BLOX Ortachala Tbilisi: 39 Flats From USD 82,720 (2026)

BLOX Ortachala Tbilisi is a residential complex at Sh. Davitashvili Street 21 in Ortachala, where the developer BLOX offers flats through an online selector: on 13 November 2026 it showed 39 of 191 flats not marked sold, at USD 82,720 to USD 141,440 and USD 1,550 to 1,650 per m². This guide to BLOX Ortachala Tbilisi sets the developer’s figures beside the listing-site figures, shows each difference with its source and date, and adds the Georgian rules on buying, tax and residence.

Overview of BLOX Ortachala Tbilisi

The developer’s project page (read 13 November 2026) presents the complex as a new multifunctional project in Ortachala, with two residential blocks built in two phases, office and commercial spaces, football and padel courts, children’s areas and 7,000 m² of green space. It prints the address as “Sh. Davitashvili N21” and offers a “Book a call” button.

What the page text does not print matters as much as what it does. It names no handover year, no count of flats, no finish and no payment plan. The numbers a buyer can compare sit one click further, on a flat page for each flat in the selector: a total area, a room list with areas, a price per m² and a total price that switches between dollars and lari, next to a progress percentage and an availability marker.

This guide keeps three kinds of information apart. The first is what BLOX prints on its own pages and in the public data behind them, read on 13 November 2026. The second is what listing sites print, mainly Korter, labelled with the site and its date. The third is arithmetic done here on the developer’s own figures, labelled as a calculation. Where two sources disagree, both figures are shown and neither is chosen.

What each source prints about status, progress, handover and blocks

On the developer’s project list the BLOX Ortachala card reads “Available” with 41%. The page does not define the percentage in words. The same value, 41%, comes back in the data of all 191 flats, beside a project start date of 1 August 2025 and an end date of 30 September 2028. The list files projects at 100% under “Finished”, so the figure is read here as a progress indicator.

A simple calculation shows how close the percentage sits to the calendar. From 1 August 2025 to 13 November 2026 is 469 days of a 1,156-day span, or 40.6 percent. That is arithmetic done for this guide, not a statement by BLOX, and the developer does not say how the percentage is produced. For that reason 41% is treated as an indicator, not as a measured construction figure.

A separate view of the site exists on Korter, whose project page carries a construction-progress gallery of photos taken from one spot, with entries from November 2025 to October 2026. The photos belong to Korter and are not reproduced here. A third portal, myhome.ge, answers a plain request with an access-denied page, so nothing from it is used.

The handover is where the sources split. The visible text on blox.ge prints no year. The data behind the flat pages carries an end date of 30 September 2028, and Korter prints completion in Q3 2028 for Block A, with Block B marked as planned. The two agree on the quarter. Neither is a contract date: the date that binds a buyer is the one written into the sale contract.

The blocks are described differently by the two sources. The developer’s text speaks of two residential blocks in two phases and lists flats for one block only, named “ortachala 1” in its data. Korter lists two houses: Block A with 26 floors, under construction, and Block B with 35 floors, planned. The developer’s floor data runs from floor 2 to floor 26, which is consistent with Korter’s 26 floors for Block A.

The commercial record deserves one more sentence. The developer’s Office and Commercial list carries a card named “BLOX Ortachala A Block” at the same address, with the label “Available” and 38%, while the data of that record lists one ground-floor commercial unit flagged sold. Those figures belong to the commercial record and are separate from the residential card’s 41%. No commercial prices are published, so interest in commercial space is a question for the sales team.

The developer’s selector for BLOX Ortachala Tbilisi on 13 November 2026

How this was read: public pages only, with no log-in and nothing submitted. The block data for block 34 lists 25 floors, numbered 2 to 26, with 8 flats on floors 2 to 20, 7 on floors 21 to 23 and 6 on floors 24 to 26. That adds up to 191 flats. Of these, 39 were not marked sold and 152 were. The 39 flat records were read a second time on the same day for area and price, and every figure matched.

