prints no price, so every price below is a listing-site, reseller or broker indication or a statistical median, never an Archi price. The table gives each figure with what it covers and its date.

The sea-inside.net lots can be turned into a per-m² range by division: the 20 printed lots run from USD 1,060 to 1,137 per m², with a median of USD 1,093. Those are calculated figures, not prices printed by the source.

By type, the one lot called “2 bedrooms” is 67.5 m² at USD 71,523; the 12 “3 bedrooms” lots are 76.1 to 90 m² at USD 84,954 to 97,550; the 7 “4 bedrooms” lots are 120.4 to 120.6 m² at USD 131,608 to 131,826. The headline of USD 59,000 does not appear among the printed lots.

To see what the Korter per-m² figure implies at the sizes in the developer’s flat list, the next table multiplies USD 1,151 by four sizes. It is arithmetic for orientation only: neither Korter nor the developer prints these totals, and a real price depends on the unit, the floor and the finish.

The lari column uses the National Bank of Georgia official rate of 12 November 2026 (USD 1 = GEL 2.5933), which the bank publishes on its currency page; the conversion is a calculation and a contract in lari or dollars sets its own rate.

On the same rate the Korter starting price is about GEL 2,985 per m². The Geostat medians are quoted in lari by the statistics office, so the dollar equivalents in the table above are conversions as well.

The comparison of sources is limited by what each measures. Geostat reports median offer prices of new flats by district, Galt & Taggart reports averages of white-frame primary-market sales, Korter reports a starting price for one project and sea-inside.net lists asking prices of individual lots.

Geostat also prints Tbilisi-wide medians by finish state: GEL 3,287 per m² for black frame, 3,752 for white frame and 4,493 for green frame, and the finish a given unit is sold in changes the comparison.

On payment terms, sea-inside.net prints 10 percent down and 90 percent in monthly payments until construction ends, with conditions that may vary. Korter mentions instalments and a TBC mortgage without a schedule. Neither is a developer schedule, because archi.ge leaves its payment-terms field empty. The written payment schedule belongs in the list in section 9.

The construction log to 13 October 2026, block by block

The archi.ge project page carries a progress log of 66 entries between 3 January 2023 and 13 October 2026: 24 entries in 2023, 23 in 2024, 9 in 2025 and 10 in 2026. Fifty-five entries have text, the first dated 23 May 2023, and the longest gap between two entries is 117 days. The last entry is 1,379 days after the first and 1,239 days after the first text entry; both are calculated from the dates.

Until August 2025 the entries speak of a first part and a second part; from 30 September 2025 they speak of blocks A and B. The page does not say that these labels name the same two sections, and its status panel still shows one project. The table keeps the wording of each entry. Floor counts below are what the log states, not an independent count.

The last entry, dated 13 October 2026, lists work by trade for block A (32 floors) and block B (31 floors). The table gives the floor ranges the log prints and the number of floors each range covers, which is a count of the range and not a measure of completion of a floor.

Block A also lists balcony façade cladding on floors 2 to 29 and roof insulation as in progress, and staircase cladding and a ventilated façade on floors 1 to 29 as starting.

Earlier entries mention commercial premises: the block A text of 3 April 2026 has blockwork of commercial premises from the -3rd to the -1st floor in progress, and the block B text of 8 September 2026 has blockwork of commercial premises from the -3rd to the 1st floor completed. The log names no flooring, paint or sanitary items, so the finish of the flats cannot be read from it.

Korter keeps its own construction photo series for the building, with five fixed viewpoints and a latest update in November 2026. The developer’s page also offers gallery renders. Neither the log nor the photo series defines the 87 percent figure, and a site visit or an engineer’s report is the usual way to match a progress figure to the work actually in place.

The public flat list and the parking map

The developer’s public flat data (flat filter data and flat search list) lists 151 flats for project 334 among 4,159 flats across all Archi projects. None is marked sold or booked, and the price field is 0 for each. The records give rooms, total area, a living area, a “summer” area, and the floor. The data does not define the summer area, and the guide reports it as printed; for every record the total equals living plus summer.

The overall mean area is 91.2 m². The balcony-type share of the total is about 21 percent in the two-room flats, 19.5 percent in the three-room flats and 30.9 percent in the four-room flats, so the living area is a smaller part of the total than the headline size suggests. The biggest four-room flats of 120.1 to 120.6 m² carry about 40 m² of summer area each.

