Horizon Grand Residence Batumi: Two-Tower Guide (2026)

Horizon Grand Residence Batumi is a two-tower apartment complex that the developer, Horizon Batumi (also written Horizons Group), sells as studios, one-bedroom and two-bedroom units at Angisa 1st Lane, 72, in the Airport district of Batumi, Georgia. This guide sets out what the developer’s site and the listing portals publish about Horizon Grand Residence Batumi, where they disagree, which prices were quoted on which dates, and what Georgian law says about residence permits for owners of property worth more than USD 150,000.

Every price, rule and project detail is stated as of 5 November 2026. Where a figure comes from a portal rather than from the developer or an official body, the source and the date are named, and where two sources give different values both are shown.

Overview of Horizon Grand Residence Batumi

The developer’s project page at horizonsbatumi.com presents Horizon Grand Residence Batumi as an apartment-hotel scheme with three unit categories: Studio Suite, Executive Family Suite and Grand Family Suite. It lists a restaurant and lounge, co-working space, a children’s playground, spa and fitness centre, a pool, indoor and outdoor parking and round-the-clock reception and security among the facilities. The page prints no street address, no number of floors or apartments, no price and no completion date.

Those missing items come from third parties. The Korter portal, in a page showing prices as of 25 October 2026, gives the address, two blocks of 27 floors, 936 apartments, the cadastral number and a completion quarter for each block. Other portals give different floor counts and dates. This guide reports the Korter data as the most detailed single source and lists the conflicts in section 5, because none of the portal values is a developer statement.

The developer’s own page gives three size ranges that run from 33.1 m2 to 93.4 m2, and the Korter figures dated 25 October 2026 start at USD 51,471 for the smallest studio. No single size or single price describes the project as a whole, so the sections below give ranges with their sources.

Unit types and sizes: what is published and what is not

The developer’s page names three categories and prints a size range for each. It does not print a count of units per category, a floor-by-floor table or a plan area for individual apartments. The Korter portal lists 35 layouts, each with an area, a block and a price, and these show how the developer’s ranges are populated in practice.

The largest published layout is 93.4 m2 and the smallest is 33.1 m2, so the project as a whole cannot be described by one size. A figure of 52 m2 corresponds only to the 51.9 m2 one-bedroom layout. The Korter page also says buyers can choose apartments of 27 m2 or more, a figure that no layout in its own list reaches, so it is not used here.

The developer’s page and Korter both describe a veranda or open balcony on each apartment. A Realting ad for a 76 m2 unit on the ninth floor mentions a balcony of 26.8 m2, a figure that appears only in that ad and that can be checked against the plan before any payment. Plans, not marketing sizes, determine what is registered.

Before a reservation, a buyer can ask for the following in writing:

• the unit number, block, floor and orientation, with the plan attached to the contract;
• the total area and the split between living area, balcony or veranda and any technical zone;
• which of the three finishing options (black frame, white frame, turnkey) the price covers, and a specification annex for it;
• whether the area in the contract is the area that will be registered in the Public Registry extract for the unit;
• the price per square metre in USD and the currency of each instalment.

Prices quoted in the market for Horizon Grand Residence Batumi

The developer publishes no price list for this project. Every figure in this section is therefore an asking price seen on a portal on the date shown, converted where useful at the National Bank of Georgia official rate valid from 5 November 2026, GEL 2.5958 per USD (National Bank of Georgia). None of these is a developer price, and no average or headline “from” price of this guide’s own is offered.

The first table reproduces the layouts that Korter listed on its layouts page, which states that prices and availability are up to date as of 25 October 2026. Korter labels these as the developer’s apartments.

The same page shows three different rates per square metre for similar two-bedroom areas: USD 1,555, USD 1,200 and USD 1,050. The calculation below shows that each printed total equals its rate multiplied by the area, so the differences come from the units themselves, not from rounding. The portal’s headline “from USD 1,050 per m2” therefore refers to the 93.2 and 93.4 m2 layouts, while the entry price of USD 51,471 is a studio at USD 1,555 per m2.