The developer counts the living room as a room. A flat labelled “2 rooms” therefore has a living room and one bedroom, and a flat labelled “3 rooms” has a living room and two bedrooms. Two flats, 2107 and 2307 at about 88 m², are labelled “2 rooms” although their room lists show two bedrooms, so this guide groups flats by the bedrooms in the room list and not by the label.

Many records of sold flats show a price of USD 1 per m² or very small areas for one-room flats, so sold records are used for counts only. Korter’s description mentions apartment sizes from 32 to 155 m² and options from studios up, but its price table lists only two-room and three-room layouts, and the developer’s selector offers no one-room flat today.

The 39 flats not marked sold are spread unevenly. Floors 2 and 3 hold 14 of them, the 23 floors above hold 25, and floors 24 to 26 hold none. The table below gives the count for each floor with the USD price per m² seen on its unsold flats. It is a count of flags in the selector on one day, and it says nothing about how quickly flats were or will be sold.

Flat by flat: plans, price steps and the balcony share

Each flat page prints a “Common area”, a price per m² and a total price, then a room list. Read together, the 39 flats not marked sold reduce to eleven groups of identical plans. The table sets out each group with its room areas, the floors on which an unsold flat exists, the count, the price per m² and the total price, all as printed on 13 November 2026.

Two price steps are visible. In the two-bedroom plans the flats on floors 2 and 3 are priced at USD 1,550 per m², and the flats from floor 4 upward at USD 1,600. In the one-bedroom plans numbered 05 to 07 the flats on floors 2 and 3 are at USD 1,600 and those from floor 5 upward at USD 1,650. The step is USD 50 per m² each time, which is 3.2 and 3.1 percent (calculated).

The developer publishes no rule behind these steps. Because sold records are not used for prices, the ladder cannot be read for the floors where every flat is marked sold, such as floors 24 to 26, and a buyer asks the sales team for the price list of the exact flat. The same flat number can carry a different price per m² on different floors even when the plan is the same, so the flat number alone is not a price.

Each flat record also stores an angle in degrees, one per flat position on the floor: 0 for the positions ending 01, 45 for 02, 90 for 03, 135 for 04 (all marked sold), 180 for 05, 225 for 06, 270 for 07 and 315 for 08 (flat 2307 carries 180 although its number ends in 07).

The developer does not say what the zero direction is or what the angle represents, so this guide does not turn the angles into compass directions or view claims. Korter’s text says that flats in part of the building have river views; that is Korter’s wording, and the position of a given flat is checked on the site plan.

The balcony deserves attention because of its size. The flat page lists the balcony as a room line, and the room areas, balcony included, add up to within 0.6 to 1.5 m² of the printed total area. If the balcony were left out of the total, the gap would be 8.6 to 12.8 m². The total area therefore appears to include the balcony in full, although the developer does not say so.

The last column is a calculation from the developer’s own figures: the total price divided by the listed rooms without the balcony. It is not a price the developer states, and it is not an argument for pricing the balcony differently. It shows what a buyer is paying per m² of interior space if the balcony is counted at full area in the price basis. The balcony share runs from 14.5 percent in the two-bedroom plans to 20.4 percent in the 59.3 m² plan.

Two more observations come from the same table. First, the printed total changes by 0.1 m² between floors in some plans, for example 87.9, 88.1, 88.2 and 88.3 m² in the two-bedroom plan, while the rooms keep nearly the same size, so the total price differs between floors even at one price per m². Second, a buyer comparing flats of one plan across floors reads each flat page, since area, price per m² and total all differ in small steps.

Prices by source and date, payment terms, finish and mortgage

The developer’s prices are the ones in the selector. Korter prints a second set, dated 5 November 2026, and a few differences follow from the dates and from how each site groups flats. Korter’s counts of 22 two-room and 16 three-room flats do not match the developer’s 20 and 19 of 13 November, and no attempt is made here to reconcile them. Both sets are shown.

