Archi Lisi Sunrise Tbilisi: Sources and Prices Guide (2026)

Archi Lisi Sunrise Tbilisi is a residential complex on Mukhran Machavariani Street in the Lisi area of Saburtalo, where Archi plans six low-rise buildings around a 15,000 m² yard and has put flats in two of them, blocks B and C, on sale.

This guide to Archi Lisi Sunrise Tbilisi reads the developer’s pages as they stood on 12 November 2026 and sets beside them what Korter, Georgia Today and Archi’s own 2024 news print. archi.ge shows no price and no handover date for the complex, and the sources disagree on how many flats each block holds, so every figure appears with its source and date and the guide does not choose between them.

It adds the dated construction log of blocks B and C, the sizes of the 56 flats archi.ge lists as unsold, sourced background on the Lisi area, the Georgian rules on buying, tax and residence, and a list of what to ask for in writing.

Overview of Archi Lisi Sunrise Tbilisi

The complex page on archi.ge names the project Archi Lisi Sunrise and gives its address as 11 Mukhran Machavariani Street, Tbilisi, with a map coordinate of 41.736371, 44.751691 in the page data. Its description says the complex is being built in a green environment in Saburtalo, a 15-minute walk from Lisi Lake, and consists of six low-rise residential buildings on a 15,000 m² green yard with a children’s play area and enclosed parking. It adds that the apartments have panoramic views of Tbilisi.

Only part of that plan is on sale. archi.ge has building pages for block B and block C, both marked Ongoing at 62 percent, and none for the other four buildings. Archi’s news item of 15 October 2024 called blocks B and C the first phase. Korter’s block list shows B and C under construction and block A as coming soon.

The developer’s pages print the address, the building materials, the facilities list and, for every unsold flat, a plan with an area. They print no price, no handover date, no payment plan and no finish specification. The only price figure found is a listing-site indication: Korter shows a minimum of USD 2,050 per m² on data dated 26 October 2026, which is not a price list. The table gathers what is published and marks what is not.

What each source prints about units, handover and price

Public information on the project comes from Archi’s own pages and news and from listing sites and the press, and their figures for units and dates do not always agree. The first table gathers the figures for comparison. The developer’s figures are “per the developer” with the page and the date seen, and every other figure is “per” the named source on its own date. Nothing here is corrected or averaged.

The developer’s own two sets of numbers differ in a pattern a reader can follow. The counters add sold and for-sale flats for each block, while the descriptive texts give one figure per building. For block C the counters and Korter agree on 36 while the text says 39, and for block B the counters say 50 and the text says 36. The guide cites each and leaves the reconciliation to the sales contract, which has to list the units it covers.

Handover is the second item where sources differ. The table lists every dated statement found, in the order of the date it was made.

Price is the third item. archi.ge’s public flats list shows a price field of 0 for each of the 56 unsold flats, and the complex page has no payment-terms text.

Archi’s 15 October 2024 news item did quote terms in marketing language: up to 12 years of instalment payments, no initial down payment and a discount for a one-time payment. Georgia Today reported flexible payment terms for flats bought under construction. Both are 2024 statements and neither is a current price list, so the sale contract is the only document that fixes the terms.

The two per-m² figures measure different things and should not be netted against each other. Korter’s is a minimum for one project, in dollars, on one date. The Saburtalo figure is a district-wide value for new-build flats in lari; Geostat’s chart shows median offer prices obtained by web scraping from Georgian property portals, and the index covers new residential property in Tbilisi only.

At the official rate of USD 1 = GEL 2.5933 (National Bank of Georgia, rate shown from 12 November 2026), Korter’s minimum is about 1.2 times the Saburtalo figure, a ratio that reflects the differing definitions as much as anything else. Geostat’s index rose 1.5 percent on the previous quarter and 5.9 percent on a year earlier in the third quarter of 2026; for flats alone the changes were 1.2 and 5.6 percent.

TBC Bank is named in the 2024 coverage. Archi’s news of 18 November 2024 says the complex is being built “in partnership with TBC Bank”, while Georgia Today quotes a TBC director who says TBC and Archi have collaborated for over a decade and describes the bank’s relationship in general terms.