The second table shows asks from other sources, with their dates. They come from different times, channels and payment conditions, so they are listed side by side without being merged.

Two cautions apply. First, a starting price is the price of the smallest or cheapest unit, so dividing it by a different unit’s area gives a meaningless rate. Second, the geoln ad’s totals do not reproduce from its own rates: 60% of 85.3 m2 at USD 1,000 is USD 51,180, against the USD 51,461 printed, and 85.3 m2 at USD 920 is USD 78,476. The basis of the printed total is not clear from the ad, so it is shown as printed and no rate is calculated from it.

For context, Galt & Taggart, in a review reported by Investor.ge on 20 April 2026, gave an average turnkey price of USD 1,865 per m2 for Batumi in 2025, against USD 1,699 in 2024 and USD 1,569 in 2023, and a below-USD 1,500 average for peripheral zones. Those are averages across surveyed projects of finished flats, so they are not a like-for-like comparison with the rates above, which are asks for specific units under construction. The wider market is covered in our Batumi price-per-square-metre review.

Location of Horizon Grand Residence Batumi: Angisa 1st Lane, Airport district

Korter places Horizon Grand Residence Batumi at Angisa 1st Lane, 72, in what it calls the Airport district of Batumi, and describes the surroundings as a quiet green area of mostly low and mid-rise buildings. The geoln and Realting ads give the same street and number. The developer’s home page, by contrast, describes all of its complexes as standing in the New Boulevard area on the first line of the Black Sea, so the portals’ Airport-district address and the developer’s wording describe the location differently.

The distances differ for the same reason. Korter gives 400 m to the seaside. The calculation from the map position, using the nearest point of the coastline mapped in OpenStreetMap, gives 0.52 km in a straight line. The two figures are close, but they place the complex some distance back from the shore, not on it, and a buyer who wants a sea view from a specific floor can ask the developer for the orientation of the unit and the building height in front of it.

The airport is the most visible neighbour. Batumi International Airport lies about 1.8 km away in a straight line and 3.9 km by road (an indicative OSRM driving route, run on 5 November 2026), and Korter gives 2.7 km. The airport’s page on airports.ge reports 951,760 passengers for 2024 (airports.ge, Batumi). Aircraft movements near a residential project are a usual item for a buyer to check on site at different times of day.

Korter lists a park named after Lech and Maria Kaczynski 400 m away, a children’s hospital 800 m away, a bus stop 360 m away served by routes 2A, 10 and 10A at an interval of sixteen minutes, the Metro City shopping centre nearby, and the Old Bus Station, the lower station of the Argo cable car and the port at about five kilometres. These are the portal’s distances and have not been independently measured.

On transport, Korter says the complex has an exit to Sherif Khimshiashvili Street, which runs along the coast, and that bus routes 10 and 10A reach the central bus station and the Batumi railway station in about 47 minutes. It gives six minutes by car to Lake Ardagani and ten minutes to 6 May Park, the aquarium, the zoo and the dolphinarium. These are the portal’s own travel times, and the road distances calculated for this guide in the table below (3.5 km to the lake, 3.7 km to the aquarium) are broadly in line with them.

A straight-line distance and a road distance answer different questions. The first shows how close a place is on the map; the second shows how far a trip is once the road layout is followed, and in Batumi it is longer because routes run along the coast and across the river valleys. For daily use, a buyer can test the real time on a weekday morning and a summer evening, since the portal times assume ordinary traffic.

The straight-line figures were calculated by the haversine formula from this site’s listing map position (41.625428 N, 41.602608 E) to coordinates returned by OpenStreetMap’s search service. The road figures come from the public OSRM router (example route to the airport) and assume normal traffic, so they are indicative and not a timetable.

Batumi itself is the Black Sea resort city of the Autonomous Republic of Adjara. According to the National Statistics Office of Georgia (Geostat), international visitors made 6.9 million visits to Georgia in 2025, and of these, 2.7 million visits included Adjara, against 3.8 million that included Tbilisi (Geostat inbound tourism statistics 2025, published 30 January 2026). Regions overlap in those counts, because one visit can include several regions. The same release gives an average stay of 5.6 nights per visit. For the city and its districts, see our Batumi city page and the guide to Black Sea coast property in Georgia.

