Kobuleti Beach Resort: Presale Guide, 56-Month Plan (2026)

Kobuleti Beach Resort is a presale complex of three interconnected towers that the Georgian developers NEXT and Archi present for the Black Sea coast at Kobuleti in Adjara, with studios from USD 75,500 and a handover that the developer’s page states for December 2031.

This guide reads the developer’s project page as shown on 8 November 2026 together with the announcements that the partner developer and the Adjara government have published, and it adds sourced context on Kobuleti and on buying in Georgia. Where the page prints nothing, for example unit areas, a unit total or an address, the guide says so and lists what a buyer can ask for in writing.

Overview of Kobuleti Beach Resort

The developer’s page names the project in its title bar and menu as Kobuleti Beach Resort. The news items that Archi and the Government of Adjara published on 4 June 2026 call it Swissôtel Kobuleti Beach Resort, and the developer’s page does not print the hotel name. This guide uses the name of the developer’s page, which is the primary source, and attributes every statement that comes from another page.

Per the developer’s project page, the complex has three interconnected towers, a central tower and two side towers, with one underground level. The page prints three floor figures: 38 above-ground floors (twice), a tile reading 36, and a breakdown of 29 residential floors, 6 hotel floors and 2 hotel-infrastructure floors. It states 28 apartments per floor in the central tower and 22 per floor in the side towers, and it prints no unit total.

The page carries a PRESALE tag and the finish label “White Frame”. It prints no street, district, plot number, map pin or legal entity, and no area for any unit type. It also lists rental-income and growth figures. Those are marketing statements whose terms would sit in the sale documents, so this guide does not restate them.

Unit types, prices and the 56-month plan of Kobuleti Beach Resort

The page shows three price tiles. A studio is priced at USD 75,500, a one-bedroom apartment (1+1) at USD 126,630 and a two-bedroom apartment (2+1) at USD 219,960. The home page repeats the first figure as “Apartments from $75,500”, so the published starting price refers to the studio in the “White Frame” state. The page shows no area, no count and no availability for any type, which means that no price per square metre can be derived from it.

The page does not define “White Frame”. Geostat reports offer prices of new flats in Tbilisi under the headings black, white and green frame, which shows that the market treats them as stages of finish, but its release does not define them for a sale contract and covers Tbilisi only. What the shell state contains, and what a buyer must add before moving in, belongs in the specification attached to the sale agreement.

The next table uses only the published prices. Every ratio and every instalment figure is arithmetic and not a figure that the developer publishes, and the area-based rates that a buyer would normally compare are absent because the page prints no areas.

A one-bedroom apartment costs 1.68 times the studio (126,630 divided by 75,500), and a two-bedroom apartment costs 2.91 times the studio and 1.74 times the one-bedroom apartment. The step from the studio to the one-bedroom type adds USD 51,130, and the step from the one-bedroom to the two-bedroom type adds USD 93,330, which is 1.83 times as much. Without areas, the table cannot say whether the larger steps reflect larger rooms, higher floors or better views, and the page does not say which of these differ between the tiles.

The page’s own monthly figure is the one point where the tiles can be tested. Ninety per cent of USD 75,500 is USD 67,950, and 67,950 divided by 56 is USD 1,213.39, which agrees with the “From $1 213 monthly payment” tile. The tile therefore appears to describe the studio balance in 56 equal parts, a reading that rests on arithmetic and not on a sentence of the page. On the same basis the one-bedroom apartment would pay about USD 2,035 a month and the two-bedroom apartment about USD 3,535.

The 10% first payment is printed as “10% ($7,5k)”, and 10% of USD 75,500 is USD 7,550. The reservation deposit of USD 1,000 to 3,000 holds a unit for one week or up to one month, per the site’s purchase text. The page does not say whether the deposit counts toward the first payment, in which currency the instalments are invoiced, or whether the “0%” means that the price already contains the cost of the instalment period. Those answers belong in the payment schedule.

The site-wide text says that a 0% plan runs “from 12 and up to 45 months” depending on the project and the handover date. The 56 months on this page is the project-specific figure and is longer than that general range, so a buyer should rely on the number in the schedule of the sale agreement. The figures are as displayed on 8 November 2026 and do not constitute an offer.

Location: Kobuleti, the Adjara coast and what the page leaves open

Kobuleti is a coastal town in Adjara on the Black Sea. The national tourism administration’s Kobuleti page calls it a coastline city known above all as a climatic resort, says that dachas were built there in the 19th century and that Kobuleti had become a fully-fledged city by 1944. It lists road times to Kobuleti of 0:45 hours from Batumi, 2:10 hours from Kutaisi and 5:40 hours from Tbilisi.