Neither text says whether TBC finances construction, offers buyer mortgages or has another role, and Korter’s FAQ says apartments can be bought with a TBC Bank mortgage. The role is therefore listed in section 9 as an item to confirm in writing.

The 56 flats listed as unsold: sizes by block, floor and room count

The apartment pages of archi.ge draw on a public flats list that shows unsold stock only. For this complex it lists 37 flats in block B and 19 in block C, matching the counters of 37 and 19 for sale. Each entry carries a flat number, a floor, the developer’s room count and three areas: total, living and a third figure that the data labels “summer area”.

That label is the developer’s term for balcony and terrace space; the project page does not define it. For all 56 flats the total equals the living area plus the summer area, so the balcony is counted inside the total. Korter’s text says each home has a balcony included in the total price, which is consistent with that arithmetic.

Block B lists six unsold flats on level -1, ranging from 57.4 to 140 m², and none in C on that level. The project page does not say how those flats relate to the ground, what daylight they receive or what their finish is, and the construction log refers only to the arrangement of the underground floor. Because the list shows unsold stock only, the counts per floor say nothing about how many flats each floor has in total.

The table is calculated from the 56 rows in the developer’s list, so each figure can be traced to it. Two-room and three-room flats are equal in number, 26 each, and there are only four four-room flats. The mean flat measures 88.4 m² and the median 89.6 m².

Within the two-room band the spread is wide, from 57.4 to 119.4 m², because the bigger two-room entries carry the widest balcony and terrace areas, up to 53.7 m². Taken as a share of total area, balcony and terrace space is 30.6 percent for two-room flats, 36.6 percent for three-room flats and 33.8 percent for four-room flats, and 34.0 percent overall.

Two points follow from this. First, a total area that includes more than a third in balcony and terrace space is not comparable with a total that counts living space only, so a per-m² figure from another project needs the same basis before it is compared.

Second, Archi’s room field and Korter’s size bands do not coincide at the edges: Korter prints 3-room as 81.9 to 136.2 m² and 4-room as 138.7 to 140 m², while the developer’s list has 3-room flats up to 131.2 m² and 4-room flats from 103.1 m². Bedroom and bathroom counts are not published by either source, so the number of bedrooms in a given flat has to come from the plan.

Reading the construction log of blocks B and C

The project’s most concrete public record is its construction log. Each of the two building pages, Lisi Sunrise B and Lisi Sunrise C, carries monthly entries that list finished works with a tick and works in progress with a hammer symbol.

On 12 November 2026 there were thirteen entries on each page, dated from 30 September 2025 to 13 October 2026, and several mid-2026 entries are written for “B/C blocks” together. Both pages show Ongoing and 62 percent. The pages do not say how the percentage is weighted, what it is a percentage of, or which works remain to reach 100.

Read in sequence, the entries show a storey-by-storey rhythm. After the foundation, the log records the slab on level -2 by January 2026, the slab on level -1 by April, and then one upper level at a time: the 1st floor in the May entry, the 2nd in June, the 3rd in July, the 4th across the July and August entries and the 5th in September.

By the 13 October entry all five upper slabs are listed as complete and the roof parapet blockwork is done. The log is a record of what was done at each date; it does not project when the remaining works will finish, and this guide does not infer a completion date from the pace.

The 13 October entry also shows what has not yet been logged: facade cladding, window installation, lift installation, plastering above the first floor, screeding and common-area finishing are not listed.

For comparison, the entry of the same date for block A of Archi Nutsubidze 2, shown at 91 percent on its building page, lists plastering, screeding, wiring, ventilation, sewage and gas piping in apartments from the 1st to the 21st floor, elevator installation and apartment doors on floors 3 to 13.

The comparison concerns only the wording of entries at different stages: it shows which categories of work appear in the log of a building at a later stage, and which of them do not yet appear for blocks B and C.

