Domus Sera Tbilisi: Vake Price Range and Sources Guide (2026)

Domus Sera Tbilisi is a 14-floor building of 45 apartments at 7 Paliashvili Street in the Vake area, and on 12 November 2026 the developer’s page prints a price range per m² and flat sizes but no price list for individual flats.

This guide to Domus Sera Tbilisi reads the project page of LTD Domus Group on domusi.com as it stood on 12 November 2026 and sets beside it what the listing sites Korter, Arkinvest and Avezor print. Where they differ, every figure is shown with its source and date, and no source is treated as the correct one.

It also covers the street and district, the arithmetic that follows from the printed range, how ownership, registration, tax and residence rules work in Georgia, and a list of points a buyer can ask to have confirmed in writing before paying anything.

Overview of Domus Sera Tbilisi

On its project page, listed under Projects, Current, Domus describes the building as a residential project at 7 Paliashvili Street with one entrance, 14 floors and 45 apartments. It lists two elevators, a two-level underground car park and commercial space on the first floor, and says that the terraces and the roof carry greenery. These are the developer’s own statements, read on 12 November 2026.

The page does not name a district. Korter and Avezor place the address in Vake, and Wikipedia describes Paliashvili Street as part of Vake District in Tbilisi. In its text the developer gives apartment sizes of 59 to 277 m²; its flat selector lists 13 layouts from 60 to 317 m², shown in section 2.

What the page leaves out matters as much to a buyer as what it says. It shows no price for any flat, no count of flats still available, no construction permit, no finish specification, and no label on its countdown timer to say what date the timer counts to. A partner article on Entrepreneur Georgia dated 15 August 2025 repeats the 14 floors, the 45 flats and the 60 to 277 m² span and gives no price or date.

Layouts, floors and sizes on the developer’s flat selector

The flat selector on domusi.com returned 13 entries on 12 November 2026, one per plan. Each entry shows a total area, a room label and the floors on which the plan occurs. One entry, the 277 m² penthouse on floor 14, carries a Sold out flag, and the other twelve carry none.

The selector counts plans, not flats. It does not say how many of the 45 apartments share a plan, and it does not say how many are still available, so the table below must not be read as an availability list.

Residential plans occur on floors 2 to 14, which is 13 floors for 45 apartments, an average of about 3.5 apartments per residential floor (calculated; the page gives no count per floor). The 60 m² plan is listed for floors 2 to 13, the widest span of any plan, and the page prints no number of flats per plan.

The room labels follow the Georgian habit of counting the living room as a room. The plan pages for the 60 m² and 104 m² layouts, for example, name one and two bedrooms respectively beside a living room with kitchen. Room-by-room areas on the other plan pages are not used in this guide, because several entries repeat the total area; it relies on total area, floor and label only.

Each plan page also lists verandas as separate items, for instance a 9 m² veranda on the 60 m² plan. The pages do not say whether the headline area includes the veranda or how a price per m² applies to it, which is a point for the written price list (section 9).

The three sources group the same area range differently. Korter files 168.3 m² under five rooms where the developer labels the 168 m² plan four rooms, and Avezor’s three-room band runs to 136.9 m² where the developer’s three-room plans stop at 120 m². Neither listing site gives a reason, and the figures are recorded here without a ruling. The 59 m² figure appears in the developer’s text and in Korter’s characteristics, yet the selector has no 59 m² plan.

Price per m² as printed: what each source shows

On 12 November 2026 the project page prints a block headed Price From with two figures. The first, 10810 – 12700, stands beside the lari sign. The second, 4000 – 4700 $, sits in a tooltip on the dollar sign. No unit is printed beside either figure.

Korter prints USD 4,000 per m² and USD 240,000 for the 60 m² plan, which is exactly 60 times 4,000, so the domusi range reads as a price per m². This guide uses that reading and labels it as a reading. No per-flat price list is published on domusi.com: no price stands against any of the 13 layouts, and there is no floor ladder or all-cash figure.

The dollar and lari figures on the developer’s page imply a rate. Dividing 10,810 by 4,000 gives 2.7025 lari per dollar, and 12,700 by 4,700 gives 2.7021. Avezor’s pair, 10,360 and 4,000, implies 2.59. The National Bank of Georgia official rate for 12 November 2026 is GEL 2.5933 per USD. The page does not say which currency governs the price or which rate applies, so that is a question for the contract.