The Adjara tourism portal Visit Ajara gives a distance: Kobuleti lies 20 kilometres from Batumi, with a 10-kilometre coastline of sand and pebbles, a coastal pine forest and a subtropical climate in which winter temperatures rarely fall below +5 °C and summer temperatures run between +25 °C and +30 °C. A second portal page on Kobuleti Beach describes the same 10-kilometre stretch of sand and pebbles beneath stone embankments, and sea temperatures of +25 to +28 degrees in summer.

These are descriptions of the town. The developer prints no street, district or map pin, writes only that the project stands on the Black Sea coast, and offers direct access to a private beach with sun beds and umbrellas. The distances in the table below therefore run from Batumi or from the town, and none of them is a distance from the building. Where two sources give different bases, both are shown.

Three protected areas lie around Kobuleti: the Kobuleti Nature Reserve with its peat bog, the Kintrishi Protected Areas and Mtirala National Park. The Kintrishi page of the Adjara tourism portal places the Kintrishi areas in Kobuleti Municipality and gives their dates, and the municipality page of the same portal names Iveria Park, the Kobuleti History Museum and Petra among the local sights. The developer names Petra Fortress, Kintrishi National Park, Shekvetili Parks and Tsitsinatela Amusement Park without distances.

Geostat’s population release puts Adjara at 413.2 thousand people on 1 January 2026, 279.9 thousand of them in urban and 133.3 thousand in rural settlements, about 10.5% of Georgia’s 3,941.1 thousand (calculated). The preliminary 2024 census release attributes the region’s urban share of 66% to the number of people living in Batumi. Neither release gives a figure for the town of Kobuleti, so this guide states none.

Geostat’s inbound tourism statistics for 2025 count 7.8 million arrivals of international non-resident travellers in Georgia and 2.7 million visits to Adjara. Those are regional figures, and they say nothing about occupancy in a building that is not yet built. The page’s own market paragraphs speak in part of Batumi, its tourist numbers and its trade role, so this guide uses them nowhere as facts about Kobuleti.

The developer writes that Kobuleti offers more accessible prices than Batumi. This check found no published price series for apartments in Kobuleti, because Geostat’s price index covers new housing in Tbilisi, so the statement cannot be tested against an official figure. The guide on Batumi apartment prices per square metre lists the rates that can be derived for the neighbouring city.

For planning facts, the municipality’s own website, published in Georgian, lists an economic development plan, a spatial arrangement plan and a land-use master plan in its menu. A buyer can ask which land-use zone the plot belongs to and which permit covers a building of this height. The wider coastline is covered in the guide to property on Georgia’s Black Sea coast.

Presale to December 2031: the instalment timeline, the partnership and the three towers

A presale means that sales open before construction is finished. Archi’s announcement of 2 June 2026 says that the official presentation was scheduled for 3 June and that pre-sales would begin the same day. From that day to December 2031 is about 66 months, and from the date of this check, 8 November 2026, to December 2031 it is 61 months (both calculated). The 56 monthly payments fit inside that window in more than one way.

The page does not say which reading applies, and the table below shows three.

The table is arithmetic on 56 consecutive monthly payments and not a schedule. The page speaks of monthly or quarterly payments without choosing one for this project. If they were quarterly, the number of payments and their size would differ. The written payment schedule is the document that fixes the dates, the amounts and the currency of each instalment, and it should state whether any balance remains due at handover.

The partnership is described in the developer’s own words as two development companies joining forces, with a section titled as the union of two development companies and logos for Archi and NEXT. The page does not use the term joint venture and names no company, contract or share split. Archi’s news page of 2 June 2026 calls the project a joint development. Neither page states the legal form of the cooperation or which company sells the apartments.

The hotel side is where the pages differ most. The developer’s page says that a hotel brand will manage one of the towers and gives it no name. Archi’s announcement and the Government of Adjara’s news item of 4 June 2026 both name Swissôtel, and the government item adds that the project will operate under that brand and that the architectural concept comes from the Madrid office of Chapman Taylor. The government item places the investment at up to USD 300 million.

The table sets out what each kind of page states. It is a comparison of statements, and it does not say that the hotel arrangement has any particular terms, because none of the pages prints a licence, a management agreement, a term or the owners’ obligations under it.

Archi’s list adds a casino, which the developer’s page does not mention, so the two facility lists are not identical. The developer’s page also prints counts of completed and ongoing Archi projects, and Archi’s own pages give different counts in different places, so this guide leaves those counts out and keeps to the dates and the facility lists.