Inside the complex: two towers, phases, status and amenities

The complex is a large scheme by the standards of the Batumi listings on this site: two 27-floor towers and 936 apartments according to Korter. The structure is a monolithic frame, the ceiling height is 3.0 m, and the finishing options are black frame, white frame and turnkey. Korter also lists six passenger and four freight lifts, while a geoln ad for a unit in Block B mentions four elevators, so the number of lifts depends on the source and is a question for the specification.

Phases and status

Korter shows both blocks as under construction with work started in the fourth quarter of 2022. It gives Block A a completion in the first quarter of 2028 and Block B a completion in the first quarter of 2029, on a page marked as current to 25 October 2026. A geoln ad published in October 2025 gave the fourth quarter of 2027, and one portal updated on 31 October 2026 gives 1 December 2027 with the project 35% complete. The developer’s page states no date.

Korter also runs a construction-progress section for the complex, with photographs taken from the same three spots between March 2022 and October 2026, and states that its latest update is from October 2026. Photographs of that kind show the stage reached on a given date; they do not replace the commissioning record. The same portal lists the 93.2 m2 two-bedroom layout at USD 1,050 per m2 in Block A and at USD 1,200 per m2 in Block B on the date shown, and gives no reason, so the block named in an offer affects the price as well as the date.

This guide does not pick between these values. A buyer can ask the developer for the construction permit number, the permitted height and the dated schedule for each block, and compare them with the building notice board at the site, which in Georgia displays the permit holder and the building parameters according to the construction rules summarised in our off-plan guide.

Amenities as listed

The developer’s page lists a restaurant and lounge, room service, an event hall, co-working space, a conference room, a children’s playground, a spa and fitness centre, a pool, a gaming area, green areas, indoor and outdoor parking, a car wash, cleaning and technical services, round-the-clock reception, and 24-hour security with video monitoring. Korter adds indoor and outdoor pools, a mini stadium, a climbing wall, a yoga and a dance studio, a pharmacy and cash machines on the lower floors, and roof terraces with different uses on each block.

The lists overlap but are not identical, and the page of neither source is a contract. Features that matter to a purchase, such as the pool, parking and any hotel service, should appear in the sale contract or its annexes, with a delivery date for each, because the common areas of a building of this size are normally completed last.

The hotel component

Korter states that a hotel called Horizon Grand Residence Hotel, run by the American company Ruebush Hospitality Group, forms part of the complex. The developer’s page calls the property an apart-hotel, links to a management company named Management Company-Horizon and does not name an operator. Neither page states which floors, how many units or which terms the hotel will operate under.

One of the four payment options on the developer’s page is described as 75% paid upfront with 25% covered from rental income. The page does not explain how rental income is calculated, who collects it or what happens if it falls short, so this guide treats it as a payment option to ask about, not as an income figure. Rental rules for Batumi are discussed in our short-term rental guide.

Payment terms as published

A checklist for reading a construction-stage offer for this complex:

1. obtain the sale contract and its annexes (plan, specification, payment schedule) before any deposit;
2. check that the schedule states the currency of each instalment and what happens to the rate if the lari moves against the dollar;
3. ask which entity signs as seller, and compare its name with the owner of the land in the Public Registry extract;
4. ask whether the buyer’s right will be recorded in the Public Registry before completion, and at whose cost;
5. ask what the contract says about delays, and whether the completion date in it is the Block A or Block B date;
6. ask whether the price includes 18% VAT where the seller is VAT-registered, as the Chambers guide notes for registered sellers;
7. confirm the finishing option in writing, since the three options change what must be fitted out after handover;
8. ask for the hotel operator’s agreement terms, if any unit is offered with a rental or management arrangement.

