Mardi Hills | Batumi | Georgia

Mardi Hills is a completed hillside apartment building by Mardi Holding, above Batumi on Georgia’s Black Sea coast. Our reference is MHG1003, the completion year on file is 2025, and the published price runs from $45,276 for units between 26.95 m² and 112.21 m².

That $45,276 is the single most important number here, and not for the reason the old version of this page suggested. It is the cheapest entry ticket of any project we sell in Georgia — cheaper than every Batumi tower and less than a third of the cheapest branded residence at Gonio. This page sets out what that buys, what it does not buy, and the one thing it definitely does not buy: Georgian residency.

The cheapest way into Georgia on our list

Twelve Georgian projects, ranked by the total cost of their smallest published unit rather than by a per-metre rate:

The four Wyndham figures are derived, because those projects publish a rate per square metre rather than a unit price; multiplying by their smallest published unit gives the comparable ticket. Everything else is a published total.

Mardi Hills sits at the bottom, and by a real margin: 14% below the next project and 46% below the median Georgian ticket on this list. If your question is simply “what is the least money that puts my name on a Georgian title deed”, this is our answer to it.

What the price actually is: a range, not a number

“From $45,276” describes one unit at one end of a building that spans 26.95 m² to 112.21 m². Converting both ends to a rate per square metre shows how much the product varies inside one address:

Two things follow. The rate per square metre rises by about a quarter as units get bigger — the opposite of the volume discount buyers often assume — which usually reflects floor level and aspect rather than the floor area itself. And the headline price describes the smallest studio in the building, so any specific apartment you are shown will cost more than $45,276 unless it is that exact unit.

Ask for the price of a named apartment with its floor, exact area and orientation before you treat any figure on this page as your figure.

Where Mardi Hills sits on price per square metre

Ranked on the same axis as the ticket table above, the picture changes:

Cheapest ticket, fourth-cheapest metre. That gap is the honest summary of this project. Mardi Hills is not the cheapest Georgian real estate we sell — three projects cost less per square metre — it is the cheapest way in, because it publishes a genuinely small studio. Two different questions, two different answers, and buyers routinely conflate them.

Mardi Stadium is absent from this table because no unit size is published for it, so no rate can be derived. That is a gap in the listing, not a judgement about the building.

Residency: this is the correction that matters

The previous version of this page told you Georgia offered an “optional residence permit for investments over $100,000”. That figure has been wrong since 1 March 2026. The qualifying value is now $150,000, raised by fifty per cent under amendments passed in June 2025. We are correcting our own copy here because a buyer could have sized a purchase against the old number and missed.

Now apply it to this building. At the entry price, the arithmetic is not close:

So the cheapest entry into Georgia and the residency permit are not the same purchase. You need roughly 71 to 89 m² here to qualify — a two-bedroom apartment or larger, at something closer to $150,000 than to $45,276. The studio that makes this project attractive on price is the unit that will not get you a permit, and buying three of them does not fix it, because the threshold is assessed on a single qualifying property valuation.

Two further cautions. The qualifying figure is set by an accredited appraiser and can come in below what you paid, so clearing $150,000 on the invoice does not automatically clear it on the valuation — leave headroom rather than buying exactly at the line. And the threshold has now risen three times; confirm the position at the date you apply. The change is documented in the June 2025 amendments, and our Georgian residency guide covers the process.

Hillside, not seafront — and why that is the real decision

Most of what we sell in Batumi is on or near the water. Mardi Hills is not, and that is a different asset with a different risk profile rather than a cheaper version of the same thing.

The hillside position genuinely helps on one thing: you are not competing against several hundred near-identical seafront studios on the same booking platforms every July. Scarcity of comparable stock is a real advantage in a market this shallow.

It costs you on another. A guest choosing Batumi for a beach holiday compares walking distance to the water, and a hillside address loses that comparison unless the view and the quiet are the point. Your guest profile is narrower, and narrower is more volatile.

The honest framing is that this is a residence-first building that also rents, rather than a rental-first building. Buyers who want it as a home, a summer base or a quiet long-let are buying it for what it is. Buyers modelling peak nightly rates should look at what the seafront actually achieves before assuming the hill matches it.

Location, and what we can and cannot confirm

The developer’s published positioning for Mardi Hills is an elevated site a short drive from central Batumi, near the Batumi Botanical Garden, with the airport further south beyond the city.

We are labelling these as the developer’s figures rather than presenting them as measured, because they are drive times rather than distances and drive times in Batumi vary sharply between February and August. If the walk-out location matters to your plan — and on a hillside project it usually does — ask for the exact address and check it yourself before you reserve.

This matters more here than on a seafront tower. “Five minutes from the centre” and “next to the Botanical Garden” describe positions about nine kilometres apart, and the difference between them is the difference between a short taxi ride and a genuine commute.