The floors raise a smaller question. The page prints 38 above-ground floors twice, a tile reading 36, and a breakdown that adds up to 37 (29 + 6 + 2). The breakdown does not say whether every tower has the same number of floors, or whether the 6 hotel floors sit in one tower.

Per floor the page gives 28 apartments in the central tower and 22 in each side tower, which is 72 apartments on one floor level of all three towers (calculated). Multiplied by 29 residential floors that would be 2,088, but this is not a unit count, because the page does not say that each tower has 29 residential floors.

The hotel component affects the apartments in practical ways: which floors the apartments occupy, how entrances and lifts are shared, and who pays for the hotel’s common areas. Those points are the ones the pages leave open, and the list below collects them as documents and answers to request in writing. It does not state that any of them is missing.

1. The sale agreement or preliminary agreement, naming the contracting company, the unit, its floor and tower, and its area on the same basis as the price.
2. The payment schedule with the date, amount and currency of each of the 56 instalments, and the treatment of the deposit.
3. The specification of the “White Frame” state: what the walls, floors, windows, utilities and meters contain at handover.
4. The final floor count and the allocation of the hotel floors to a tower, from the building permit or design documents.
5. The text of the hotel arrangement as it affects owners: brand owner, operator, services, term, and any restriction on use or letting.
6. The service-charge schedule, including the share for hotel common areas, and how it can change.
7. The rules for owners’ use of the private beach, pools, spa and fitness area.
8. The land title: a Public Registry extract for the plot, showing the owner, any mortgage and any other burden.
9. The handover protocol, the date of key release and the date on which the buyer’s right is registered.

Buying in Georgia in brief: who may own, what is registered and what it costs

Foreign buyers may own apartments in Georgia. The restriction that matters concerns agricultural land: Article 4 of the Organic Law on Agricultural Land Ownership lists who may own agricultural land, and an alien may hold it there only in listed cases such as inheritance. An apartment in a residential tower is not agricultural land, but the page does not state what the plot is classed as, so the registry extract for the plot is where a buyer reads the land category and the owner.

Ownership of an immovable thing passes by a written transaction followed by registration. Article 183 of the Civil Code requires both, and Article 312 presumes that entries in the Public Registry are accurate until proved incorrect. The registry is run by the National Agency of Public Registry (NAPR), and its entries are the evidence on which a buyer, a bank and a later purchaser rely.

NAPR publishes its fees. An extract costs GEL 20 for one working day, or GEL 13 if requested online, and an English version adds GEL 26.

Under its registration fees, confirming the parties’ signatures costs GEL 7 and registering a change in the right to immovable property costs GEL 150 in four working days, GEL 270 in one working day or GEL 350 on the day of filing. At the National Bank rate of USD 1 = GEL 2.5949 on 8 November 2026, GEL 150 is about USD 58 and GEL 350 about USD 135 (calculated).

A buyer who cannot attend can sign through a representative. Georgia acceded to the Apostille Convention on 21 August 2006, and the convention entered into force for it on 14 May 2007, per the HCCH status table, so a foreign power of attorney can be legalised by apostille. NAPR also runs an online smart-contract service with a virtual meeting for registering property rights. The guides on buying from abroad and on how to buy property in Georgia describe the order of the steps.

Taxes, the residence threshold and financing for non-residents

The residence threshold is the first rule to read against the prices, because the three starting prices sit on both sides of it. The Public Service Development Agency says that a short-term residence permit goes to an alien who holds title to immovable property, other than agricultural land, with a market value exceeding USD 150,000 equivalent in GEL, as set by a certified assessor.

The Law on the Legal Status of Aliens uses the same figure for a D5 visa. A value of exactly USD 150,000 does not exceed it, and the figure is GEL 389,235 at 2.5949.

The studio at USD 75,500 is USD 74,500 below USD 150,000.

The one-bedroom apartment at USD 126,630 is USD 23,370 below it, and the two-bedroom apartment at USD 219,960 is above USD 150,000 by USD 69,960 and below USD 300,000, the investment-permit figure, by USD 80,040. The test uses an assessor’s valuation of the finished property, which can differ from a contract price, and the page’s step “Begin your residency application process” states no threshold. See also the guide on the residence permit in Georgia.

On financing, the developer publishes its instalment plan and no mortgage arrangement. The National Bank of Georgia limits the loan-to-value ratio to 90% for lari loans and 70% for foreign-currency loans, and it sets payment-to-income limits by monthly net income: 25% on lari loans and 20% on foreign-currency loans below GEL 1,500, and 50% and 30% from GEL 1,500. Whether a bank lends against an unfinished unit to a non-resident is the bank’s decision, and the mortgage guide describes practice.