By floor, the list is weighted to the top of the building: floors 1 to 5 hold 10 flats, floors 6 to 10 hold 6, floors 11 to 15 hold 5, floors 16 to 20 hold 14, floors 21 to 25 hold 35 and floors 26 to 32 hold 81.

Floor 5 has no flat in the list, in line with the all-sold flag the page shows for it. This is a list of records that the developer’s system served on 12 November 2026, and it is not a statement of what is open for sale; the counters on the page read zero, and the seller’s written availability list is the reference for a reservation.

Korter’s sizes and room counts do not follow the same grouping. It lists 51.8 to 120.6 m², and its availability line has 151 three-room entries, where the developer list has 87 three-room flats. The two figures of 151 are separate counts that happen to coincide. Korter and sea-inside.net also use bedroom wording for what the developer calls rooms, and a written floor plan with the unit number settles which layout is meant.

The parking map shows 349 spaces numbered 1 to 313 and 317 to 352, of which 124 are flagged as sold. The page text speaks of four levels, and the map levels are -3, -2, -1 and 1. A parking space may be priced separately from a flat, so whether it is included in a price, sold apart or leased is a question for the seller in writing.

Location of Archi Guramishvili Tbilisi: Sanzona, Nadzaladevi and Ghrmaghele metro

The building is in the Nadzaladevi district of Tbilisi, the capital city of 1,369.4 thousand people on 1 January 2026 according to Geostat, which is 34.7 percent of the 3,941.1 thousand counted in Georgia as a whole. Korter places it in Sanzona, one of the neighbourhoods Wikipedia lists for Nadzaladevi along with Nadzaladevi itself, Temka, Lotkini and Avshniani. The same article gives the district a population of 154,500 in 2017, a 2017 figure and not a current one.

The text of sea-inside.net places it in “Didube and Digomi”, which is the name of the neighbouring Didube district; Wikipedia says that district includes Didube and the Digomi Massive. The heading of the same catalogue page and Korter say Nadzaladevi, so the guide uses that district and records the other wording in section 2.

The nearest station is Ghrmaghele on the Akhmeteli-Varketili Line. Wikipedia gives its opening as 28 November 1985, describes an underground island platform and lists its coordinates as 41.765543, 44.789869. Its neighbours on the line are Guramishvili, opened on 16 November 1985 and formerly called Temka, and Didube, a surface-level interchange next to Didube Bus Station.

The Tbilisi Metro opened on 11 January 1966 and has two lines and 23 stations; its operator, Tbilisi Transport Company, states that it is wholly owned by Tbilisi City Hall and has run the metro since 1966.

The developer’s map marker sits at 41.76828, 44.78714. The straight line from that marker to the Ghrmaghele coordinates is 0.38 km and the walking route that the OpenStreetMap routing service computes is 0.48 km, about 6.4 minutes at the service’s walking speed.

The developer’s 100 metres and two-minute walk are statements of the developer; the page does not say which points they are measured between, and both a marker and a station coordinate are points, not entrances. The calculated figures are set beside them in the table and are not offered as a correction.

The routes were computed on 12 November 2026 from the developer’s map marker to the coordinates that Wikipedia prints for each place, using the OpenStreetMap routing service for walking and car profiles and the Project OSRM server as a cross-check for the car times.

The routing services do not use live traffic, so their car times are estimates for free-flowing roads. Korter prints its own travel times from the complex: about 40 minutes to the centre by public transport or 20 minutes by car, and 35 minutes to the airport by car. They are another source’s figures and are not reconciled with the calculated ones.

The Wikipedia pages for Tbilisi Central Station, Tbilisi Sea, Liberty Square and the airport are used here only for their coordinates. Anyone planning daily use of the metro should read the operator’s page for the fare and timetable that apply on the day, since these change. For a wider view of the Tbilisi market and the districts around it, the Tbilisi real estate prices guide and the Tbilisi city page cover other areas and projects on this site.

Buying in Georgia: the registration steps in order

Foreign individuals can acquire non-agricultural real estate in Georgia, which the guide on foreigners buying in Georgia explains in plain terms. For a flat the legal frame is short. Article 183 of the Civil Code requires a written transaction and registration of the acquirer’s ownership right in the Public Registry, and the right exists only once the registration is made.

The National Agency of Public Registry sets the fees and terms. Registering a change or origin of an ownership right costs GEL 150 in 4 working days, GEL 270 in 1 working day and GEL 350 on the day of filing; the same three fees apply to registering an obligation connected with an ownership right.

An extract from the register costs GEL 20 in 1 working day, GEL 13 if requested online, GEL 75 the same day and GEL 52 the same day online, and an English-language extract adds GEL 26. The agency also offers online registration through a smart contract, booked as a virtual meeting.