The upper bound differs between sources: USD 4,700 on domusi.com on 12 November 2026 against USD 4,550 on the undated Arkinvest page. Which is older cannot be told from the pages, so the difference is recorded without a conclusion. For wider context on the city, see the guide to Tbilisi real estate prices.

Domus Sera Tbilisi price range set against the 13 layouts

The printed band runs from USD 4,000 to USD 4,700 per m², so its top is 17.5 percent above its bottom (4,700 divided by 4,000 is 1.175). The lari band, 10,810 to 12,700, has the same ratio. The page gives no rule for where inside the band a given flat falls, whether by floor, plan, view or payment method.

Because of that, the table multiplies each plan’s area by both ends of the band. The results are calculated from the developer’s printed range, they are not prices, and domusi.com publishes no totals. They show how wide the uncertainty is for each plan before a price list is requested.

The band is USD 42,000 wide at 60 m² and USD 221,900 wide at 317 m². The choice of end therefore matters more as the flat grows. At the lower end the 60 m² plan comes to USD 240,000, and the 104 m² plan runs from USD 416,000 to USD 488,800.

The ‘from’ prices on listing sites turn out to be the same arithmetic at the bottom of the band. Each equals the smallest area in a room group times USD 4,000, so they are floors of a range and not averages.

One comparison with an official series is possible, with care. Business Insider Georgia reported on 23 April 2026, citing Geostat, that new-build apartments in Vake averaged GEL 5,958 per m² in the first quarter of 2026. Against the developer’s lari band that is a ratio of 1.81 (10,810 divided by 5,958) to 2.13 (12,700 divided by 5,958). At the official rate of 2.5933, GEL 5,958 is about USD 2,297.

The two measures are not the same. The Geostat release for the second quarter of 2026, dated 23 July 2026, says its district prices are offer prices taken by web scraping, shown as medians, and that its index covers new residential property in Tbilisi. A single project’s printed range is not a district median, and the finish behind each figure may differ.

The same release reports the Tbilisi new-build index up 0.9 percent on the quarter and 4.9 percent on the year, which describes the index and not any one building.

For the residence rules in section 8, the arithmetic gives a plain result. The lowest calculated total, USD 240,000, exceeds USD 150,000, and the Public Service Development Agency applies that test to a market value set by an accredited assessor, not to the contract price. The calculated total for the 60 m² plan stays below USD 300,000 at both ends, while the 104 m² plan exceeds it at both ends.

Finally, the currency spread has a cost. A USD 240,000 flat is GEL 622,392 at the official rate of 2.5933 and GEL 648,600 at the 2.7025 implied by the developer’s lari figure, a difference of GEL 26,208. If instalments are fixed in one currency and paid in another, the effective cost depends on the rate written into the contract.

Instalment, mortgage and the Domus Card as the sources describe them

The developer’s page prints ‘Installment (month)’ 30 in its header facts and, under Payment schedule, the line ‘Interest-free loan, flexible terms and individual schedule of payment’. It prints no down-payment percentage, no monthly amount and no schedule table. A payment chart on the page shows a figure that the page’s markup sets to 25 and labels ‘Month left’.

Listing sites give other figures, and none of them is the developer’s schedule. The table sets them side by side. The terms are recorded as printed, and an instalment length that differs between pages is a dated difference, not a finding about any party.

The Korter calculator wording ‘up to 4 month’ is shown as printed. Counted from 12 November 2026, 25 months ends in December 2028, the month of the countdown date. The page does not say that the two are linked, so that is arithmetic only.

To show scale without inventing a schedule, the next table splits the balance after a 30 percent down payment into equal parts. Real schedules are individual, per the developer, and may be uneven. Figures are calculated from the low and high ends of the band for three plans.

On mortgages, Korter shows a calculator using a TBC Bank offer from 7.4 percent nominal and 8.3 percent effective, tied to Term SOFR, with an example loan of USD 204,000 and a monthly payment of about USD 17,689 plus insurance. The visible text does not state the loan term chosen, so the example is not a typical payment. It is a listing-site calculator and not a bank page, and no bank page naming Domus Sera was found. Lending limits are covered in section 8.