The six-building plan also shapes what a contract for block B or C covers. Archi’s news of 15 October 2024 names B and C as the first phase, and Georgia Today’s account of the 15 November 2024 presentation describes a project built in stages. archi.ge has no pages, flats or logs for blocks A, D, E and F, and Korter’s block list marks A as coming soon, so the neighbouring buildings are not yet on sale.

Landscaping, the yard, the pool and the cinema belong to the whole complex, and the pages do not say which of them are delivered with the first phase.

A buyer can turn the log into something usable by treating it as evidence for specific questions. The checklist below sets out a method that applies to this log and to any similar developer log.

1. Note the date of the latest entry and compare it with the date of the reservation or contract. A log dated 13 October 2026 describes the site on that day and not on the day of purchase.
2. Count the storeys that have completed slabs against the number of storeys in the building. Here that is five upper floors plus levels -1 and -2, as the entries describe them.
3. Sort the listed works into four groups: structure (columns, slabs), envelope (blockwork, facade, windows), services (wiring, ventilation, plumbing, lifts) and finishing (plaster, screed, doors, common areas). Percentages that do not say which group they weight cannot be compared between projects.
4. Follow one item through successive entries, for example blockwork on the 2nd floor, which appears as started in June, in progress in July and August and completed in September. Items that never reach completion in the log are worth asking about.
5. Check whether the entry for your block is a block-specific entry or a shared “B/C” entry, since the two blocks differ in the final entry on perimeter blockwork.
6. If payments are tied to construction stages, ask for the stage list in writing and match it against the dated entries rather than against the headline percentage.
7. Ask whether an independent technical supervisor or the lending bank inspects the stages, and for the supervisor’s reports if so.

Location of Archi Lisi Sunrise Tbilisi: Lisi, Saburtalo and Machavariani Street

Archi Lisi Sunrise Tbilisi stands on Mukhran Machavariani Street in the Lisi area, which the Wikipedia article on Saburtalo District lists among the neighbourhoods of the Saburtalo administrative district alongside Vedzisi, Vashlijvari and Didi Dighomi. The same article gives Saburtalo a population of 139,000 in 2017, citing a Tbilisi government source. Tbilisi City Hall’s district administrations page lists the Saburtalo District administration among those of the city’s districts. For the city as a whole, Geostat puts the population of Tbilisi at 1,369.4 thousand on 1 January 2026.

The developer’s distance to Lisi Lake is stated in two ways. The project page says a 15-minute walk, while Archi’s news of 18 November 2024 and Georgia Today give 1 km from the lake and 1.5 km from the Medical University. Korter adds that Lisi Park is a 30-minute walk away.

These are different measures from different dates and the guide does not reconcile them. Lisi Lake itself is, per Wikipedia, a small lake near Tbilisi in the Kura valley with a surface area of 0.47 km² and a maximum depth of 4 m.

To give the area figures that can be checked, the table below measures from the map coordinate on the developer’s page to landmarks whose coordinates are printed on their Wikipedia articles. Straight-line figures are calculated by the great-circle formula. Road and walking figures come from the public OSRM routing service on OpenStreetMap data, in free-flow conditions without traffic.

The page coordinate is a mapped point and not a surveyed entrance, and the lake figure is to the lake’s centre point, so the shoreline is nearer. The figures therefore do not test the developer’s walking times; they give a second, reproducible basis.

Korter’s page adds transport claims of its own, attributed to it: a bus stop 190 metres away served by routes 327 and 389 every 12 minutes, the Didube metro station less than three kilometres away, the Didube railway and bus stations within five kilometres, and Tbilisi International Airport about 45 minutes by car. The calculated Didube metro figure of 2.79 km in a straight line fits the three-kilometre statement. The route figure of 36 minutes by road to the airport is a free-flow calculation and not a timetable.

Korter also describes the surroundings: low-rise and mid-rise buildings, no large industrial facilities nearby, the Givi Zaldastanishvili American Academy and the Republican Hospital in the area, and cafes, banks and chain stores within a short drive. Those are listing-site descriptions and the guide has not verified them one by one. The developer’s Georgian-language page carries a longer text on living in Saburtalo, which this English guide does not rely on.