The registry’s fee list names a separate service for registering an obligation related to an ownership right, which may be the entry used for a contract on a unit not yet built; the seller should say in writing which entry will be made, and the extract shows it once filed. The how-to-buy guide walks through the sequence for a first purchase, and the guide to buying from abroad covers signing by power of attorney and the use of an apostille.

On a new building the first question is whether the seller signs as the project company, as a group company or as an intermediary, since the registry extract and the contract must name the same legal entity. A reservation is not a registered right. For Archi Guramishvili Tbilisi the developer page does not name a contracting entity, which is why section 9 asks for it in writing.

Taxes, residence and financing for a foreign buyer

Taxes are set in the Tax Code of Georgia, which the Revenue Service (rs.ge) administers. The figures below follow the Code and the EY Georgia tax brief for July to September 2026; the property tax guide on this site explains the yearly routine.

Since 30 September 2026 (Law No. 1874) a natural person’s taxable property other than land is exempt if the family’s income in the previous year did not exceed GEL 100,000, and above that the rate is 0.8 to 1 percent of the property’s market value at the end of the previous year.

The Revenue Service’s property-tax page for 2026 is a calculator in Georgian with the options “does not exceed” and “exceeds” GEL 100,000, which matches the threshold above. Because the tax is computed on market value, a buyer should keep the purchase contract, the registry extract and any assessor report together. Rental and sale rules are listed for completeness; this guide makes no statement about income from a flat.

Residence follows Article 15(j) of the Law on the Legal Status of Aliens and Stateless Persons. A short-term residence permit may be issued to an alien who holds ownership of immovable property in Georgia, other than agricultural land, with a market value exceeding USD 150,000 equivalent in lari, and also to the spouse and children.

The market value is set by a certified assessor of an accredited body. Under Article 16(1)(f) the permit is extended one year at a time and ends if the ownership right ends. The residence permit guide gives the practical route.

USD 150,000 equals GEL 388,995 at the rate of 12 November 2026. Every price figure found for the building, printed or calculated, is below that level: the highest sea-inside.net lot is USD 131,826, the biggest flat in the list at the Korter per-m² figure is USD 138,811, and USD 150,000 would correspond to about 130.3 m² at USD 1,151 per m², larger than any flat in the list.

These are comparisons of asking figures with the legal wording, which speaks of assessed market value; the assessor’s figure may differ from a contract price, and the rule does not depend on what is paid.

The Migration Agency fees for the permit decision are GEL 300, 450 or 600 depending on whether the decision is made by the 30th, 20th or 10th calendar day. The investment residence permit is a separate route in Article 15(h) and applies to investments of at least USD 300,000.

For lending, the National Bank of Georgia sets a loan-to-value limit of 90 percent for lari loans and 70 percent for foreign-currency loans, and payment-to-income limits of 25 percent (income below GEL 1,500) or 50 percent for lari loans and 20 or 30 percent for foreign-currency loans. The mortgage guide covers how banks treat non-resident applicants.

What to ask for in writing before reserving

The developer page leaves price, payment terms, handover and unit totals blank, and the catalogue figures differ. A short written reply to each item below turns the gaps into a document that can be checked, before any reservation sum is paid.

1. A price list with unit numbers, floors, areas and the price of each unit in a named currency, dated.
2. The handover date in the sale contract, and what is meant by handover: key transfer, a signed acceptance act or registration of the ownership right.
3. The full legal name and registration details of the entity that signs the contract and receives the payments, and the account the money goes to.
4. The building permit and the permit stages that apply to the 32 floors and the commercial space, in the form the municipality issued them.
5. The payment schedule with each date and amount, and whether any sum is held in escrow or a project account until a defined stage.
6. The finish handed over, in writing: Korter’s frame-type package or the turnkey wording of sea-inside.net, with the list of items for each room.
7. What the area figures mean for a unit: total, living and “summer” area as in the developer list, and which areas the price is multiplied by.
8. Whether a parking space is included, sold apart or leased, with the number from the parking map and the price.
9. The registry extract for the land and the unit, and the cadastral number; Korter prints 01.12.01.005.040, which this guide has not checked in the register.
10. The service charge for the common areas, the generator and the water reservoir, and who manages the building after handover.
11. The cancellation terms, what happens to the reservation sum, and the language and law that govern the contract.
12. The unit-level availability on the day, since the page counters read zero and sea-inside.net shows lots on a floor the developer flags as sold.