The site banner on domusi.com also describes a Domus Card on which 5 percent of the amount paid for an apartment accumulates, usable by the holder or for other Domus projects. That is the developer’s description; the terms are not printed on the pages read, so the benefit is a point to have in writing (section 9). The mortgage guide for non-residents is at mortgage in Georgia for foreigners.

Handover, status, finish and building facts by source

The developer’s page shows a timer headed Time left, set to 30 December 2028 at midnight. The page does not call the timer a handover date, so the table lists it as the countdown. Other sources give a date or quarter close to it, and one gives none.

A chart headed Project status on the developer’s page counts up to 28.88 in its markup. The page does not say what the figure measures, so it is not presented here as construction progress. Korter shows construction photographs taken from the same spot, with a last update in October 2026, which is the only dated progress evidence found; domusi.com has no construction gallery for this project.

Finish terms such as green frame and white frame are market vocabulary and not statutory categories, and they can mean different things to different sellers. Avezor’s page uses more than one of them for the same project. For that reason a contract should list what the finish includes, and the furnished interior renders in the developer’s gallery should be read as visualisation.

On the building itself, the developer lists high ceilings, large windows, a ventilation system, energy-efficient technologies and lobby paintings by Keti Davlianidze. The partner article adds aluminium windows with shutters and acoustic insulation, and says the name comes from the Italian serra, which it glosses as greenhouse.

Korter lists a monolithic frame, 24-hour video surveillance, a concierge and a courtyard, and Avezor adds electric-vehicle charging in the car park. These come from listing sites and a partner article, and a buyer would confirm each item against the design documents.

Location of Domus Sera Tbilisi: 7 Paliashvili Street in Vake

Paliashvili Street lies on the right bank of the Mtkvari (Kura) river in Vake and runs from Korneli Kekelidze Street to Archil Mishveladze Street, according to Wikipedia, which gives the postal code as 0179 and says the street dates from the 1920s and carries the name of the composer Zacharia Paliashvili. The developer’s map marker puts the building at 41.70840, 44.77618.

Wikipedia’s article on Vake District gives the district an area of 61.7 km² and a population of 302,826 for 2024. The district is larger than the neighbourhood called Vake, and it includes Bagebi, Upper Saburtalo, the Nutsubidze Plateau and Tskneti among others, so a statement that something is in Vake District does not fix how close it is to Paliashvili Street.

The developer’s map carries 14 markers. The next table gives their straight-line distances from the Domus Sera marker, which this guide calculated from the marker coordinates, so none of the figures is printed on the page. Straight-line distance is shorter than a walk or drive, and the marker names are shown as labelled.

Korter prints its own list: Vake Park a few minutes’ walk away, a bus stop 50 m from the building, Ilia State University a 15-minute walk, schools no. 165, 54 and 55 within 1.5 km, medical centres 5 to 15 minutes by car, the city centre about 25 minutes and the airport about one hour, all as averages. The route numbers it lists for the nearby stop were not checked against the city operator’s timetable.

Two of these claims can be set against coordinates. Wikipedia places the centre of Vake Park at 41.708889, 44.751389, about 2.1 km in a straight line from the marker, but the park covers about 200 hectares by the same article, so its nearest edge is much closer; the article’s infobox also lists its status as partially closed for restoration, which a visitor can check on the day.

The metro is the second. Korter names Akhmeteli Theatre at 2 km. Wikipedia describes Akhmeteli Theatre as the northern terminus of the Akhmeteli-Varketili line, serving Gldani, and gives coordinates about 9.8 km in a straight line from the marker. The developer’s map instead shows Rustaveli, which Wikipedia locates about 1.3 km away by the same method. These are different stations; a buyer who relies on the metro should check the walking route to the station in mind.

For reference, the straight-line distance from the marker to Freedom Square is about 2.7 km and to Tbilisi International Airport about 15.5 km, both from Wikipedia coordinates. The developer’s completed projects list also shows three finished Domus buildings on the same street, at numbers 63, 87 and 114.

