Delux Horizon — the developer also markets it as Horizons Deluxe — is a 37-storey residential tower by Horizons Group, standing on the first line of the Black Sea on Sherif Khimshiashvili Street in Batumi. Our listing reference is GE-1014, and the published entry price is from $65,000.
This page does something the usual developer write-up does not. It tells you where that $65,000 sits against the other eleven Georgian projects we actually hold, what the price does and does not include, and — most importantly — why this particular ticket size no longer does the one thing most foreign buyers assume a Batumi apartment does for them.
Most people looking at Batumi from abroad are doing two things at once: buying an asset and buying an immigration option. Georgia has offered a temporary residence permit to foreign nationals who buy non-agricultural property above a set value since 2019, and for six years that value was USD 100,000.
It is not $100,000 any more. With effect from 1 March 2026, the threshold rose by fifty per cent to USD 150,000, following amendments passed in June 2025. That is the third increase in the programme’s history, and it is the single most consequential fact on this page.
Delux Horizon starts at $65,000. One entry-level apartment here reaches 43% of the current residency threshold. It did not reach the old $100,000 threshold either. If residency is part of why you are buying, a single unit at the entry price does not deliver it, and no amount of amenity list changes that arithmetic.
| The residency arithmetic | Figure |
|---|---|
| Delux Horizon entry price | $65,000 |
| Threshold before 1 March 2026 | $100,000 |
| Threshold now | $150,000 |
| Shortfall at entry price | $85,000 |
| Proportion of threshold met | 43% |
| Valuation basis | Accredited appraiser, not purchase price |
Two things follow. First, buyers who want the permit through this building are looking at a larger unit or more than one apartment, and the qualifying figure is set by an accredited appraiser rather than by what you paid. Second, be careful with any marketing — including older versions of this page — that still quotes $100,000. That number is retired.
We hold twelve Georgian projects. Every one of them is in Batumi or its immediate coast. Eight carry a total ticket price; the four Wyndham Grand Residences releases at Gonio are quoted per square metre instead, so they cannot be ranked on the same axis.
Against the eight that are directly comparable, Delux Horizon is the second most expensive entry ticket on our Georgian list.
| # | Project | From |
|---|---|---|
| 1 | Mardi Hills | $45,276 |
| 2 | Mardi City Center | $52,600 |
| 3 | Horizon Grand Residence | $55,000 |
| 4 | Novotel Living | $58,824 |
| 5 | Horizon Elegance | $62,000 |
| 6 | Mardi Aquapark | $63,631 |
| 7 | Delux Horizon | $65,000 |
| 8 | Mardi Stadium | $83,000 |
The spread across the whole priced list is narrow — $45,276 to $83,000, a factor of 1.8. Batumi’s new-build market is compressed, and that matters more than it sounds: when eight towers all open within forty thousand dollars of each other, the differences that decide your return are not headline price. They are floor level, aspect, finish specification, service charge and how many identical studios are competing with yours on the same booking platforms.
Here is the honest problem with this listing, and with most Batumi listings. The published data gives a from price and a size range, but does not tie one to the other.
Delux Horizon’s apartments run from roughly 28 m² to 57 m². The entry price is $65,000. Nothing published states which size that price buys.
| If $65,000 buys… | Price per m² | Reading |
|---|---|---|
| 28 m² (smallest studio) | ≈ $2,321 | Expensive for Batumi |
| 40 m² (mid layout) | ≈ $1,625 | Mid-market |
| 57 m² (largest one-bed) | ≈ $1,140 | Competitive |
That is a spread of more than two to one on the metric that actually determines whether you are paying a fair price. In practice a “starting from” price almost always attaches to the smallest, lowest, worst-facing unit in the building, which puts the realistic figure at the top of that table rather than the bottom.
Ask for the price of a specific apartment with a specific floor, a specific size and a specific aspect, in writing, before you take any of this as a valuation. A single number attached to a range is a marketing device, not a price.
| Specification | Detail |
|---|---|
| Developer | Horizons Group |
| Height | 37 storeys |
| Position | First line, Sherif Khimshiashvili Street |
| Unit types | Studio and one-bedroom |
| Sizes | ≈ 28–57 m² |
| Delivery | Turnkey, furnished |
| Our reference | GE-1014 |
| Listed price | From $65,000 (USD) |
A 37-storey tower of studios and one-bedroom apartments is not a residential building in the ordinary sense. It is a rental instrument. The unit mix tells you that plainly: nobody builds several hundred 28 m² studios on a seafront for owner-occupiers. Buy here understanding what you are joining.