The lari figures follow the dollar figures. The developer’s GEL 4,020 per m² equals USD 1,550 multiplied by about 2.593, and the National Bank of Georgia’s official rate valid from 13 November 2026 is USD 1 = GEL 2.5935. That points to the dollar being the base price and the lari amount moving with the rate (calculated; the developer does not say so). Which currency the contract uses, and at which date the conversion is fixed, are questions for the written offer.

Korter also lists projects it considers nearby, with a “from” price per m² for each. These belong to other developers, at other stages and with other finishes, and the lowest flat in a project is not comparable to a project average. They are shown as a listing-site view of the neighbourhood on 13 November 2026.

Payment terms are the quietest part of the sources. The project page and the flat records print no instalment plan, no down-payment share, no number of months and no bank partner, and no payment-plan document is attached to any flat record. Korter lists “flexible purchase terms” and mortgage options through a partner bank among its advantages, and shows a calculator headed by a bank’s name with rates from 7.4 percent nominal and 8.3 percent effective, which Korter describes as approximate and linked to Term SOFR.

That calculator is Korter’s illustration of 13 November 2026 and not a BLOX term. The developer’s site names no bank, and this guide has not found a bank page that confirms a partnership with the developer, so the mortgage route is one to confirm in writing, along with what a non-resident has to provide. The finish is also open: the developer states none, and Korter uses “white frame” in its description and “green frame” in its attributes without defining either term.

Location of BLOX Ortachala Tbilisi: Davitashvili Street, Ortachala and the Krtsanisi district

The developer prints the address as Sh. Davitashvili N21 and describes Ortachala in its own words as a historical district of Tbilisi. A sales office is printed at the same street address on the developer’s contact block. Korter writes Shalva Davitashvili Street 21, files the project in the Krtsanisi district and places it on the bank of the Kura. The two labels do not contradict each other: the English Wikipedia article on the Krtsanisi District lists Ortachala among the district’s neighbourhoods.

Tbilisi City Hall’s list of district heads names ten districts, Krtsanisi among them. Its page on geography and nature says the city lies on the Mtkvari (Kura) at 380 to 600 metres above sea level and puts the river bed at 425 m at Digomi and 370 m at Ortachala, the lower of the two places it names. For a buyer, the street address and the registry extract settle the location, and the district label is only a way of searching.

Korter’s page carries a map pin at latitude 41.67339 and longitude 44.83605. A second coordinate pair in the same page data, 41.67293 and 44.83524, lies about 85 m away, and the page does not say what it marks. The distances below use the first pair and the Wikipedia coordinates of each place. They are straight lines, not walking or driving distances, and the second pair gives the same figures to within 0.1 km.

Korter adds its own descriptions, which are listing-site text and carry no distances for most items. The Ortachala Central Bus Station is about 270 m from the complex, the airport is about 20 minutes by car, and the Isani metro station is 25 to 30 minutes by bus. Bus routes 101, 102, 343, 344, 345 and 346 pass nearby every 15 to 20 minutes. The metro figure is a bus time and the table figure is a straight line, so the two measure different things and are not in conflict.

The developer’s own list of facilities gives a picture of the courtyard rather than the district: a commercial hub, green areas, padel courts, a football stadium, parking, a children’s area and a 24/7 security system. Korter’s list adds outdoor fitness equipment, a tennis court and CCTV with controlled access. Which of these are built in the first phase, and which belong to the second block, is a question for the site plan and the building permit.

Buying in Georgia: registry, contract, tax, residence and financing

Georgian law lets a foreigner own a flat on the same terms as a citizen. The restricted category is agricultural land, which Article 4 of the Organic Law on Agricultural Land Ownership reserves for the state, municipalities, citizens and certain Georgian entities; a city residential block is outside it. Background is in the guides on whether foreigners can buy property in Georgia and on how to buy property in Georgia.

For a flat in a building under construction, Article 183 of the Civil Code sets the two things that matter: the transaction is made in writing and the acquirer’s right is entered in the Public Registry. A brochure or a flat page is not that written transaction. The registry charges GEL 150 for registration in four working days, GEL 270 in one working day and GEL 350 on the day of filing, about USD 58, 104 and 135 at the rate above (NAPR fees).