Buying in Georgia: residence rule, registration, tax and financing

In Georgia a buyer becomes the owner of an apartment through the Public Registry, not through the contract alone. Article 183 of the Civil Code asks for a written transaction and for the acquirer’s right to be entered in the Registry. Foreign nationals are kept out of one category only, agricultural land, which Article 4 of the Law on Agricultural Land Ownership reserves for the state, municipalities, citizens and certain Georgian entities. A city apartment is outside that category.

Background reading: can foreigners buy property in Georgia and how to buy property in Georgia.

The registry agency lists three speeds for entering a change of right, or an obligation tied to an ownership right, on its fee and terms page: GEL 150 within four working days, GEL 270 within one working day and GEL 350 on the day of filing. At the official rate of GEL 2.5933 per USD these come to roughly USD 57.8, USD 104.1 and USD 135.0. The fee follows the speed chosen and not the price of the flat.

A buyer outside Georgia can act through an attorney whose power of attorney carries an apostille, and the Hague Conference status table records the Apostille Convention in force for Georgia since 14 May 2007. The alternative is the agency’s smart-contract service, where rights are entered after a booked online meeting. Whether the developer accepts either route is something to have confirmed in writing.

Residence is the rule that interacts most with price. According to the Public Service Development Agency, a short-term residence permit is available to an alien who holds title to immovable property other than agricultural land with a market value exceeding USD 150,000 equivalent in lari, as established by an accredited assessor. Article 15(j) of the Law on the Legal Status of Aliens says the same. The assessor’s valuation counts and the contract price does not. More in the residence permit guide.

The same agency page describes an investment residence permit for property exceeding USD 300,000. Whether a Domus Sera flat meets either test depends on an assessor’s report on that flat, and the plans are therefore not described here as qualifying or not qualifying.

The property tax reading changed on 30 September 2026, when Law No. 1874 was added to the amendment list of the Tax Code text on matsne.gov.ge. For a natural person’s taxable property other than land, Article 202(5) fixes a rate of at least 0.8 and at most 1 percent of the market value at the end of the previous year. Article 206(1)(a) removes the tax when the family’s income in the previous year was GEL 100,000 or less.

The EY Georgia brief for July to September 2026 gives GEL 40,000 as the threshold before the change, so a guide written earlier shows old bands. Article 201 includes real estate ‘including an unfinished construction’ owned by a natural person, and whether an off-plan buyer counts as owner is a point for the contract and the registry record.

Under Article 205 a return is due by 1 November and the tax by 15 November, and the Revenue Service handles both. For the filing steps see property tax in Georgia.

Income tax rules also apply to an owner who rents out or sells. Article 81 taxes rent from a residence at 5 percent when no deductions are claimed, and the general personal rate is 20 percent. A surplus on the sale of a residential apartment is taxed at 5 percent, and Article 82(1)(f.a) exempts it after more than two years of ownership. VAT stands at 18 percent in Article 166, and a contract should say whether the price includes it.

For borrowing, the National Bank’s PTI and LTV page sets maximum loan-to-value at 90 percent for lari loans and 70 percent for foreign-currency loans. Maximum payment-to-income is 25 percent (lari) or 20 percent (foreign currency) when net monthly income is below GEL 1,500, and 50 or 30 percent from GEL 1,500. Banks set their own terms for non-residents.

What to ask for in writing before reserving

The pages for Domus Sera Tbilisi leave several points open. Each gap below becomes a document or an answer that a buyer can request, some for the reservation form and some for the sale contract. Where a point depends on the flat, the unit number is the anchor.

1. A price list that names each unit with its floor, area and issue date, and states which finish the price covers.
2. How the price per m² is measured: total or living area, whether verandas and terraces count and at what rate, and whether VAT is inside the figure.
3. The contract currency (dollars or lari), the rate used for each payment, and who carries any rate difference.
4. The handover date as written in the contract, the definition of handover, and the remedy if the date is not met.
5. The full legal name and registration details of the contracting entity and of the owner of the plot.
6. A Public Registry extract for the plot, checked against the cadastral code Korter prints, showing owner, encumbrances and registered obligations.
7. The construction permit and approved design documents, including the final floor count and the floor of the flat.
8. The 30-month payment schedule in full: down payment, each amount and date, the receiving account or escrow, and the refund rule for a reservation deposit.
9. The effective cost of paying by instalment compared with the cash price, and whether early settlement is allowed.
10. A finish specification for the flat that lists what is included and at what quality, instead of a frame category alone.
11. The written terms of the Domus Card benefit: who may use it, when, for which purchases, and under what conditions or expiry.
12. The names of any partner mortgage banks, in a document issued by the bank or the developer.
13. Price, ownership and allocation of the two-level underground parking and of any storage, plus the service-charge schedule for the building.
14. For a buyer abroad: the power-of-attorney form or the booked registry session that the developer accepts.

