Mardi Stadium | Batumi | Georgia

Mardi Stadium is a residential building by Mardi Holding beside Batumi’s football stadium, a short walk from the Black Sea and Batumi Boulevard. Our reference is MHG1003 and the published price is from $83,000.

That is where the published data stops, and the gap matters more here than on any other Georgian listing we hold. No floor area is recorded on this listing at all — no minimum, no maximum, no range — which means the one number buyers use to compare properties cannot be calculated from the listing. This page works out what can be derived, states plainly what cannot, and sets the result against the eleven other Georgian projects we sell.

The missing number, and why it matters

Every other project we hold in Georgia publishes a floor area. This one does not. The consequence is not cosmetic:

Price per square metre is the only measure that lets you compare a studio in one building against a two-bedroom in another. Without an area, $83,000 is an unanchored number: it could be an excellent rate or a poor one, and the listing gives you no way to tell.

The project description does quote unit sizes, and we can work with those — but they are descriptive text, not the listing’s own size field, so everything below is an estimate with its assumption stated.

What $83,000 probably buys per square metre

The description gives studios at 25–35 m². If the $83,000 entry price refers to the smallest of those, the implied rate is:

Now place that range on our Georgian ladder:

This is the finding that matters, and it is not what the ticket price suggests. At $83,000 Mardi Stadium looks mid-priced — eighth of twelve on entry cost. On the estimated per-metre rate it lands among the four most expensive square metres we sell in Georgia, above Delux Horizon and, at the top of the range, above a branded Wyndham beachfront release.

We are the agent on all twelve and we would rather set that out than let a mid-looking ticket do the talking. It may well be justified — a finished unit beside the stadium, walking distance to the sea, is not the same product as a shell in an outer district. But it is a premium rate, and you should know you are paying one.

The single most useful thing you can do before reserving here is ask for the exact square metres of the specific apartment and its total price. That one question converts every estimate on this page into a fact.

Where it sits on entry cost

Eighth of twelve, and the most expensive of the four Mardi Holding projects. Note the gap either side: $18,000 above Delux Horizon below it, and barely $1,200 below Wyndham Gonio Villas above it. At $83,000 you are within touching distance of a branded Wyndham release on the Gonio coast — a genuinely different product, and worth a look before you decide.

Residency: 55% of the threshold

Georgia grants a residence permit to foreign buyers of non-agricultural property. Since 1 March 2026 the qualifying value is $150,000, raised from $100,000 under amendments passed in June 2025.

So the entry studio does not qualify, but the threshold is reachable inside this building without moving to a different project: on the description’s own layouts, a one-bedroom of 45–55 m² or a two-bedroom of 65–80 m² should clear $150,000 at any of the implied rates. That is a genuinely better position than most of our Georgian stock, where clearing the threshold means buying something unusually large.

Two cautions that apply to every property route into Georgian residency. The threshold is assessed on an accredited appraisal, not your invoice, and an appraisal can come in below the price you paid — so buy with headroom rather than exactly at the line, and commission the valuation before you commit. And the threshold has now risen three times, so 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 and the paperwork.

The location, and what we can confirm

The building’s proposition is its address: beside Batumi’s stadium, within walking distance of the sea. Here is what the listing and the developer state, labelled by source rather than presented as measured.

We are labelling these rather than measuring them because the coordinates stored on this listing are unreliable, so we will not dress up a drive time as a distance. Ask for the exact address and check it yourself — on a project whose entire case is its position, that is not an optional step.

Taken at face value the location logic is sound and unusual for Batumi. A stadium-adjacent, walk-to-the-sea address is a genuine city-centre position rather than a beach-strip one, which means a broader year-round tenant market than the coastal projects: students, professionals and long-term renters, not only summer visitors. Our guide to living in Georgia as a foreigner sets out what that market actually pays.