On prices in the district, Geostat’s figures for the third quarter of 2026, reported by Georgia Today, put new-build flats at GEL 7,004 per m² in Mtatsminda, 6,046 in Vake, 4,635 in Krtsanisi, 4,444 in Saburtalo, 4,168 in Didube and 4,121 in Chughureti. Saburtalo is fourth highest of the ten districts in that list. The wider Tbilisi price picture is covered in the guide to Tbilisi real estate prices, and the page for the whole city is at Tbilisi on this site.

Facilities, materials and the six-building plan

The developer’s description of the complex mixes a physical plan with a list of facilities. The physical plan is six low-rise buildings with enclosed parking on a 15,000 m² landscaped yard. The facilities list names a children’s playground, a swimming pool, a fitness hall, a cinema and underground parking; the infrastructure icons on the pages add a generator, a water reservoir and a stadium icon that no text explains.

Archi’s news of 18 November 2024 calls the pool outdoor. No page gives an opening date, a size or an operator for any facility, and none says which facilities belong to the first phase.

Materials are listed on each building page: Ytong blocks, Heidelberg concrete, low-emission glass, Fundermax and HPL panels. The description adds that the facade uses HPL panels, decorative moldings and glass railings. Archi’s pages say the Ytong blocks are six times less heat-conductive than other blocks and that heating or cooling energy falls by 40 percent.

Archi’s news of 27 September 2021 makes the same statement in the context of opening a Ytong factory in Tbilisi. These are the developer’s claims; the guide has not found an independent measurement for this project, and the figures describe the material in general and not the performance of a finished flat.

The finish of the flats is not described on archi.ge. Korter’s long text says all units are delivered in white frame condition, that each home has a balcony included in the total price, and that high ceilings and energy-efficient windows are used. As Korter’s text is a listing-site description, a buyer should have the finish stated in the contract: floors, walls, ceilings, windows, door, electrical, heating or cooling, plumbing points and the condition of the balcony.

Buying in Georgia: from reservation to registration

The developer’s pages print no purchase steps, so the order below follows Georgian law and the Public Registry’s published fees. Article 183 of the Civil Code provides that to acquire an immovable thing the transaction must be in writing and the acquirer’s ownership right must be registered in the Public Registry. Ownership therefore arises on registration, and neither payment nor a reservation form creates it.

For a flat that is not yet built, the contract and the registry record decide which entry is made before completion, and the National Agency of Public Registry (NAPR) fee page lists registration of an obligation related to an ownership right at the same three fees as registration of the right itself.

The Civil Code treats a foreign buyer’s contract like a citizen’s. Only agricultural land is restricted by nationality, under the Organic Law on Agricultural Land Ownership, and a flat in a residential block is not agricultural land. Two of this site’s guides, on whether foreigners can buy property in Georgia and on how to buy property in Georgia, give the wider legal background. For financing, the guide to mortgages for foreigners in Georgia sets out the bank side.

NAPR charges for the speed of service and not for the value of the property. NAPR’s fee page lists GEL 150 for registering a change of right in 4 working days, GEL 270 in 1 working day and GEL 350 on the day of filing.

At the official rate of GEL 2.5933 per USD those are about USD 57.8, 104.1 and 135.0. An extract from the registry costs GEL 20 in 1 working day or GEL 13 if requested online, with GEL 26 added for an English version, per NAPR’s informational services page.

A buyer who cannot attend has two practical routes, a power of attorney legalised for use in Georgia, or the registry’s smart-contract service, which registers immovable property rights online through a booked virtual meeting. The Hague Conference status table records Georgia’s accession to the Apostille Convention on 21 August 2006 and its entry into force on 14 May 2007.

Taxes, residence and financing for a foreign buyer

A change to property tax on individuals took effect on 30 September 2026 (Law No. 1874, recorded among the amendments in the Tax Code text on matsne.gov.ge).

Under Article 202(5) the rate on a natural person’s taxable property other than land is no less than 0.8 and no more than 1 percent of market value at the end of the previous year, and Article 206(1)(a) exempts the 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 change and says the earlier threshold was GEL 40,000.