Nothing on the list is unusual for an off-plan purchase, and it implies nothing about this project. Answers kept with the reservation let a buyer set Domus Sera beside other buildings on the same terms.

How this project compares with other Domus projects and nearby listings

Domus lists five current projects on domusi.com, all in Tbilisi, and every page prints a price range per m² in the same way. The table compares the figures recorded for each on 12 November 2026. The other four pages are on this site as Domus Nea Tbilisi, Domus Avlabari Tbilisi, Domus Trees Tbilisi and Domus Gazapkhuli Tbilisi.

Among the five printed ranges, Domus Sera’s is the highest, and its lower bound equals the upper bound of Domus Trees. The plan sizes also differ: the Domus Sera selector starts at 60 m², while Domus Avlabari lists plans from 57 m². The comparison states what each page prints and does not rank the projects.

For other Tbilisi listings, m2 at Mtatsminda Park lies in the neighbouring Mtatsminda district, m2 Highlight, W2 Filigreen 2 and Archi Nutsubidze 2 are filed under Saburtalo. A wider view of the portfolio is on the Georgia page and the Tbilisi page.

Domus Group (developer)

LTD Domus Group presents itself on its About page as a company founded in 2006 whose stated values are quality, novelty and green architecture. The page adds that the company plans each home with long-term service in mind and that the relationship with the buyer begins at purchase. These are the developer’s statements.

The project lists on domusi.com show five current projects, one future project in Kvariati and 13 completed projects, of which three stand on Paliashvili Street. Korter lists 10 completed projects against 13 on domusi.com, while its six current projects match the five current and one future project on domusi.com. The difference is recorded without comment. The developer prints no total of flats or square metres delivered.

The UN Global Compact participant page lists Domus (domusi.com) as privately held, in real estate holding and development, an active participant since 3 May 2023. Membership is a voluntary commitment and not a quality certification. No shareholder or beneficial-owner information was found in public sources, and registry filings were not consulted.

The About page shows a strip of eight supplier logos. No announcement of those relationships was found on the suppliers’ own sites, so they are noted only as displayed by the developer. The Domus Card is described in section 5.

Frequently asked questions

Where is Domus Sera Tbilisi and which district is it in?

Domus Sera Tbilisi stands at 7 Paliashvili Street, Tbilisi. The developer’s page does not name a district, while Korter and Avezor place the address in Vake, and Wikipedia lists Paliashvili Street as part of Vake District. The developer’s map marker is at 41.70840, 44.77618. The street runs between Kekelidze Street and Mishveladze Street. For distances to schools, universities and clinics, section 7 gives straight-line figures calculated from the developer’s own map markers.

What price does domusi.com print for Domus Sera Tbilisi?

On 12 November 2026 the page prints 10810 – 12700 beside the lari sign and 4000 – 4700 $ in a tooltip, with no unit. Because Korter prints USD 4,000 per m² and USD 240,000 for 60 m², the range reads as a price per m². No per-flat price list is published. Section 4 multiplies the range by each of the 13 plan areas, and those totals are calculated, not offered prices.

Is there a price for each apartment?

Not on the developer’s page. The flat selector lists areas, room labels and floors for 13 plans and shows no price. Korter and Avezor print ‘from’ prices by room group, and each equals the smallest area in the group times USD 4,000. A price list with unit numbers is the first item on the list in section 9, and the developer or its sales team issues it, not a listing site.

When will the building be handed over?

The developer’s page shows a countdown to 30 December 2028 without calling it a handover date. Arkinvest prints a finish date of 31 December 2028, Avezor prints Q4 2028 in a listing dated 04.08.2026, and Korter prints no date. The date that binds the developer is the one written in the sale contract, together with a definition of handover, so a buyer asks for both in writing.

How many apartments and floors are there?