The event angle deserves a more sceptical look than the marketing gives it. Stadium events do generate short bursts of accommodation demand, but Batumi’s stadium hosts a modest number of fixtures and concerts in a year. A handful of busy weekends is a rounding error against 52 weeks of occupancy, and no purchase should be underwritten on it. The address is worth having for its walkability and its year-round demand, not for match days.

What is published about the building — and what is not

That is an unusually long list of blanks, and two of them are unusual even by this market’s standards. No completion year means you cannot tell from the listing whether this is finished, under construction or off-plan — which changes the risk profile completely. And the service charge is the largest recurring deduction from any rental return, billed whether or not the apartment earns. Our guide to how service charges are structured and what they exclude explains the pattern; the figure for this building has to come from the developer in writing.

Published layouts and specification

The described specification is solid and unremarkable in a good way: large windows, sound insulation, efficient layouts, durable materials, and many units delivered finished. Building amenities are listed as 24-hour security and CCTV, on-site parking, ground-floor retail, modern lifts and maintained common areas.

Two of those are worth more than they sound in this location. On-site parking is genuinely scarce in central Batumi and adds real rental and resale value. Sound insulation matters when you are next to a stadium — and it is exactly the kind of specification claim to verify by standing in the actual apartment rather than reading about it.

Yield: what we are not going to tell you

The previous version of this page stated that “8–12% annual ROI” was achievable here. We have removed that rather than translate it into four languages, because we cannot substantiate it.

A yield figure needs four inputs: achieved nightly or monthly rate, achieved occupancy across a full year, the service charge, and the operator’s or agent’s share. For this building the service charge is unpublished, the unit area is unpublished, and no occupancy record is offered. A percentage built on that is arithmetic performed on assumptions, and it will always be presented from the optimistic end.

What we can give you is the structure, which is more useful than a number:

• A city-centre address earns differently from a beach address. Lower summer peak, higher winter floor, and a broader tenant pool.
• The service charge is not seasonal. It is billed in the empty months at the same rate.
• Parking and finished delivery both raise achievable rent relative to an unfinished unit without parking.
• Income arrives in lari; the price is in dollars. That gap is a real exposure.

Build the model on those four and your own written quotes for the missing inputs. If the answer is good, it is worth more than any number we could have printed.

Stadium district or the seafront?

Almost every buyer looking at this is also looking at something on the water. They are different assets and the difference is not a matter of taste — it changes who rents from you and when.

The honest summary is that the seafront wins the summer and the city wins the year. A Gonio apartment can run at very high occupancy in July and August and sit close to empty from November to March; a central Batumi flat within walking distance of the boulevard has a thinner peak and a much higher floor, because its tenants are not only tourists.

Which suits you depends on whether you are buying an income stream or a holiday. If the cash flow has to service borrowing, the winter floor matters more than the summer peak, and that argues for the city. If you want to use the place yourself in August and let it cover its costs, the beach argues for itself.

The Mardi Holding concentration

Four of the twelve Georgian projects we sell come from the same developer:

This is worth naming. A buyer who likes Mardi Stadium 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 builder you have researched, it is a legitimate one. If it happened because four of the cheaper options carry the same name, it is worth a second look.

Note also that Mardi City Center is roughly half the price per square metre and also central. If a walkable city address is what you want rather than the stadium specifically, the same developer sells that for considerably less per metre.

What happens after you buy, month by month

The twelve months after handover generate most of the disappointment in this market, and very little 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. What you cannot skip here, because the listing does not tell you, is establishing whether you are buying a completed unit or a position in something still being built. Those are different purchases with different risks, and on this listing the completion year is simply absent. Settle it in writing before any money moves.

Then the running costs begin, whether or not the apartment earns. The service charge is billed regardless of occupancy and is the largest recurring deduction from your return; on a building with lifts, security, CCTV and maintained common areas it will not be trivial. 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 — considerably more of both if you are managing it from abroad.

Then the letting market decides the rest, and this is where a central address earns its premium. You are not waiting for a season. Student and professional demand in Batumi runs across the year, which means a slower start is usually a marketing or furnishing problem rather than a calendar problem, and it can be fixed. That is a materially different position from a beach-strip unit, where a slow July is simply a lost year.

