NEXT Cinema City Tbilisi: Heritage Residences Guide (2026)

NEXT Cinema City Tbilisi is a presale residential project of 200 apartments in a 16-floor building that the Georgian developer NEXT plans beside a preserved 1930 film-studio pavilion on David Aghmashenebeli Avenue in Tbilisi, with a handover that the developer states for December 2029.

This guide reads the developer’s project page as shown on 8 November 2026: four priced unit types, the lowest at USD 206,000 for a Petite Studio with renovation, a 10% first payment and 42 months of 0% instalments. It adds sourced context on the avenue and the pavilion, on registering ownership in Georgia and on the residence rules, and it marks each point where the page publishes nothing, such as unit sizes.

Overview of NEXT Cinema City Tbilisi

The developer’s page uses several names for one project. The browser title reads “Cinema City | A New Heritage Project by NEXT”, the hero text reads “CINEMA CITY – A Landmark Reborn”, and the menus read “Cinema City Tbilisi” and “NEXT Cinema City”.

This guide uses the name of the developer, the brand and the city together and keeps the developer’s spelling inside quotation marks. A Georgia Today report of 16 July 2026 describes the scheme as the first project of a “Heritage Series” that NEXT presented to the public.

Per the developer’s project page, the scheme is “a collection of 200 private residences” in one building of sixteen floors, set beside the former main shooting pavilion of the first Georgian Film Studio. Four unit types are priced, all with renovation: Petite Studio, Maison One, Maison Two and Grand Maison. The page carries the tag PRESALE and gives December 2029 as the handover month. It prints no unit sizes, no bedroom counts and no floor plans.

The page also prints no street number, no district name, no coordinates and no map pin. Its location text names David Aghmashenebeli Avenue and the point where the left and right banks of the Mtkvari River meet. A return-percentage tile and a statement about heritage price levels also appear on the page. Those are marketing statements of the developer, their terms would belong in the sale documents, and this guide does not restate them.

Unit types, prices and the 42-month plan of NEXT Cinema City Tbilisi

The page shows four price tiles. The Petite Studio tile reads “$206,000” and sits under the label “With Renovation”. The three larger types are printed as “$296 000 Maison One”, “$410 000 Maison two” and “$513 000 Grand Maison”. A line under the tiles reads “All prices include renovation”. The payment plan is shown once, next to the Petite Studio: “10% ($20,6k) First Payment”, “42 months installments 0%” and “From $4 414 monthly payment”.

The table below applies that plan to every type. Only the Petite Studio plan is printed, so the figures for the other three types are arithmetic on the assumption that the same shares apply. Each calculated figure is marked, and each can be checked against the printed price.

For the Petite Studio the calculation reproduces the printed figure. A first payment of 10% of USD 206,000 is USD 20,600, which the page abbreviates to “$20,6k”, and the remaining USD 185,400 divided by 42 gives USD 4,414.29, which the page prints as “$4 414”.

The plan therefore spreads the whole remaining 90% over the 42 instalments, with no separate payment at handover. The lari figures use the official National Bank of Georgia rate of GEL 2.5955 per USD, valid from 6 November 2026, and are a conversion, not a price the developer publishes.

The page states a reservation deposit of USD 1,000 to 3,000 that holds a unit for one week up to one month. The same wording appears on every NEXT project page. The developer’s site also states that its 0% instalment plans run from 12 to 45 months depending on the project and the handover date. For this project the page prints 42 months.

The comparison table uses only the four printed prices. Moving from the Petite Studio to Maison One adds USD 90,000, or 43.7%. The next step to Maison Two adds USD 114,000 (38.5%), and the step to Grand Maison adds USD 103,000 (25.1%).

The largest step in dollars is therefore the middle one, and the largest in percent is the first. Because the page prints no areas, these steps cannot be turned into a price per square metre, and a reader should not assume that the price rises in line with floor area.

The two threshold rows relate each price to the two residence-permit figures set out in section 6. The Petite Studio and Maison One are above USD 150,000, and Maison One is USD 4,000 below USD 300,000. Maison Two and Grand Maison are above both figures. These rows compare the published price only. The official tests refer to the market value of the property as set by a certified assessor, so the price in the table is a reference point and not the test.