The developer, Korter, Arkinvest and a partner article of 15 August 2025 give 45 apartments, and the developer, Korter, Arkinvest and Avezor give 14 floors. Residential plans appear on floors 2 to 14 and the first floor is described as commercial space. The selector lists 13 plans, which is not a count of flats, and one plan, the 277 m² penthouse, carries a Sold out flag.

What are the instalment terms at Domus Sera Tbilisi?

The developer prints 30 months and ‘interest-free loan, flexible terms and individual schedule of payment’, with no down-payment percentage. Korter and Avezor print a 30 percent down payment, with Avezor giving up to 29 months. The developer calls the schedule individual, so the amounts, the dates, the receiving account and any difference from the cash price should all be confirmed in the contract before the first payment is made.

Could a purchase qualify for a Georgian residence permit?

The SDA rule needs property with a market value exceeding USD 150,000 equivalent in lari, set by an accredited assessor, and the lowest calculated total for Domus Sera Tbilisi is USD 240,000. Whether a given flat meets the rule depends on the assessor’s valuation of that flat and on the other conditions in the Law on Aliens, so no plan is described here as qualifying.

Are there limits on a foreigner owning an apartment in Georgia?

None are tied to the flat itself. The Civil Code asks for a written transaction and registration of the right in the Public Registry. The foreigner restriction concerns agricultural land under the Law on Agricultural Land Ownership, not apartments. A buyer abroad can use an apostilled power of attorney or the registry’s online smart-contract service, and the developer should confirm in writing which of the two it accepts for the contract.

How is an individual owner’s property taxed?

After Law No. 1874 of 30 September 2026, a natural person’s property other than land carries no tax if family income in the previous year was GEL 100,000 or less. Above that, Article 202(5) sets 0.8 to 1 percent of the market value at the end of the year before. The return is due on 1 November and the payment on 15 November. Guides written earlier show a GEL 40,000 threshold.

What finish do the flats have?

The developer does not state it. Korter, Arkinvest and Avezor list ‘Green frame’, and one Avezor passage also says ‘white frame’ and another ‘finished renovation, furniture and appliances’. The furnished interiors on the developer’s gallery are renders, not a specification, and the sales documents should say what is delivered. A written specification that lists what is included for the unit settles it, as item 10 in section 9 asks.

Sources and last check

Last checked: 12 November 2026. Sources:

• Domus Group: Domus Sera project page (read 12 November 2026)
• Domus Group: Domus Sera flat selector (read 12 November 2026)
• Domus Group: About page
• Domus Group: completed projects list
• Korter: Domus Sera in Tbilisi, prices and availability as of 2 November 2026
• Korter: Domus Development developer page (seen 12 November 2026)
• Arkinvest: Domus Sera (undated, seen 12 November 2026)
• Avezor: Domus Sera PR520594 (listing dated 04.08.2026)
• Entrepreneur Georgia: Domus Sera, partner article in Georgian, 15 August 2025
• Business Insider Georgia: residential prices in Tbilisi, Q1 2026, citing Geostat, 23 April 2026
• Geostat: Residential Property Price Index, II quarter of 2026 (23 July 2026)
• Wikipedia: Zakaria Paliashvili street
• Wikipedia: Vake District
• Wikipedia: Vake Park
• Wikipedia: Rustaveli (Tbilisi Metro)
• Wikipedia: Akhmetelis Teatri (Tbilisi Metro)
• Wikipedia: Tbilisi International Airport (coordinates)
• Wikipedia: Freedom Square, Tbilisi (coordinates)
• Civil Code of Georgia, Article 183 (matsne.gov.ge)
• Organic Law on Agricultural Land Ownership (matsne.gov.ge)
• NAPR: immovable property registration fees and terms
• NAPR: informational services fees
• NAPR: smart-contract registration service
• Hague Conference on Private International Law: Apostille Convention status table
• Tax Code of Georgia, English text (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
• Law on the Legal Status of Aliens and Stateless Persons (matsne.gov.ge)
• National Bank of Georgia: PTI and LTV requirements
• National Bank of Georgia: official exchange rates (USD 1 = GEL 2.5933 on 12 November 2026)
• UN Global Compact: Domus participant page

This is not legal, tax or financial advice.