Buying property in Georgia in brief: the order of steps

Georgia has no residence requirement for buying a flat. The Chambers Real Estate 2026 guide states that foreign individuals can buy residential property and non-agricultural land without a residency or reciprocity requirement, and that agricultural land is the main exception. The Constitution of Georgia, Article 19(4), says agricultural land may be owned only by the State, a self-governing unit, a citizen of Georgia or an association of citizens, with exceptions set by organic law. The restriction concerns agricultural land, and an apartment in a residential tower is not agricultural land.

Ownership passes on registration, not on signing. The same Chambers guide says that ownership of immovable property is created and transferred only on registration with the National Agency of Public Registry (NAPR), that agreements are usually notarised or signed at a Public Service Hall, and that Georgia does not levy a separate ad valorem transfer tax. For a unit under construction there is no registered unit yet, so the first documents are contractual, a point developed in the buying guide and in the article on foreign ownership.

The registration fees are those on the National Agency of Public Registry fee page: GEL 150 for the standard term of four working days, GEL 270 for one working day and GEL 350 for the same day. The Revenue Service’s property-tax page for individuals sets the annual declaration deadline at 1 November and the payment deadline at 15 November, and prorates the tax by the time the property was owned in the tax period. It prints no rate bands, so none are given here; our property tax guide covers the rates and the sources for them.

At the NBG rate of GEL 2.5958 per USD valid from 5 November 2026, the GEL 150 standard fee is about USD 57.78 and the GEL 350 same-day fee about USD 134.83. The arithmetic is GEL 150 / 2.5958 and GEL 350 / 2.5958. Fees and rates can change, and the current fee table should be read on the NAPR site before a transaction.

Residence permit and the USD 150,000 threshold

The property threshold for a residence permit in Georgia is USD 150,000 equivalent in GEL since 1 March 2026; the earlier figure of USD 100,000 no longer applies to new applications. This section sets out the wording as it appears in the official text on the Legislative Herald of Georgia (Matsne), in the English version of the Law of Georgia on the Legal Status of Aliens and Stateless Persons.

The consolidated text read on Matsne lists its latest amendment as Law of Georgia No 1803 of 25 June 2026. The change from USD 100,000 to USD 150,000 took effect on 1 March 2026 according to EIG Law and to our residence permit guide; the English text of the law uses the phrase “short-term residence permit” for the same permit that many guides call a temporary one. The competent body is the LEPL Public Service Development Agency (sda.gov.ge).

Three points follow from the wording. First, the test is the market value set by an accredited assessor, so an asking price or a contract price is not the figure that counts. Second, the text says “exceeding” USD 150,000, so a value of exactly USD 150,000 is not above the line. Third, the text refers to a property right to an immovable thing, and, on this guide’s reading together with the Chambers statement that ownership arises on registration, a unit that is still under construction and not yet registered in the buyer’s name is a contractual position, not the property right the provision names. Whether the Agency accepts a pre-registered right is a question for the Agency.

Our residence permit guide adds that several properties can be combined and that existing holders generally renew under the rules in force when they applied while they keep the property. EIG Law reports the same. A purchase of any flat in this complex is not a residence permit, and the permit is a separate administrative decision that the Agency takes on a complete application.

The arithmetic shows only how the published asks compare with the number in the law. No single layout on the Korter list has an ask above USD 150,000, and the appraiser’s valuation of a finished unit may be higher or lower than its ask. Nothing in this guide is a statement that any unit qualifies. The USD 150,000 line, the conditions and the procedure are set out in full in our guide to living in Georgia as a foreigner.

Risks, title and due diligence

The risks of a construction-stage purchase are the same for most large Batumi schemes, and the table below separates those that apply to this project from the general ones. The Georgia Today legal column by Klein Law (3 August 2023) notes that the contract signed before completion is a pre-purchase agreement, because a sale agreement cannot be signed for something that does not yet exist, and recommends reading the developer’s track record and the consequences of delay in the contract.

Several documents are usual to request: the building permit and the commissioning plan; the land extract; the seller’s registry extract, charter and signing authority; the draft sale contract with annexes; and any bank guarantee or insurance for completion. The Chambers guide lists searches for pending litigation or insolvency of a corporate seller among the standard checks, and the Klein Law column recommends looking at finished projects of the same developer. Our legal tips article sets out the reasoning in more detail.