What is published about the building — and what is not

The unpublished rows are the ones that decide your net return. The service charge in particular is billed whether or not the apartment is earning, and on a building with lifts, landscaped common areas and a hillside access road it is not a rounding error. Our guide to how service charges are structured and what they leave out explains the pattern; the figure for this building has to come from the developer in writing.

Yield: what we are not going to tell you

The previous version of this page stated that “8–11% annual ROI” was possible here. We have removed that claim rather than translated it into four languages, because we cannot substantiate it and neither, in our experience, can the projection it came from.

A yield number needs four inputs: achieved nightly rate, achieved occupancy across a full year, the service charge, and the operator’s share. Three of those four are not published for this building, and the fourth varies by floor and view. Any percentage built on that is arithmetic performed on assumptions, and it will always be presented at the optimistic end.

What we can tell you is the structure of the problem, which is more useful than a number:

• Batumi demand is sharply seasonal. Summer carries the year; winter is thin.
• The service charge is not seasonal. It is billed in the empty months at the same rate.
• A hillside address is not a beach address in the eyes of a summer booker, so peak rates are the seafront’s to set, not the hill’s.
• Your income is in lari; your price is in dollars. That gap is a real risk and is covered below.

Build the model with those four facts and your own quotes for the missing three inputs. If the resulting number is good, it is worth more than any figure we could have printed.

What happens after you buy, month by month

The twelve months after handover generate most of the disappointment in this market, and on a completed building almost none of it is unpredictable.

In the first weeks you register title at the Public Registry. This is genuinely the easy part of buying in Georgia — one to three working days, a small state fee, your passport and the contract. Because this building is already finished, you skip the part that goes wrong most often elsewhere: there is no construction risk, no handover date to slip and no staged-payment exposure, provided you are buying a completed unit rather than a remaining allocation. Confirm which of the two you are being offered.

Then the running costs start, whether or not the apartment earns. The service charge is billed regardless of occupancy, and it is the largest recurring deduction from your return. Utilities in an empty unit are small but not zero. If the apartment is shell-and-core rather than finished, add a fit-out budget and several weeks before it can earn anything at all — and add considerably more of both if you are managing it from abroad.

Then seasonality does the rest. Batumi’s demand concentrates hard into summer, and a hillside apartment eleven kilometres of habit away from the beach feels that concentration more sharply than a seafront studio does. Owners who plan for this treat the summer as the whole year’s income and the winter as a cost centre. That is the correct mental model, and it is also why the low entry price here matters: a thin winter is far easier to carry on a $45,000 asset than on a $135,000 one.

None of this argues against buying. It argues for getting the service charge, the finish specification and the occupancy assumption written down before you commit, so the second year holds no surprises.

What Georgia charges you in tax

This is the strongest part of the Georgian case and, unlike any yield projection, it is written in law.

A flat 5% on residential rent and 5% on the gain is genuinely low by European standards, and at this price point the GEL 100,000 turnover threshold is unlikely to bite on a single studio — which is one quiet advantage of buying at the cheap end rather than the expensive one. Rates and conditions are set out in the PwC summary of Georgian personal income tax. Take local advice on your own position rather than relying on any agent’s summary, this one included.

Foreign ownership and the buying process

Georgia is genuinely open. There is no nationality restriction on owning an apartment, no local partner requirement, no minimum holding period and no exit permission. Title registers at the National Agency of Public Registry, often within one to three working days, and transaction costs are among the lowest in the region. The restriction is on agricultural land, which non-citizens generally cannot own; an apartment is unaffected.

The absence of stamp duty at Turkish or Cypriot levels is real money saved on a purchase this size — on a $45,276 ticket, transaction costs that run to several per cent elsewhere would matter more than the price difference between two projects. Our legal checklist for buying in Georgia covers the contract stage in more detail.

Currency: priced in dollars, earned in lari

This listing is denominated in USD. Rental income arrives in GEL and the service charge is billed in GEL. 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. Finance from a third currency and you carry two exposures rather than one.

At this price point the exposure is small in absolute terms, which is worth saying plainly: a currency move that would be painful on a $400,000 purchase is an irritation on a $45,000 one. Buying at the cheap end of a market is itself a form of risk control.

The Mardi Holding concentration

Four of the twelve Georgian projects we sell are built by the same developer, Mardi Holding:

This is worth naming rather than glossing over. A buyer who likes Mardi Hills and then diversifies by adding a second Mardi project has not diversified — both units share one developer, one management culture, one local market and one balance sheet. If that is a deliberate bet on a developer you have researched, it is a legitimate one. If it happened because three of the four cheapest options on the list happen to carry the same name, it is worth a second look.

Note also that Mardi City Center is cheaper per square metre than Mardi Hills while sitting in the city rather than above it. If the hillside setting is not specifically what you want, the same developer sells a denser, more central product for 25% less per metre.