Under Article 205 a natural person files the property tax return by 1 November and pays by 15 November. The Revenue Service’s property tax page offers a 2026 calculator for individuals that asks first whether family income in the previous year did not exceed or exceeded GEL 100,000.

As an illustration, a property with a value of USD 150,000 is GEL 388,995 at the official rate, and the Code’s band of 0.8 to 1 percent would be GEL 3,112 to GEL 3,890 a year if it applied; the market value used and the income test are set case by case.

Article 201 covers real estate “including an unfinished construction”, and the point at which a buyer under a pre-completion contract counts as an owner is a question for the contract and the registry record. The guide to property tax in Georgia on this site covers the declaration process; the rate and exemption above follow the Code text.

Other taxes in the Code fall on letting and selling. Rental income of an individual from residential space is taxed at 5 percent if no deductions are made (Article 81(2)), and the general income tax rate is 20 percent (Article 81(1)).

Surplus income on a sale of a residential apartment is taxed at 5 percent (Article 81(3)), and the surplus on an apartment owned for more than two years is exempt (Article 82(1)(f.a)). VAT is 18 percent (Article 166); whether a developer’s price includes it is a contract term.

For residence, the Public Service Development Agency’s residence permit page lists a short-term residence permit for an alien who has 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 same threshold appears in Article 15(j) of the Law on the Legal Status of Aliens and Stateless Persons. The test is the assessor’s valuation and not the contract price, and the word is “exceeding”: a value of exactly USD 150,000 is not above the threshold. The guide to the residence permit in Georgia gives the process.

The table multiplies one listing-site minimum by the printed areas. It is arithmetic and not a price, because the developer publishes no unit prices, the actual price of a flat can differ from the minimum, and the assessor’s valuation sets the legal test.

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 below GEL 1,500, rising to 50 and 30 percent from GEL 1,500. Banks apply their own conditions to non-resident borrowers.

What to ask for in writing before reserving

Because the public record for Archi Lisi Sunrise Tbilisi leaves the price, the handover date and the contract terms unpublished, the list below turns each gap into a document or an answer that can be requested before paying. The reservation form can carry the first few items and the sale agreement the remainder.

1. The price list with flat numbers, floors, areas and the date of the list, and the price per m² on the same area basis as the contract (total area, including balconies and terraces, or living area).
2. The handover date written in the contract, what counts as handover, the condition in which the flat is delivered, and the consequence if the date is not met.
3. The legal name and registration details of the entity that signs the contract; the project pages read for this guide name no contracting entity.
4. A Public Registry extract for the plot, the cadastral code and the building permit and design documents covering the block.
5. The payment schedule, the account that receives each payment, whether any escrow account or other bank security applies, and the rule for refunding a reservation deposit.
6. A statement of the finish: whether the flat is delivered in white frame or in another condition, and the list of what is included (floors, walls, windows, doors, electrical points, heating or cooling, plumbing, balcony treatment).
7. The plan of the specific flat with living and balcony areas, and the basis on which the contract area is measured.
8. TBC Bank’s role in the project, whether buyer mortgages are offered through it, and the bank’s conditions for non-resident buyers.
9. Which facilities (pool, fitness hall, cinema, playground, yard, parking) belong to the first phase, their delivery dates, and who operates and pays for them.
10. The service-charge schedule, the owners’ share of shared parts, the management company and the rules for the generator, reservoir and common areas.
11. The parking terms: number of spaces per flat, the price and whether a space is registered as a separate unit.
12. For a level -1 flat: the relation to ground level, the daylight, ventilation and the finish of that flat.
13. The construction schedule by stage, the technical supervisor’s name and the right to inspect the flat before acceptance.
14. If signing abroad: the form of the power of attorney or the booked registry meeting, and the apostille requirements.

How the complex sits among the other Archi projects in Saburtalo

Archi’s project index lists many projects in Tbilisi, and several sit in the Saburtalo administrative district, which Wikipedia describes as including the Lisi, Vedzisi, Vashlijvari and Didi Dighomi neighbourhoods. The table below places the complex beside six of them as the developer and Korter publish them. It is a list of published information on each page and not a ranking, and no project is presented as better than another. Statuses and dates are from archi.ge and Korter as seen on 12 November 2026.