None of this implies a problem with the project. The list reflects the questions that any buyer in a construction-stage building can put to any developer, and the answers belong in the contract file.

How this project compares with the other Horizon projects on this site

Two other Horizon projects are listed on this site, and they are different buildings in different streets. The table uses the facts stated on each listing page, read on 5 November 2026, and the developer’s own status wording where it gives one. The facts of one project do not carry over to another.

The comparison shows three separate buildings with different addresses, heights, sizes and statuses. This project is the only one of the three that is a two-tower, construction-stage scheme in the Airport district. The other two are described on their own pages, and a buyer reading about one should not assume that the unit sizes, the date or the amenities of another apply.

Horizon Batumi, the developer

The developer’s site at horizonsbatumi.com names the company Horizon Batumi and the group Horizons Group, and its About page says the company has built hotel and residential complexes in Batumi since 2013 and has been on the market for 12 years. The page names Horizon Deluxe, Horizon Grand Residence and Horizon Residence as its projects and reports five projects in total and more than 1,500 customers. The legal entity, the registration number and the licences are not stated on the pages read.

The home page presents Horizon Club and Horizon Comfort as completed hotel and residential complexes and Horizon Elegance as a completed project, with a banner that carries a count of apartments remaining. The site’s menu also links pages for Tryp by Wyndham Batumi and Horizon Hospitality, which this guide does not describe. A geoln profile of Horizons Group dated 03/07/2020 on the page gives the founding year as 2014 and lists three towers of 24, 30 and 37 floors, so the sources differ on the founding year by one year.

The facts about a developer that can be checked in public records are the registry entries for the land and the seller, the permit for the building and the completion record of earlier projects. They are the items to match against the cadastral number given in section 1 and against the contract.

Frequently asked questions

What is Horizon Grand Residence Batumi?

Horizon Grand Residence Batumi is a two-tower apartment complex at Angisa 1st Lane, 72, in Batumi, sold by the developer Horizon Batumi (Horizons Group) as Studio Suite, Executive Family Suite and Grand Family Suite units from 33.1 m2 to 93.4 m2. Korter lists 936 apartments in two 27-floor blocks and an apart-hotel component said to be operated by Ruebush Hospitality Group. The developer’s own page gives the unit categories but no address, floor count or date, so those come from portals.

Where is Horizon Grand Residence Batumi and how far is it from the sea?

The complex stands in the Airport district of Batumi, about 1.8 km in a straight line from Batumi International Airport and 3.9 km by road. Korter gives 400 m to the seaside. A calculation from OpenStreetMap coastline data gives 0.52 km in a straight line from the map position. The developer’s home page describes its complexes in general as standing on the first line of the sea.

How large are the apartments?

The developer publishes three ranges: Studio Suite 33.1 to 42.4 m2, Executive Family Suite 51.9 to 62.4 m2 and Grand Family Suite 76 to 93.4 m2. Korter lists 35 layouts inside those ranges. A figure of 52 m2 matches only the 51.9 m2 one-bedroom layout. The area written in the contract should be compared with the area that is registered for the unit.

What prices are quoted for Horizon Grand Residence Batumi?

The developer publishes no price list. Korter showed developer apartments from USD 51,471 for a 33.1 m2 studio on 25 October 2026, with rates of USD 1,555, USD 1,200 and USD 1,050 per m2 depending on the layout. A Realting ad updated on 24 November 2025 asked USD 68,800 for 76 m2. These are asking prices on the dates stated, and the GEL equivalents in this guide use the NBG rate of GEL 2.5958 per USD from 5 November 2026.

When is the complex due for completion?

Korter, as of 25 October 2026, gives the first quarter of 2028 for Block A and the first quarter of 2029 for Block B, with work started in the fourth quarter of 2022. A geoln ad of October 2025 gave the fourth quarter of 2027, and an aggregator updated on 31 October 2026 gives 1 December 2027. The developer’s page states no date, so the contract should name the block and the date.