Who this suits

Verifying this project before you commit

The completion year on file is 2025, which means the building should be finished and occupied. Confirm rather than assume, and confirm three specific things.

Ask for the exact address and the specific unit. On a project spanning 26.95 m² to 112.21 m², “an apartment in Mardi Hills” describes twelve very different purchases at five different price points, and the marketing photographs will show the best of them.

Ask what the service charge is per square metre and what it excludes. On a completed building this figure exists and is being billed to current owners right now, so there is no reason for it to be unavailable. If nobody will put it in writing, treat that as information in itself.

Ask what is actually finished. “Most units delivered fully finished” is the published position, and the listing also notes some may be shell-and-core. Those are very different purchases and the difference is tens of thousands of dollars in a market where fit-out costs are not trivial. Get the specification for your unit, in writing, with the price.

And if you can, visit outside July and August. A hillside address in high summer, with the road clear and the view sharp, tells you very little about February — and February is when a hillside position, a car dependency and a thin off-season market are all tested at once.

Risks specific to this purchase

• The $45,276 headline is the smallest studio in a building spanning 26.95–112.21 m². Almost every unit costs more.
• Price per m² rises with size here, roughly $1,680 to $2,100 — there is no volume discount.
• The entry unit reaches only 30% of the $150,000 residency threshold. Our own previous copy said $100,000 and was out of date.
• Service charge unpublished — and on a completed building, it already exists.
• Exact address unpublished, on a project whose whole proposition is its position.
• Hillside, not beachfront — a narrower rental audience than the seafront stock.
• Sharp seasonality with a flat, non-seasonal service charge against it.
• Currency mismatch — USD price, GEL income.
• Developer concentration — three other projects on our list share this developer.
• Finish level varies — finished and shell-and-core units may both be offered.

Questions to ask before you reserve

• What is the price of a specific apartment — floor, exact m², aspect — not the “from” figure?
• What is the exact street address, and what is actually within walking distance of it?
• What is the service charge per m², and what does it exclude?
• Is my unit delivered finished or shell-and-core, and what exactly is included?
• What appraised value would this unit carry for residency purposes?
• How many units are in the scheme, and how many remain unsold?
• Is there a rental programme, what split does the operator take, and is it compulsory?
• If instalments are offered, what secures the money before title transfers?

How this compares with the markets we sell alongside it

The tax and ownership position is the genuine strength of the Georgian case, and it does not depend on anybody’s forecast being right. What Georgia asks in return is tolerance of a short season and a shallow resale market: Batumi is a city of roughly 170,000 people whose property demand is driven substantially by foreign buyers and summer visitors. That is fine if you are buying for a decade; it is uncomfortable if you may need to sell quickly in February.

At this price point that shallowness cuts both ways. A $45,000 apartment is the easiest size of asset to sell in a thin market, because the pool of buyers who can write that cheque is far larger than the pool who can write a $400,000 one. Cheap entry is not only cheap entry — it is also, in a market like this one, the most liquid position on the list.

Who is selling this to you

We are Uinvest Group and we are the agent on this listing. That is why this page corrects the $100,000 residency figure our own previous copy carried, removes an 8–11% yield claim we cannot substantiate, tells you that Mardi City Center is cheaper per square metre than this project, and points out that three other listings on our Georgian list share this developer. You can reach us through the contact page, and our guide to living in Georgia as a foreigner covers costs beyond the purchase.

Frequently asked questions

How much does an apartment at Mardi Hills cost? From $45,276 for the smallest published unit at 26.95 m², up to roughly $235,641 for the largest at 112.21 m². That is about $1,680 to $2,100 per square metre. Ask for a specific apartment’s total price in writing.

Is this the cheapest property you sell in Georgia? It has the cheapest entry ticket of our twelve Georgian projects, yes. It is not the cheapest per square metre — Horizon Grand Residence, Horizon Elegance and Mardi City Center all cost less per metre.

Does buying here give me Georgian residency? Not at the entry size. Since 1 March 2026 the threshold is $150,000 by accredited appraisal, and the $45,276 studio reaches about 30% of it. You would need roughly 71 to 89 m² depending on the unit’s rate.

Is Mardi Hills on the beach? No. It is an elevated hillside location above Batumi, with sea and city views from height rather than beach access on foot. Beach access is by car.

Is the building finished? The completion year on file is 2025 and most units are described as delivered finished, with some possibly offered shell-and-core. Confirm the status and specification of your specific unit before reserving.

What tax will I pay on rental income? Residential rental income to individuals is taxed at 5% if you claim no deductions, and the gain on an apartment at 5%. VAT registration applies above GEL 100,000 of turnover in twelve months.

Can foreigners buy here? Yes. Georgia places no nationality restriction on apartment ownership, and registration at the Public Registry typically takes one to three working days.

Related searches

• Property for sale in Batumi
• Property for sale in Georgia
• Apartments for sale in Georgia
• Georgian residency by property