What stands out within the group is the range of stages and the sizes of the schemes: this complex has two blocks on sale out of six planned and 56 flats listed as unsold, while Archi Dighomi 3 and Archi Alley have several hundred units counted across blocks. None of the pages prints a price. The guide to Tbilisi real estate prices and the Georgia country page on this site give the wider picture.

Archi (developer)

Archi’s About page, seen on 12 November 2026, says the company’s history began in 2006 and that its main activities are construction and development. Its counters read 55 completed projects, 31 ongoing projects, 1,568,653 m² of completed construction and 1,238,468 m² in progress, while the page’s older long text gives 51 and 30, so the page carries two sets of figures.

Archi’s news of 4 July 2021 says the company was founded in 2006 by Ilia Tsulaia, Meni Benish and Irakli Kapianidze, joined the development industry in 2008, and that the basketball player Zaza Pachulia became a co-owner in 2018.

A news item of 13 June 2024 says Deloitte would audit the consolidated statements of Archi and its subsidiaries under International Financial Reporting Standards. Archi’s news of 27 September 2021 reports the opening of a Ytong block factory in Tbilisi, a project begun in 2015 with Xella Group, the Partnership Fund and TBC Bank, with a stated joint investment of GEL 55 million.

On 1 June 2026 Archi announced, with the developer NEXT, a hotel and residential complex at Kobuleti, a project that has its own page on this site as Kobuleti Beach Resort; the announcement describes it as a joint development. Archi’s releases describe the company’s market position in their own terms; no independent ranking was found and the guide does not repeat those descriptions. The contact details printed on Archi’s news pages are not reproduced here.

Frequently asked questions

What is Archi Lisi Sunrise Tbilisi and where is it?

The complex is planned as six low-rise buildings on a 15,000 m² yard at 11 Mukhran Machavariani Street in the Lisi area of Saburtalo, Tbilisi. Archi’s pages say it is a 15-minute walk from Lisi Lake. Blocks B and C are the buildings on sale and under construction, each shown at 62 percent on archi.ge on 12 November 2026. The other four buildings have no pages yet.

How many apartments are in Archi Lisi Sunrise Tbilisi?

No single total is published. archi.ge’s counters give 86 for blocks B and C (30 sold and 56 for sale), the building texts say 36 for B and 39 for C, and Korter prints 36 for block C. The developer’s list of unsold flats has 37 in B and 19 in C. Each source is quoted as printed, and the sale contract should list the units it covers.

Does archi.ge print a price for Archi Lisi Sunrise Tbilisi?

No. archi.ge shows a price of 0 for each of the 56 unsold flats and prints no payment terms on the project pages. Korter prints USD 2,050 per m² as a minimum, on data dated 26 October 2026, and layout prices “upon request”. That is a listing-site indication and not an Archi price. Archi’s news of 15 October 2024 quoted instalment terms in general language.

When will the flats be handed over?

The developer prints no handover date. Korter prints completion in Q1 2027 for blocks B and C, with a start in Q4 2024. Georgia Today’s account of a November 2024 presentation quotes Archi’s founder saying the first phase would complete in 1.5 years and the whole development within 3 years. These are dated statements by different parties. Only the sale contract fixes a date that binds the developer.

How far has construction progressed?

Both building pages show Ongoing at 62 percent. The latest log entry, dated 13 October 2026, lists floor slabs from the 1st to the 5th floor as complete, the roof parapet blockwork done, and wiring and ventilation in progress. The pages do not explain how the percentage is calculated, they give no completion date, and the log has thirteen dated entries since 30 September 2025.

What sizes of flat are on sale?

The 56 unsold flats range from 57.4 to 140 m² in total area, including balconies and terraces. There are 26 two-room flats (57.4 to 119.4 m²), 26 three-room flats (81.4 to 131.2 m²) and 4 four-room flats (103.1 to 140 m²), by the developer’s room field. Bedroom and bathroom counts are not published by the developer or by Korter, so the plan of the specific flat is the place to count rooms. Archi’s room field and Korter’s size bands differ at the edges.