The Tax Code supplies the rules in the table. Property tax on an individual’s real estate, unfinished construction included, runs from 0.8% to 1% of market value, and family income of up to GEL 100,000 in the previous year (about USD 38,537, calculated) brings an exemption. The guide on property tax in Georgia covers the filing steps. This guide makes no statement about rental income from the complex.

What to prepare when reserving

The developer’s purchase steps and the registry rules point to one set of papers, which a buyer can have ready before the first payment.

1. The reservation form and the preliminary purchase agreement, stating the unit, its tower, floor and area on the same basis as the price, and the handover date.
2. The payment schedule with amounts, dates and the currency of each of the 56 instalments.
3. A Public Registry extract for the land plot, and for the unit after its registration.
4. Written details of the escrow or payment account that receives each payment.
5. The full legal name and registration details of the contracting entity (the developer’s site does not name that entity).
6. The specification of the “White Frame” state, and the written scope of the hotel brand and of any services charged to owners.
7. The service-charge schedule and the rules for using the beach and the shared facilities.
8. A power of attorney or other foreign paper carrying an apostille, if the buyer signs from abroad.

How Kobuleti Beach Resort compares with the other NEXT listings

The table below covers all 13 NEXT projects on this site, with the figures that each project page of the developer prints. Prices are the developer’s “from” figures for the unit type shown, with the finish stated on each page, so the columns do not share one basis: the Kobuleti figure is a studio in the “White Frame” state, the Gonio figures are fully furnished studios, and several Tbilisi figures include renovation.

Two details stand out for this project. Its handover date is the latest of the 13 rows, about five years after the date of this check, while the next latest, the two Tbilisi presales, state December 2029. Its starting price of USD 75,500 has three lower and nine higher starting prices around it in the table, though the unit types and finish labels differ, so the prices are not like-for-like.

For context, two other branded or hotel-managed listings on this site are Novotel Living in Batumi and Wyndham Gonio Aqua, and the Tbilisi project Mira Verde Tbilisi is a different product in another city. None of these is better or worse than another, and each page publishes its own basis for status and price. The Georgia country page, the Kobuleti city page and the Batumi city page list the rest of the Georgian portfolio, and the off-plan guide explains how presales work.

NEXT, the developer

On its about page, NEXT calls itself an international developer from Georgia. It says it was founded in Batumi by Kakha Devadze and lists projects in Georgia, the United Arab Emirates, Kenya, Spain and Zanzibar. A figures block on the home page reads “8 years” next to the label real estate development. The site names offices in Batumi, Tbilisi, Dubai and Warsaw, with Tatu City in Kenya, and it writes the company name as NEXT, NEXT Group or Next Property.

The timeline on the about page opens in 2018 with NEXT Apartments, NEXT Green and NEXT White. For 2020 it records the launch of NEXT Hotels and Villa Park and presents Wyndham Residences as the company’s first partnership with a global hotel brand. The 2021 entry names Radisson Blu Residences and NEXT Collection, the 2022 entry names NEXT Address, NEXT Coral and NEXT Gardens, and later entries cover NEXT Amani in Kenya, NEXT Oriental and Villa Perla in Spain.

Two hotel groups are named as partners on the about page, Radisson Hotel Group and Wyndham Hotels and Resorts, and the page names no hotel brand for the Kobuleti project, which is the reason the brand in this guide comes from the partner developer’s and the government’s announcements. The home page lists NEXT Orange, White, Apartments, Green and Villa Park as sold out, and the site publishes no figure for units delivered.

Everything in this section is the developer’s own account, read on 8 November 2026, and no company register was consulted. The awards and project totals that the pages mention are omitted, since most of them name no awarding body, year or category.

Frequently asked questions

What is Kobuleti Beach Resort?

It is a complex of three interconnected towers planned at Kobuleti on the Adjara coast, presented by NEXT with Archi and sold in a presale with a handover stated for December 2031. The developer’s page lists studios, one-bedroom and two-bedroom apartments in the “White Frame” state and says that a hotel brand will manage one tower. It prints no address, unit total, unit area or legal entity, so those details have to come from the sale documents.

Where does the project stand, and how far is Batumi?

The developer places it in the city of Kobuleti on Georgia’s Black Sea coast, near Batumi, and prints no street or map pin. Visit Ajara puts Kobuleti 20 kilometres from Batumi, and georgia.travel gives 0:45 hours by road. Both figures describe the town. The distance from the building to the sea, the town centre or the Batumi road cannot be read from the page and needs the plot location from the registry extract.