A buyer abroad has two usual routes. A power of attorney can be apostilled, and the Hague Conference status table shows that the Apostille Convention entered into force for Georgia on 14 May 2007. Or the registry offers online registration through a smart contract with a booked virtual meeting. Which route the developer accepts is confirmed before any payment.

Tax comes first. The rules for individuals changed on 30 September 2026, when Law No. 1874 amended the Tax Code. Under Article 202(5) a natural person’s property other than land bears 0.8 to 1 percent of its year-end market value, and Article 206(1)(a) exempts it when family income in the preceding year did not exceed GEL 100,000. The EY Georgia tax and law brief for July to September 2026 gives the earlier limit as GEL 40,000.

A worked example shows the scale. For a flat with a year-end market value of USD 140,000, the range of 0.8 to 1 percent comes to USD 1,120 to 1,400 a year, or about GEL 2,905 to 3,631 at 2.5935, and nothing is due where family income was GEL 100,000 or less.

Article 201(1)(c.a) reaches real estate “including an unfinished construction” owned by an individual, so whether an off-plan purchaser already counts depends on the contract and the registry record. Article 205 sets the return for 1 November and payment for 15 November. The Revenue Service page has a calculator, and property tax in Georgia covers filing.

Rent and resale are taxed separately. Under Article 81, residential rent received by an individual who claims no deductions is taxed at 5 percent, and so is the surplus from supplying a residential apartment; Article 82(1)(f.a) leaves that surplus out of income where the apartment was owned for more than two years. Article 166 sets VAT at 18 percent, and the contract says whether a quoted price is net or gross of it.

On residence, the Public Service Development Agency describes a short-term permit for a foreigner who holds title to non-agricultural immovable property whose market value exceeds USD 150,000 equivalent in lari, as set by an accredited assessor, and the Law on the Legal Status of Aliens and Stateless Persons states the same test. All 39 flats in the selector are priced at USD 141,440 or less, below that line, and the test refers to assessed value, not contract price. A value of exactly USD 150,000 does not exceed it.

The passages read speak of “an immovable property” and say nothing on adding several lower-value units together, so that is a question for the Agency before any plan rests on it. The guide on getting a residence permit in Georgia gives the application steps.

On financing, the National Bank’s rules cap the loan at 70 percent of the property’s value for foreign-currency loans and 90 percent for lari loans. As an illustration, a flat that a bank values at USD 90,000 carries a foreign-currency loan of at most USD 63,000 (calculated). Banks apply their own checks on top, and the guide on mortgages in Georgia for foreigners describes what non-residents meet. The rules are given as published on the dates read and do not replace a lawyer’s reading of a contract.

What to ask for in writing before reserving

The developer’s pages print an area, a price and a progress percentage for each flat, and little else. A reservation for a flat in the complex needs more, and each item below is a normal request that a buyer can make before paying a deposit. Every item answers a gap that the tables above leave open.

1. The flat number, floor, plan and total area, with the price in the currency of the contract and the date on which any conversion is fixed.
2. The basis on which the price per m² is charged, including whether the balcony is counted at full area in the total.
3. The price list for the exact flat, since the same flat number can carry a different price per m² on a different floor.
4. The handover date written into the contract, the definition of handover, and what follows if the date is not met.
5. The legal name, registration code and address of the company that will sign the contract, and how it relates to the owner of the plot.
6. The building permit, including the permitted number of blocks and floors, so that the developer’s two-block text and Korter’s 26 and 35 floors can be matched to a document.
7. Whether the second residential block is part of the same contract, the same phase or a later sale.
8. A Public Registry extract for the plot and the cadastral number of the unit, checked against the number Korter prints.
9. The payment schedule with the down payment, each instalment and its date, any fee or surcharge, and the effective cost of any instalment terms.
10. How payments are held: an escrow or payment account, or direct payment to the developer, and the receipt given for each payment.
11. What “white frame” or “green frame” means in this project: walls, windows, screed, utilities connection points and balcony glazing, and what the owner completes.
12. Which bank or banks, if any, finance purchases here, and what each requires from a non-resident.
13. Whether a parking space is sold with the flat or separately, and the service-charge arrangement for the courtyard, security and shared areas.
14. Which facilities (padel courts, football pitch, children’s areas, commercial hub) are built in the first phase and when.
15. Whether commercial units at the A Block record are for sale, and on what terms.
16. How ownership is registered after handover and how the registration costs are split between buyer and developer.