Sherif Khimshiashvili Street runs along Batumi’s coastal boulevard. First-line position is the single most durable advantage this building has — it cannot be replicated by a later developer once the plots are gone, and it is the one attribute that holds value when the tower is no longer new.
The practical surroundings are genuinely convenient: Metro City shopping centre, Lech and Maria Kaczyński Park, restaurants, schools and a hospital are all close, and both the airport and the central bus station are a short drive. Batumi is a compact city and almost everything in it is within fifteen minutes of the seafront.
The cost of first-line position is the crowd that comes with it. Seafront Batumi in August is a different city from seafront Batumi in February, and a studio bought for summer rental income is competing against every other studio on the same street. Position protects your capital better than it protects your occupancy rate.
The published amenity list is substantial: 24-hour reception, room service, security with video monitoring, indoor and outdoor parking with car wash, a spa, an indoor gym, a top-floor outdoor pool, landscaped recreation areas, a children’s playground, a restaurant and cleaning services. Apartments are delivered turnkey with verandas.
Every one of those is a running cost. Pools, spas and 24-hour staffing are the most expensive facilities a residential building can carry, and in a tower of small units that cost is divided across a large number of low-value apartments. The service charge is where an 8% projected yield quietly becomes a 5% actual one.
| Amenity | Ongoing cost implication |
|---|---|
| Top-floor outdoor pool | High — plant, chemicals, seasonal staffing |
| Spa and indoor gym | High — equipment replacement, utilities |
| 24/7 reception and room service | Highest — continuous payroll |
| Security with video monitoring | Moderate — payroll plus systems |
| Parking and car wash | Moderate |
| Restaurant | Usually a concession, but verify |
The service charge is not published in this listing. Neither is whether it is quoted per square metre or per apartment, nor what it excludes. That is the number that decides your net return, and it is the number you should extract in writing before reserving anything. See our guide to how service charges are structured and what they leave out for the pattern this follows in other markets.
Marketing for this project — including the previous version of this page — quotes annual rental returns of 8–10%, supported by “developer rental guarantee models”. We are the agent selling it, and we are still going to tell you how to read that.
A projected yield is not a documented return. To be worth anything, it needs four things attached to it, and none of the four is published here:
Get the yield in writing, net, with the occupancy assumption stated and the guarantor named. If the projection is sound it will survive being written down. If it will not be written down, that tells you what you need to know.
This is the genuinely attractive part of the Georgian proposition, and unlike the yield claim it is documented in law rather than in a brochure.
| Tax | Rate | Condition |
|---|---|---|
| Rental income (residential, to individuals) | 5% | If no deductions are claimed against the income |
| Capital gain on an apartment | 5% | Standard rate for individuals |
| Property tax (individuals) | Up to 1% | Of annual value; banded by household income |
| Short-stay accommodation regime | Fixed rate | Below GEL 100,000 in 12 months, not VAT-registered |
| VAT registration | Threshold | GEL 100,000 turnover in any 12 months |
A flat 5% on residential rental income, provided you do not claim deductions, is genuinely low by European standards, and 5% on the capital gain is unusual. The detail that catches people is the GEL 100,000 twelve-month threshold: cross it and you are into VAT registration, which changes the economics of a short-let operation materially. Rates and conditions are set out in the PwC summary of Georgian personal income tax, and you should take local advice on your own position rather than relying on any agent’s summary, including this one.
Georgia is genuinely open to foreign buyers of apartments. There is no nationality restriction on owning a flat, no requirement for a local partner, no minimum holding period and no exit permission. Ownership is registered at the Public Registry and the process is fast by regional standards.
The restriction that exists is on agricultural land, which non-citizens generally cannot own. That does not touch an apartment purchase in a Batumi tower, but it is worth knowing if your plans later extend to land.