The instalment count matters in a second way. According to the page, ownership passes to the buyer within one business day of completion and full payment. It does not print the month in which the first instalment falls. The table below counts forward from three example start months to show how the 42nd instalment relates to the December 2029 handover, using the Petite Studio amounts. These rows are arithmetic examples and are not the developer’s schedule, which would be set in the sale agreement.

The rows show that the start month decides how the plan sits against the handover month. A schedule that starts early finishes close to December 2029, while a later start finishes after it. The sale agreement and its payment schedule are the documents that fix both dates, and a buyer reading the page alone cannot tell which row applies.

Location: David Aghmashenebeli Avenue, Tbilisi

The developer’s location text places the project “along the historic David Aghmashenebeli Avenue”, at “the crossroads of the left and right banks of the Mtkvari River”, and calls the surroundings one of the most culturally rich districts, where architecture, cinema and theatre meet.

A second paragraph on the page describes the avenue as a primary historical and cultural artery where German-influenced classicism, Art Nouveau and Soviet constructivism stand side by side. The page names no district and no street number, so this section describes the avenue and the city and does not place the project at a specific address.

The history of the avenue is documented on the Georgia Travel page on Agmashenebeli Avenue, the national tourism site. It says that around 1818 a village of German craftsmen, Neu-Tiflis, was founded on the left bank of the Mtkvari near the villages of Kuki and Chugureti, and that Neu-Tiflis officially joined Tbilisi in 1862.

The street was first called Mikhail Street, and the 1878 map of Tbilisi already calls it Mikhail Avenue. The page names Kote Marjanishvili Square as the centre of the settlement, where a gothic-style Lutheran church was built in 1897 and later demolished.

The same page records two cinemas on the avenue. The Apollo, built in 1909 at number 135, survives in its original form and is currently closed. The Palace, built in 1914 at number 125, is now the Jansug Kakhidze Music Center.

The film connection of the avenue is therefore older than the studio pavilion, and the developer’s wording about a “cultural” district can be read against this record. The page does not say where on the avenue the studio stood, and neither does the developer’s page, so the numbers 125 and 135 are context and not distances.

For the city, the National Statistics Office of Georgia gives a population of 1,369.4 thousand for Tbilisi on 1 January 2026, of whom 1,309.0 thousand are urban, out of 3,941.1 thousand for Georgia. That is about 34.7% of the national total (calculated), and the office itself notes that more than one third of the population lives in the capital. Its population release of 24 April 2026 is the source of these figures.

The same office publishes a Residential Property Price Index for new-build housing in Tbilisi, based on offer prices collected from advertisements and measured in lari. In its release for the third quarter of 2026, dated 23 October 2026, the total index rose 1.5% on the previous quarter and 5.9% on the third quarter of 2025, and the flats sub-index rose 1.2% and 5.6% respectively.

The release covers new flats and houses across Tbilisi, not one district or one project. District medians per square metre are set out in the Tbilisi price guide, which also explains how the offer-price series differs from registered sales.

The developer’s page publishes no distances. For the routes between the project and the places a buyer cares about, the Tbilisi Transport Company’s journey planner and route map are the public references for public transport, and any distance a buyer relies on should be labelled as a straight line or as a route.

The Tbilisi City Hall site lists municipal services, among them an architecture service and construction-related services. The table lists what is published and states plainly where a distance is not.

The 1930 pavilion and what “with renovation” means

Two questions set this project apart from the other NEXT listings: a heritage building stands beside the new tower, and every price carries the words “with renovation”. This section sets out what the developer states about each and what a buyer would ask for in writing.

On the pavilion, the developer’s page says it was designed and built between 1927 and 1930 by the architect Mikheil Buzoghli, calls it an example of Georgian Constructivism, and says it is today an officially protected cultural heritage monument.

It served for nearly 80 years as the main shooting pavilion of the first Georgian Film Studio, and the page names the films Keto & Kote and Magdana’s Donkey among those made there.

The page says the pavilion will be carefully rehabilitated and preserved and will take on a new role as a multifunctional cultural and lifestyle space.