What payment terms has Archi stated?

The project pages state none. In its news of 15 October 2024 Archi listed up to 12 years of instalments, no initial down payment and a discount for a one-time payment as terms for the complex. They are 2024 marketing statements and not a current schedule. Ask for the schedule, the receiving account, any escrow arrangement and the refund rules in writing before paying a deposit.

What is TBC Bank’s role?

Archi’s news of 18 November 2024 says the complex is being built in partnership with TBC Bank, and Georgia Today quotes a TBC director on a long collaboration with Archi. Neither text states whether the bank finances the build, offers buyer mortgages or has another role. Korter says flats can be bought with a TBC Bank mortgage. The role is a question for the developer, to be answered in writing before a reservation.

Can a foreigner buy a flat in this complex?

Yes under the Civil Code, which applies the same writing-and-registration rule to every buyer. Ownership arises when the Public Registry registers the right, and the registry fee is GEL 150, 270 or 350 depending on speed. Nationality restricts only agricultural land, and a flat is not agricultural land. Remote signing is possible by a legalised power of attorney or through NAPR’s smart-contract service, which uses a booked virtual meeting.

What residence-permit and property tax rules apply to an owner?

A short-term residence permit rests on a certified assessor valuing the property above USD 150,000 equivalent in lari; the contract price is not the test. Property tax on an individual is 0.8 to 1 percent of market value, exempt if the previous year’s family income did not exceed GEL 100,000, under the Tax Code as amended on 30 September 2026. Neither test can be answered for a particular flat until a valuation and a price exist.

Sources and last check

Last checked: 12 November 2026. Sources:

• Archi: Archi Lisi Sunrise complex page
• Archi: building page, Lisi Sunrise B (progress log, 62 percent)
• Archi: building page, Lisi Sunrise C (progress log, 62 percent)
• Archi: building page, Archi Nutsubidze 2 block A (progress log of 13 October 2026, used as a comparison)
• Archi news, 15 October 2024: Archi Lisi Sunrise announcement
• Archi news, 18 November 2024: presentation of Archi Lisi Sunrise
• Archi news, 27 September 2021: Ytong block factory opens in Tbilisi
• Archi: About page
• Archi news, 4 July 2021: Archi turns 15
• Archi news, 13 June 2024: audit service agreement with Deloitte
• Archi news, 1 June 2026: Kobuleti Beach Resort announcement with NEXT
• Korter: Archi Lisi Sunrise in Tbilisi (prices and availability as of 26 October 2026)
• Georgia Today, 21 November 2024: presentation of Lisi Sunrise by Archi
• Georgia Today, 26 October 2026: Tbilisi housing prices, third quarter (Geostat data)
• 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 (registry extracts)
• NAPR: smart-contract registration service
• Public Service Development Agency: residence permits
• Revenue Service of Georgia: property tax page and 2026 calculator
• EY Georgia: Tax and Law Brief, July to September 2026
• National Bank of Georgia: official exchange rates (USD 1 = GEL 2.5933 from 12 November 2026)
• National Bank of Georgia: PTI and LTV requirements
• Hague Conference on Private International Law: Apostille Convention status table
• Geostat: Residential Property Price Index, III quarter of 2026
• Geostat: Number of population as of 1 January 2026
• Tbilisi City Hall: district heads and district administrations
• Wikipedia: Saburtalo District
• Wikipedia: Lisi Lake
• Wikipedia: Delisi (Tbilisi Metro)
• Wikipedia: Medical University (Tbilisi Metro)
• Wikipedia: Didube (Tbilisi Metro)
• Wikipedia: Tbilisi State Medical University
• Wikipedia: Freedom Square, Tbilisi
• Wikipedia: Tbilisi International Airport
• OpenStreetMap: copyright and data licence (road network behind the routing)
• Project OSRM: routing service used for road and walking distances

This is not legal, tax or financial advice.