None of this argues against buying. It argues for getting the area, the completion status, the service charge and the finish specification in writing before you commit, so the second year holds no surprises.

What Georgia charges you in tax

A flat 5% on residential rent and 5% on the gain is genuinely low by European standards, and it does not depend on anybody’s forecast being right. 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 an 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, usually within one to three working days. The restriction is on agricultural land, which does not affect an apartment.

The absence of stamp duty at Turkish or Cypriot levels is real money saved. Our legal checklist for buying in Georgia covers the contract stage in 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, the 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.

How Georgia 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 any forecast being right. What Georgia asks in return is tolerance of a shallow resale market: Batumi is a city of roughly 170,000 whose property demand is driven substantially by foreign buyers and summer visitors. That is fine over a decade and uncomfortable if you might need to sell quickly.

A central, walkable address helps on that exit more than a beach-strip one, because the pool of people who want to live in a city centre year-round is larger than the pool who want a holiday flat. That is the strongest structural argument for this project, and a better reason to consider it than the stadium.

Who this suits

One last framing worth having before you contact anyone. Three of the blanks on this listing — floor area, completion year and service charge — are not exotic requests. They exist; somebody at the developer can read them off a spreadsheet in a minute. A seller who supplies all three promptly and in writing has told you something useful about how the rest of the transaction will go. A seller who is vague about the square metres of the apartment they are asking $83,000 for has told you something too. Treat the quality of the answers as part of the due diligence, not just the content of them.

Questions to ask before you reserve

• What is the exact area in square metres of the specific apartment, and its total price? Everything else on this page is an estimate until you have this.
• Is the building complete, under construction or off-plan — and what is the handover date?
• What is the exact street address, and what is genuinely within walking distance?
• 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?
• Is a parking space included in the price, or sold separately?
• What appraised value would this unit carry for residency purposes?
• How many units are in the scheme, and how many remain unsold?
• If instalments are offered, what secures the money before title transfers?

Risks specific to this purchase

• No floor area published — the headline price cannot be converted into a comparable rate without asking.
• Estimated per-m² rate is among the four highest in our Georgian portfolio, despite a mid-range ticket.
• No completion year — finished, building and off-plan carry very different risks.
• Service charge unpublished — the largest recurring deduction from any return.
• Exact address unpublished, on a project whose case rests on its position.
• Event-driven demand is oversold — a handful of fixtures a year is not an occupancy strategy.
• Currency mismatch — USD price, GEL income.
• Developer concentration — three other projects on our list share this developer.

Who is selling this to you

We are Uinvest Group and we are the agent on this listing. That is why this page says the estimated square-metre rate is among the dearest we sell in Georgia, removes an 8–12% yield claim we cannot substantiate, points out that Mardi City Center is roughly half the rate per metre, and tells you the listing is missing its floor area, its completion year and its service charge. You can reach us through the contact page, and compare the rest of the market on our Batumi and Georgia pages.

Frequently asked questions

How much does an apartment at Mardi Stadium cost? From $83,000. No floor area is published on the listing, so the price per square metre cannot be derived from it — ask for the exact area and total price of a specific apartment in writing.

What is the price per square metre? It is not published. If the entry price refers to the 25–35 m² studio the description quotes, the implied rate is roughly $2,371–$3,320 per m², which would place it among the four most expensive in our Georgian portfolio. Treat that as an estimate until the developer confirms the area.

Does buying here give me Georgian residency? Not at the entry price. Since 1 March 2026 the threshold is $150,000 by accredited appraisal, and $83,000 reaches 55% of it. A one- or two-bedroom in the same building should clear it.

Is the building finished? The listing publishes no completion year. Confirm the construction status and handover date directly before reserving.

Is it really next to the stadium? That is the developer’s description, and the position is the project’s main selling point. The exact address is not published and the stored coordinates are unreliable, so ask for the address and verify it.

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 usually takes one to three working days.

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