Treat the list as a normal due-diligence list for any off-plan purchase and not as a sign of a problem with this building. Many answers will sit in the contract itself; the useful step is to read them there and to confirm the registry entry before the final payment.

How this building sits beside the other Archi projects in Tbilisi

Archi lists several other residential projects in Tbilisi. The table gives what archi.ge prints for each on 12 November 2026 and the Korter indication where one was read; each name leads to its own guide on this site. No ranking is implied, since sites, sizes and stages differ.

At 87 percent on archi.ge, Archi Guramishvili Tbilisi shows a higher progress figure than Archi Universe (65 and 67 percent) and Archi Panorama (33 percent), while blocks A and B of Kikvidze Garden show 100 and 99 percent; Kikvidze Garden is also in Nadzaladevi.

The Korter per-m² indications range from USD 1,240 to 2,887 across the projects it prices, and the Guramishvili figure of USD 1,151 is below that range. Differences of this kind reflect location, finish and stage as much as developer.

Outside Tbilisi, Archi also appears in a joint development on the coast: Kobuleti Beach Resort, which archi.ge announced with NEXT on 1 June 2026. For the wider Georgian picture, the Georgia portfolio page lists the countries and cities with listings on this site.

Archi (developer)

Archi presents itself on archi.ge as a Georgian development group. Its counters on the About page, read on 12 November 2026, show 55 completed projects, 31 ongoing projects, 20 years of activity, 1,568,653 m² completed and 1,238,468 m² under construction. The descriptive paragraph on the same page gives older figures of 51 projects and 30 under construction, with 1,058,723 m² and 45,000 residents, so the page carries two sets of numbers and the guide reports both as printed.

A developer news item of 4 July 2021, titled “Archi Turns 15!”, says the company was founded in 2006 by Ilia Tsulaia, Meni Benish and Irakli Kapianidze and that Zaza Pachulia has been a co-owner since 2018. A news item of 13 June 2024 reports that Archi engaged Deloitte to audit consolidated financial statements under IFRS. The About page also describes a factory producing Ytong blocks in cooperation with Xella.

A group page does not name the legal entity behind this building, and the project page does not either, which is why the contracting entity appears in the list in section 9. The developer also announced a joint development at Kobuleti with NEXT on 1 June 2026 (see archi.ge news). The company’s own claims about its position in the market are its statements and are not repeated here.

Frequently asked questions

What is Archi Guramishvili Tbilisi and who is building it?

The building is a 32-storey multifunctional block on Guramishvili Avenue in the Nadzaladevi district, developed by Archi. Per the developer (archi.ge, checked 12 November 2026) its status is Ongoing at 87 percent, with a green yard of 1,500 m², a playground and four levels of parking. The page says the building is on Ksani street, 100 metres from Ghrmaghele metro station. The page does not define the 87 percent, and the construction log has its last entry on 13 October 2026.

Does archi.ge print a price or a handover date for Archi Guramishvili Tbilisi?

No. On 12 November 2026 the developer page has an empty price field, an empty payment-terms field and no handover date, and the flat list shows a price of 0 for every one of its 151 records. Korter prints a starting price of USD 1,151 per m² and a next delivery in Q1 2027, sea-inside.net prints a headline from $59,000 and a handover date still to be confirmed. These are third-party figures, not Archi prices.

How far is Archi Guramishvili Tbilisi from the metro?

Per the developer, 100 metres from Ghrmaghele station, with a two-minute walk in its other texts. Korter and Realting also print about 100 m. The calculated straight line from the developer’s map marker to the station coordinate on Wikipedia is 0.38 km, and the OpenStreetMap walking route is 0.48 km, about 6.4 minutes. The sources do not say what the 100 metres is measured to, so the figures stay side by side.

How many flats are there in the building?

No source gives a single agreed total. The developer page counters read zero and its public flat list holds 151 records, 3 two-room, 87 three-room and 61 four-room. Korter prints 1,175 apartments in the project and 31 listings for sale, and sea-inside.net prints 591 lots with 284 in its selection. They may count different things, none explains its method, and a unit-by-unit list from the seller is the way to confirm what exists and what is open.

What do third-party sites print for the price per square metre?

Korter prints a starting price of USD 1,151 per m² as of 25 October 2026. A broker listing on Realting, updated 31 July 2024, prints “from USD 1,100” without naming the unit. The 20 lots printed by sea-inside.net on 12 November 2026 work out at USD 1,060 to 1,137 per m², by division. Geostat’s Q3 2026 median for new flats is GEL 3,932 per m² in Nadzaladevi, about USD 1,516 at the NBG rate.