Does buying in Horizon Grand Residence Batumi lead to a residence permit?

A purchase does not by itself produce a permit. Article 15(j) of the Law on the Legal Status of Aliens and Stateless Persons provides a short-term residence permit for a person with a property right to non-agricultural real estate with a market value exceeding USD 150,000 equivalent in GEL, valued by an accredited assessor, extended each time for one year. The Public Service Development Agency decides each application, and the earlier USD 100,000 figure no longer applies to new applications.

Can a foreigner buy an apartment in Georgia?

Yes. The Chambers Real Estate 2026 guide states that foreign individuals can buy residential property and non-agricultural land without a residency or reciprocity requirement, and Article 19(4) of the Constitution restricts only agricultural land. Ownership is created on registration with the National Agency of Public Registry, and the standard fee is GEL 150 for registration in four working days, with GEL 270 and GEL 350 for faster terms.

What payment terms does the developer publish?

The developer’s page lists four options: a discount for full cash payment, 30% down with interest-free instalments over 48 months, 75% upfront with 25% covered from rental income, and 15% down, 15% at the end and 70% in 48 monthly instalments. Its banner mentions 36 months. Korter shows 30% down with a loan term up to 1 year 4 months and a TBC Bank mortgage from a 7.4% nominal rate. The contract fixes the real schedule.

Which taxes and costs apply?

According to the Chambers guide, Georgia has no separate ad valorem real estate transfer tax, so the main costs are the NAPR registration fee and notarial fees, plus 18% VAT where the seller is VAT-registered. The Revenue Service sets the annual property tax declaration at 1 November and payment at 15 November. Rates and exemptions depend on the owner and the year, and the Revenue Service page should be read for the current tax year.

What should be checked before paying a deposit?

A buyer can obtain a NAPR extract for the land at cadastral number 05.32.13.343 (as given by Korter), the seller’s registry extract, the building permit and parameters, and the draft contract with plan, specification and payment schedule. The checks also cover the block and completion date, the currency of each instalment and the finishing option. Hotel and rental arrangements, if offered, should be requested in writing.

Sources and last check

Last checked: 5 November 2026. Sources:

• Horizon Batumi: Horizon Grand Residence project page (developer), read 5 November 2026
• Horizon Batumi: developer home page, projects and payment banner
• Horizon Batumi: About page
• Legislative Herald of Georgia (Matsne): Law on the Legal Status of Aliens and Stateless Persons, English consolidated text
• Legislative Herald of Georgia (Matsne): Constitution of Georgia, Article 19
• National Agency of Public Registry: registration fees and terms
• National Agency of Public Registry: English home page
• National Bank of Georgia: official USD rate valid from 5 November 2026 (GEL 2.5958)
• Geostat: Inbound Tourism Statistics 2025, published 30 January 2026
• Revenue Service of Georgia: property tax of individuals, 2026
• United Airports of Georgia: Batumi International Airport page
• LEPL Public Service Development Agency of Georgia
• Korter: Horizon Grand Residence project page, prices as of 25 October 2026
• Korter: Horizon Grand Residence layouts and prices
• geoln: object 29121, Horizon Grand Residence, published 22 October 2025
• Realting: ad 3636265, updated 24 November 2025
• Emlakplatform: Horizon Grand Residence, updated 31 October 2026
• geoln: Horizons Group profile, dated 03/07/2020 on the page
• Investor.ge: Galt & Taggart, Batumi residential real estate review, 20 April 2026
• Chambers Real Estate 2026: Georgia, Law and Practice
• EIG Law: Georgia raises the real estate threshold for residence permits
• Georgia Today: Klein Law on buying in an unfinished development, 3 August 2023
• OpenStreetMap: Batumi International Airport
• OpenStreetMap: Ardagani Lake
• OpenStreetMap: Batumi Aquarium
• OpenStreetMap: Batumi Sea Port
• OpenStreetMap: Batumi-Central railway station
• OpenStreetMap: Batumi Botanical Garden
• OSRM public router: map position to the airport, run 5 November 2026

This is not legal, tax or financial advice.