Answers belong in the contract or in a signed schedule to it, because a web page can change without notice. The refund terms of any deposit are read in the reservation form before it is signed.

BLOX Ortachala Tbilisi among other BLOX projects and nearby Tbilisi listings

The developer’s project list shows eleven residential cards. Two pairs of cards share a name but are different buildings: BLOX Didi Digomi at Demetre Tavdadebuli Street and at 6 Teimuraz I Street, and BLOX Beliashvili at 84 and at 68a Beliashvili Street. Each has its own page on this site, and the percentage on a card is the developer’s progress indicator, with 100% marking a finished building.

Other listings in the same part of Tbilisi are useful for context and sit on the same footing: each figure below is the one printed by its developer or listing site on the date in the cell, and none is an offer from BLOX. Ortachala has two completed Monolith buildings and a newer NEXT project on the river, and Archi’s Horizon scheme stands on Vakhtang Gorgasali Street. More options are in Tbilisi listings, with country-level context in Georgia property listings and price data in Tbilisi real estate prices.

BLOX (developer)

The developer’s About page says BLOX has operated on the real estate development market in Georgia since 2016, and Korter’s developer page also dates the company to 2016. The page prints no total of buildings or flats delivered.

The project list on blox.ge shows eleven residential cards, four of them below 100% (Kheivani, Ortachala, Sarajishvili and Didi Digomi at Demetre Tavdadebuli Street), and the Office and Commercial list shows eight entries. The main office is at 19 Agmashenebeli Alley, Dream Tower, and four sales offices are printed, one of them at Sh. Davitashvili St. N21, the address of this project.

The architecture office MUA lists a hotel and residential scheme in Avlabari, project year 2022, status built, with the client given as Blox. The company’s legal entity, registration code and shareholders are not printed on blox.ge. That is why the contracting entity is the first thing to ask for in writing, as the normal step before any reservation.

Frequently asked questions

Where is BLOX Ortachala Tbilisi and which district is it in?

BLOX Ortachala Tbilisi stands at Sh. Davitashvili Street 21 in Ortachala, a neighbourhood that Wikipedia lists within the Krtsanisi District. The developer prints the address as Sh. Davitashvili N21 and calls Ortachala a historical district of Tbilisi, while Korter files the project under Krtsanisi District on the Kura embankment. The labels do not conflict, because Ortachala is a neighbourhood and Krtsanisi is the district. The registry extract for the plot settles the exact location.

How many flats does the complex have and how many were not marked sold?

On 13 November 2026 the developer’s block data listed 191 residential flats on floors 2 to 26, and 39 of them were not marked sold while 152 were marked sold. Korter, in data dated 5 November 2026, counted 38 flats for sale in Block A. The eight-day gap between the two dates and the different grouping of flats may explain part of the difference, and neither figure is chosen here. The developer prints no count of flats in its page text.

What does a flat in BLOX Ortachala Tbilisi cost?

The developer’s flat pages showed prices from USD 82,720 for a 51.7 m² one-bedroom flat to USD 141,440 for an 88.4 m² two-bedroom flat on 13 November 2026, at USD 1,550 to 1,650 per m². The lari amounts run from GEL 214,518 to GEL 366,796. These are the prices of the 39 flats not marked sold, and each flat has its own price, so the written offer for the exact flat is the figure that counts.

When is the handover?