Since the entry ticket here does not reach the threshold, it is worth being precise about what the residency route now requires, so you can judge whether a larger unit is worth it to you.
| Feature | Position |
|---|---|
| Qualifying property value | USD 150,000 from 1 March 2026 |
| Valuation | By accredited appraiser |
| Property type | Non-agricultural |
| Permit duration | Temporary, renewable annually |
| Family | Spouse and minor children on the same investment |
| Minimum stay | None |
| Language test | None |
| Separate investment route | USD 300,000 equivalent |
No minimum stay and no language requirement are real advantages, and the family inclusion is meaningful. The threshold change is documented in the June 2025 amendments summarised here. Immigration rules change; confirm the position at the date you actually apply.
Horizons Group has three buildings on our list, and buyers regularly confuse them. They are not the same product at the same price.
| Project | From | Published size | Position vs Delux |
|---|---|---|---|
| Horizon Grand Residence | $55,000 | 52 m² | $10,000 cheaper to enter |
| Horizon Elegance | $62,000 | ≈ 59.5 m² | $3,000 cheaper to enter |
| Delux Horizon | $65,000 | 28–57 m² | Dearest of the three |
Note what the middle column does to the argument. Horizon Grand Residence publishes a single size of 52 m² against its $55,000; Delux Horizon publishes a 28–57 m² range against $65,000. If the Delux entry unit is at the bottom of its range, you are paying $10,000 more for roughly half the floor area. That is the comparison to put to the sales team, in writing, before you reserve.
The other decision on our Georgian list is geographic. Four of the twelve projects are at Gonio, a coastal strip south of the city towards the Turkish border, and they are sold on a different basis.
| Central Batumi (Delux Horizon) | Gonio (Wyndham releases) | |
|---|---|---|
| Pricing basis | Total ticket, from $65,000 | Per m², from $2,257 |
| Product | Studios and one-beds in a 37-storey tower | Villas, townhouses, larger apartments |
| Season | Longer — city functions year-round | Sharper summer peak |
| Competition | Very high — hundreds of similar studios | Lower unit count |
| Access | Walkable city, airport minutes away | Car effectively required |
At $2,257 per m², Gonio’s Wyndham villas are priced above the mid-point of Delux Horizon’s possible per-metre range — so “the beach is cheaper” is not true here. You can browse the full set on our Batumi city page and the wider Georgia country overview.
Georgia’s transaction costs are among the lowest in the region, which is a genuine part of the case for buying here.
| Item | Typical position |
|---|---|
| Registration at the Public Registry | Low fixed fee; same-day and express options exist |
| Notary | Modest, transaction-dependent |
| Agency commission | Confirm in writing who pays it |
| Appraisal | Required if you are pursuing residency |
| Currency | Priced in USD; settlement usually in GEL or USD |
| Off-plan payments | Confirm the schedule and what secures your money |
Registration in Georgia is fast — often same day — and the absence of stamp duty at the levels seen in Türkiye or Cyprus is real money saved. Our legal checklist for buying in Georgia covers the contract stage in more detail, and our residency guide covers the permit route.
This listing is denominated in USD. Your rental income will arrive in GEL, and your service charge will be billed in GEL. That mismatch is a real exposure and almost nobody models it.
If the lari weakens against the dollar, your dollar-denominated asset holds its headline value while your lari income buys fewer dollars — the yield falls without the property doing anything wrong. If you are financing from a third currency, you are carrying two exposures rather than one.
Being direct about fit saves everybody time. A 37-storey tower of furnished studios and one-bedroom apartments on a seafront boulevard is a specific instrument, and it serves some buyers well and others badly.
| Buyer | Fit | Why |
|---|---|---|
| Cash buyer wanting a low-cost foothold in a growing market | Good | $65,000 entry, 5% tax on rent, fast registration, no ownership restriction |
| Buyer wanting Georgian residency | Poor at entry price | Needs $150,000 appraised; entry unit reaches 43% |
| Investor wanting predictable, documented income | Poor | Yield is projected, service charge unpublished, seasonality sharp |
| Owner-occupier wanting a home | Poor | Studio and one-bed stock in a rental-oriented tower |
| Buyer wanting capital preservation on a scarce plot | Reasonable | First-line seafront cannot be rebuilt once developed |
| Buyer needing rental income from month one | Depends | Entirely contingent on completion status — confirm before reserving |
The first-line position is the strongest part of the case and the part least likely to be eroded. The weakest part is that almost everything determining your income — service charge, occupancy, unit mix, guarantee terms — is not in the published material.