What prices does Kobuleti Beach Resort publish?

The page shows USD 75,500 for a studio, USD 126,630 for a one-bedroom apartment and USD 219,960 for a two-bedroom apartment, all in the “White Frame” state, as seen on 8 November 2026. No areas, unit counts or availability are printed, so a price per square metre cannot be calculated. The figures are not an offer, and the reservation deposit of USD 1,000 to 3,000 holds a unit for one week to one month.

When is the handover, and how long is the instalment plan?

The page states “Handover status in Dec 2031: PRESALE”. The plan consists of a 10% first payment and 56 monthly instalments at “0%”, with the monthly tile reading “From $1 213”. That tile equals 90% of the USD 75,500 studio divided by 56 (calculated). The page does not give the first instalment date, so the end date of the plan relative to the handover is a question for the written schedule.

Which hotel brand is attached, and what does it cover?

The developer’s page says that a hotel brand will manage one tower and does not name it. The news items of Archi and the Government of Adjara, both dated 4 June 2026, name Swissôtel. None of the pages states a licence, an operator company, a term or the owners’ obligations, so the scope of the brand for apartment owners, and any service charge, should be requested in writing before signing.

Can a foreigner buy an apartment at Kobuleti Beach Resort?

Georgian law restricts foreign ownership of agricultural land under the Organic Law on Agricultural Land Ownership, and an apartment is not agricultural land. Ownership passes by a written transaction and registration of the buyer’s right in the Public Registry, run by NAPR. The developer’s page does not state the tenure of the plot, so a registry extract for the plot is the way to confirm the owner and any burden.

Does an apartment in this project qualify for a Georgian residence permit?

The agency issues a short-term residence permit for non-agricultural property with a market value exceeding USD 150,000 equivalent in GEL, set by an accredited assessor. The published studio and one-bedroom prices are below that figure, and the two-bedroom price is above it and below USD 300,000, the investment-permit figure. The assessor’s valuation of the finished property decides, not the contract price.

Which taxes can a foreign owner face?

Under the Tax Code, an individual pays property tax of 0.8% to 1% of market value, unless family income in the previous year stayed within GEL 100,000. Residential rent is taxed at 5% without deductions, a fixed regime for short-stay letting runs until 1 January 2028, and a sale surplus is taxed at 5% unless the apartment was owned for more than two years.

Does the developer publish rental-income figures?

The page lists rental-income and growth figures, and they are marketing statements of the developer. Their terms would belong in the sale documents, and this guide does not restate them. The Tax Code rules above apply to any rental income of an individual, and the page states no rental programme with enforceable terms.

How does this project differ from the other NEXT listings?

It is the only NEXT project on this site in Kobuleti, and it has the latest handover of the 13, December 2031, with a 56-month plan. Its page prints no areas or unit total, while the Gonio projects print both. The Batumi and Tbilisi pages carry their own finish labels and dates, and the comparison table above shows each project’s basis.

Sources and last check

Last checked: 8 November 2026. Sources:

• NEXT: project page (English, read 8 November 2026)
• NEXT: about page and company history
• NEXT: home page
• Archi: announcement of the joint development, 2 June 2026
• Archi: presentation of the project, 4 June 2026
• Government of Adjara: start of construction, 4 June 2026
• NAPR: immovable property registration fees and terms
• NAPR: informational services fees
• NAPR: smart-contract registration service
• Georgian Civil Code on matsne.gov.ge: acquisition by agreement and register presumption
• Tax Code of Georgia, English text (matsne.gov.ge)
• Law on the Legal Status of Aliens (matsne.gov.ge)
• Organic Law on Agricultural Land Ownership (matsne.gov.ge)
• Public Service Development Agency: residence permits
• Revenue Service of Georgia: property tax
• National Bank of Georgia: official GEL rates, USD at 2.5949
• National Bank of Georgia: payment-to-income and loan-to-value requirements
• Geostat: population release for 1 January 2026
• Geostat: 2024 census, preliminary results
• Geostat: inbound tourism statistics, 2025
• Geostat: price index of new housing in Tbilisi, third quarter 2026
• HCCH: Apostille Convention status table
• georgia.travel: Kobuleti
• georgia.travel: Petra Fortress
• georgia.travel: Kobuleti Nature Reserve
• georgia.travel: customs points
• Visit Ajara: Kobuleti
• Visit Batumi: Kobuleti Municipality
• Visit Batumi: Kobuleti Beach
• Visit Batumi: Tsikhisdziri Beach
• Visit Batumi: Kintrishi Protected Areas
• Kobuleti Municipality: website

This is not legal, tax or financial advice.