The page text on blox.ge prints no handover year. The data behind the flat pages carries a project end date of 30 September 2028, and Korter prints completion in Q3 2028 for Block A with Block B planned. Those two agree on the quarter. The date that binds the seller is the one in the sale contract, together with the contract’s definition of handover, so both belong on the list of items to ask for in writing.

What does the 41 percent on the project card mean?

The developer does not define it in words. The same 41% appears in the data of every flat, next to a start date of 1 August 2025 and an end date of 30 September 2028, and the developer’s list files 100% projects under Finished. About 40.6 percent of the time between the two dates had passed on 13 November 2026 (calculated), so the figure is read as a progress indicator and not as a measured construction share.

What finish do the flats have?

The developer states no finish. Korter’s description says the flats are delivered in a white frame condition, and Korter’s attribute and finishing-options fields say green frame; Korter does not define either term in the text read. The flat pages show furnished 3D illustrations, which are illustrations and not a specification. A written list of what each wall, window, floor and utility point includes settles the question.

Is there an instalment plan or a mortgage for BLOX Ortachala Tbilisi?

The developer prints no instalment plan, down-payment share, number of months or bank partner on the project page or in the flat records. Korter shows a mortgage calculator headed by a bank’s name, with rates from 7.4 percent nominal, as an illustration dated 13 November 2026. Under the National Bank’s rules a foreign-currency loan is capped at 70 percent of the property value and a lari loan at 90 percent.

Can a foreigner buy a flat here?

Yes, in principle. Georgian law restricts agricultural land, not apartments in a city residential block, so a foreigner can buy a flat on the same terms as a citizen. The purchase is made in writing and the buyer’s right is entered in the Public Registry under Article 183 of the Civil Code. The registry fee is GEL 150, 270 or 350 depending on speed, and a buyer abroad can sign through an apostilled power of attorney or the registry’s online service.

Does a flat qualify for a residence permit through property?

The Public Service Development Agency describes a short-term permit for property whose assessed market value exceeds USD 150,000 equivalent in lari, set by an accredited assessor. All 39 flats not marked sold are priced at USD 141,440 or less, below that line, and the test refers to assessed value, not price. Whether several units can be added together is not stated in the passages read, so that is a question for the Agency.

How much property tax would apply to a flat in BLOX Ortachala Tbilisi?

Since 30 September 2026 an individual’s property other than land is exempt if family income in the preceding year did not exceed GEL 100,000. Above that, the Tax Code sets 0.8 to 1 percent of the year-end market value. For a flat valued at USD 140,000 that is USD 1,120 to 1,400 a year (calculated), and the return is due by 1 November and payment by 15 November.

Sources and last check

Last checked: 13 November 2026. Sources:

• BLOX: Ortachala project page
• BLOX: example flat page (flat 201)
• BLOX: residential projects list
• BLOX: Office and Commercial list
• BLOX: About page
• BLOX: public block data, block 34
• BLOX: public flat record, flat 201
• Korter: Blox Ortachala in Tbilisi, prices dated 5 November 2026
• Korter: Blox developer page
• MUA: hotel and residential scheme in Avlabari
• Tbilisi City Hall: geography and nature
• Tbilisi City Hall: district heads
• Wikipedia: Krtsanisi District
• Wikipedia: Isani (Tbilisi Metro)
• Wikipedia: Freedom Square, Tbilisi
• Wikipedia: Narikala
• Wikipedia: Holy Trinity Cathedral of Tbilisi
• Wikipedia: Tbilisi International Airport
• National Bank of Georgia: official exchange rates (USD 1 = GEL 2.5935 from 13 November 2026)
• National Bank of Georgia: PTI and LTV requirements
• NAPR: immovable property registration fees and terms
• NAPR: informational services fees
• NAPR: smart-contract registration service
• Civil Code of Georgia, Article 183, matsne.gov.ge
• Organic Law on Agricultural Land Ownership, 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
• EY Georgia: Tax and Law Brief, July to September 2026
• Revenue Service of Georgia: property tax page
• Public Service Development Agency: residence permits
• Hague Conference on Private International Law: Apostille Convention status table

This is not legal, tax or financial advice.