Buyers comparing Batumi usually have Dubai, Northern Cyprus or Türkiye open in another tab. The differences that matter are not the headline price.
| Factor | Batumi | How it compares |
|---|---|---|
| Entry ticket | $45,000–$83,000 across our list | Among the lowest we sell anywhere |
| Tax on rental income | 5% flat, no deductions claimed | Very low by European standards |
| Capital gains on apartments | 5% | Unusually low |
| Ownership by foreigners | Unrestricted for apartments | Simpler than several regional markets |
| Registration speed | Often same day | Fastest we deal with |
| Residency threshold | $150,000 since 1 Mar 2026 | Raised 50%; check before relying on it |
| Seasonality | Sharp summer concentration | More pronounced than Dubai or Istanbul |
| Currency | Priced USD, earned GEL | Mismatch to model |
The tax position is the genuine strength and it is documented rather than projected. Low entry cost plus 5% on rent plus 5% on gains plus same-day registration is a real combination, and it does not depend on anybody’s occupancy forecast being right.
What Batumi asks in return is tolerance of seasonality and of competition from identical stock. A studio in a tower of studios is the most substitutable asset in real estate — the guest choosing between yours and two hundred others on the same platform is choosing on price and photographs, not on your building’s spa. That is why the service charge and the true unit count matter more here than the amenity list, and why we keep returning to them on this page.
The part of the purchase that gets least attention is the twelve months after handover, and it is where most of the disappointment in this market is generated. It is worth walking through it in plain terms.
In the first weeks you register title at the Public Registry. This is the genuinely easy part of buying in Georgia — the process is quick, often same-day, and the state fee is small. You will need your passport and the contract, and if you are pursuing the residency route you will also need an accredited appraisal, which is a separate exercise from the price you paid and can come in lower than you expect.
Then the running costs begin, and they begin whether or not the apartment is earning. The service charge is billed regardless of occupancy. Utilities in an empty unit are small but not zero. If you have engaged a management company, its fee is typically a percentage of collected rent, which sounds aligned until you realise that the months with no rent still carry the service charge and the standing utility costs. This is the mechanism by which a headline yield of 8% becomes a net figure closer to 4–5%, and it is entirely predictable in advance — it just is not usually predicted for you.
The seasonal pattern then does the rest. Batumi’s guest demand concentrates heavily in the summer, and a seafront studio can run at very high occupancy in July and August while sitting largely empty from November to March. An annualised occupancy figure smooths that into a single comfortable-looking number, but your cash flow does not arrive smoothed. If you are relying on the income to service borrowing, the winter months are where that plan is tested.
None of this argues against buying. It argues for buying with the service charge, the management terms and the occupancy assumption written down before you commit, so that the second year is not a surprise. Every experienced owner in this market will tell you the same thing, usually after their first winter.
We are Uinvest Group, and we are the agent on this listing — which is exactly why this page states the residency shortfall, the unpublished service charge and the unresolved price-per-metre rather than leaving you to find them after you have paid a reservation fee. If you want the wider context before deciding, our guide to living in Georgia as a foreigner covers costs beyond the purchase, and you can reach us through the contact page.
How much does an apartment at Delux Horizon cost? Published pricing starts at $65,000 for units in a range of roughly 28–57 m². The listing does not state which size the entry price buys, so request a specific apartment’s price in writing.
Does buying here give me Georgian residency? Not at the entry price. Since 1 March 2026 the property route requires a value of at least USD 150,000, assessed by an accredited appraiser. At $65,000 an entry unit reaches 43% of that.
What tax will I pay on rental income? Residential rental income to individuals is taxed at 5% provided you claim no deductions, and gains on an apartment are taxed at 5%. Cross GEL 100,000 of turnover in twelve months and VAT registration applies.
Can a foreigner own an apartment in Georgia outright? Yes. There is no nationality restriction on apartment ownership, no local partner requirement and no minimum holding period. The restriction is on agricultural land.
Is the 8–10% return guaranteed? It is a projection quoted in marketing material. Ask for it net, with the occupancy assumption stated, the term specified and the guarantor named, in writing.
Is Delux Horizon finished? Confirm the current completion position with us directly before reserving — delivery timing on Batumi towers moves, and it should be stated in your contract rather than taken from a web page.
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