What flat sizes appear in the developer list?

Three groups of room counts: two-room flats of 70.6 m² on floors 29 to 31, three-room flats of 64.6 to 88.7 m² with a mean of 77.2 m², and four-room flats of 89.3 to 120.6 m² with a mean of 112.2 m². The overall range is 64.6 to 120.6 m² and the mean 91.2 m². Korter prints a lower bound of 51.8 m² and sea-inside.net a lower lot of 67.5 m², which the developer list does not contain.

Can a foreigner buy a flat here and how is ownership registered?

Foreign individuals may acquire non-agricultural property in Georgia. The Civil Code requires a written transaction and registration in the Public Registry. The registry fee is GEL 150 in 4 working days, GEL 270 in 1 working day or GEL 350 on the day of filing, and an extract costs GEL 20 to GEL 75, plus GEL 26 in English. A contract signed abroad needs an apostille, and the Hague Convention has applied to Georgia since 14 May 2007.

What property tax applies from 30 September 2026?

Under the Tax Code as amended on 30 September 2026 by Law No. 1874, a natural person’s property other than land is exempt if the family income in the previous year did not exceed GEL 100,000. Above that the rate is 0.8 to 1 percent of the market value at the end of the previous year. The Code sets 1 November for the declaration and 15 November for payment, and the Revenue Service calculator for 2026 offers the same two options.

Does a flat here reach the USD 150,000 residence threshold?

The Law on Aliens requires a market value exceeding USD 150,000 equivalent, set by a certified assessor, for the short-term permit. Every asking price found is below that: the highest lot at sea-inside.net is USD 131,826, and the biggest flat at the Korter per-m² figure works out at USD 138,811 by calculation. USD 150,000 is GEL 388,995 at 2.5933 per USD. The assessed value may differ from a contract price, so the assessor’s report is the only reference.

What should be in writing before reserving a unit?

At least the price list with unit numbers, the handover date in the contract, the legal name and account of the contracting entity, the permits, the payment schedule and any escrow, the finish specification, the parking terms, the registry extract with the cadastral number, the service charge and the cancellation terms. Section 9 gives the full list. The developer page leaves the first three blank, so they should be requested from the seller before any sum is paid.

Sources and last check

Last checked: 12 November 2026. Sources:

• Archi: Archi Guramishvili project page
• Archi: public flat filter data for project 334
• Archi: public flat search list
• Archi: news item of 16 November 2021
• Archi: About page
• Archi: news “Archi Turns 15!”, 4 July 2021
• Archi: Deloitte audit agreement, 13 June 2024
• Archi: Kobuleti Beach Resort joint development, 1 June 2026
• Korter: Archi Guramishvili, prices as of 25 October 2026
• sea-inside.net: Archi Guramishvili catalogue page, 12 November 2026
• Realting: Archi Guramishvili, updated 31 July 2024
• National Agency of Public Registry: immovable property registration fees
• National Agency of Public Registry: informational services fees
• National Agency of Public Registry: smart contract registration
• Legislative Herald of Georgia: Tax Code of Georgia
• Legislative Herald of Georgia: Law on the Legal Status of Aliens and Stateless Persons
• Legislative Herald of Georgia: Civil Code of Georgia
• Revenue Service of Georgia: property tax calculator
• EY Georgia: Tax and Law Brief, July to September 2026
• Public Service Development Agency: residence permits and fees
• National Bank of Georgia: official exchange rates
• National Bank of Georgia: PTI and LTV requirements
• Geostat: Residential Property Price Index, Q3 2026
• Geostat: population as of 1 January 2026
• Galt & Taggart: Tbilisi Residential Real Estate, January 2026
• HCCH: Apostille Convention status table
• Tbilisi Transport Company: about the company
• Wikipedia: Ghrmaghele (Tbilisi Metro)
• Wikipedia: Guramishvili (Tbilisi Metro)
• Wikipedia: Didube (Tbilisi Metro)
• Wikipedia: Tbilisi Metro
• Wikipedia: Nadzaladevi District
• Wikipedia: Didube District
• Wikipedia: Tbilisi Central Station (coordinates)
• Wikipedia: Tbilisi Sea (coordinates)
• Wikipedia: Liberty Square (coordinates)
• Wikipedia: Tbilisi International Airport (coordinates)
• OpenStreetMap Germany: routing service (walking and car profiles)
• Project OSRM: routing engine used as a cross-check

This is not legal, tax or financial advice.