Press coverage adds detail on the design. The Georgia Today report of 16 July 2026 says the texture and colour palette of the lower part of the building will keep the character of the original pavilion, that the upper part will be more contemporary with panoramic windows and enclosed balconies, and that the facade will be finished in bronze-coloured aluminium.

It lists a cinema museum, public areas, film-screening spaces and a gastronomic gallery. The report reproduces the developer’s announcement, so it is a second place where the plan is published and not an independent check.

On heritage status, Commersant reported in November 2024, in an article on a separate proposal for the former studio area, that according to the Cultural Heritage Agency the former pavilion of the film studio is a cultural heritage monument. That statement is consistent with the developer’s wording.

The National Agency for Cultural Heritage Preservation of Georgia runs the heritage site, which offers a “Find monument” search and a “Check your House Status” tool, so a buyer can check the status directly and does not need to rely on either press report or the project page.

The style of the building is described differently by different sources. The developer and the press call it Georgian Constructivism, while a record in the city’s ScanTbilisi inventory for a building at number 164 of the avenue, attributed to the architect B. Buzoghli and dated 1929 to 1930, uses the term “pseudo-Georgian”.

Because the project page prints no street number, this guide does not state that the record and the pavilion are the same structure. The point for a buyer is that the heritage register and the building permit, not a style label, define what may be done to the monument.

The facility list is a statement of intent. The page speaks of a building that will be completed in December 2029, and the images in the project gallery are renderings, so “planned” is the accurate reading of each line. The page does not say which facilities are for residents only and which are open to the public, nor who will run the museum, the dining galleries or the commercial space. Those are questions for the sale documents and for the building’s management arrangements.

The second question is the renovation. The page labels the prices “With Renovation” and states “All prices include renovation”. It does not describe the finish: no floor, wall, kitchen, bathroom or joinery specification, and no statement on furniture or appliances. The developer’s home page describes two renovation options that apply to its projects in general.

Packages start from USD 650 per m² with finishes, plumbing and electrical work, and a turnkey package starts from USD 900 per m² with furnishing, appliances and décor. The Cinema City page does not say which option its prices contain.

Without areas the two home-page rates cannot be applied to any unit, so no renovation cost is calculated here. The practical consequence is that “with renovation” is a label, and the scope sits in a specification that the page does not publish. The list below sets out what a buyer would ask to see before signing, as normal practice for any renovated or turnkey purchase.

1. The named renovation package that the price contains, and its written specification by room.
2. The area and layout plan of the specific unit, with the area basis (internal or gross) stated.
3. Whether kitchen units, appliances, wardrobes and furniture are inside the price.
4. The brands or grades of finishes, or the rule for substitutions.
5. The condition in which the unit is handed over and the procedure for recording defects.
6. The warranty period for the building and for the renovation work, and who gives it.
7. Whether any renovation work is priced separately or paid outside the instalment plan.

The same list applies to the building. The pavilion is described as part of the scheme, so a buyer would also ask which facilities are included in the service charge and which are charged by their operators, how the heritage conditions affect the schedule, and which authority approves works on the monument. The sale agreement is the right place for each answer.

Buying in Georgia in brief: title, costs and steps

Georgian law ties ownership of real estate to the Public Registry. Article 183 of the Civil Code, published on the Legislative Herald of Georgia, says that to acquire an immovable thing the transaction must be in writing and the acquirer’s ownership right must be registered in the Public Registry.

Articles 311 and 311-1 describe the Registry and the way written transactions reach it. The Organic Law on Agricultural Land Ownership limits who may own agricultural land, with narrow exceptions such as inheritance. An apartment in a residential building is not agricultural land, so that law is not the rule that governs this purchase.

The costs that the National Agency of Public Registry publishes are small next to the price. Registering a change, origin or termination of a right to immovable property costs GEL 150 with a four-working-day term, GEL 270 for one working day and GEL 350 on the day of filing, per the NAPR fee table.

A Registry extract costs GEL 20 for one working day, with an additional GEL 26 if it is requested in English, per the informational services table. The agency also offers an online smart-contract service for registering rights.

A buyer who signs from abroad usually acts through a representative. Documents signed abroad are commonly apostilled, and Georgia is a party to the Hague Apostille Convention, in force for it since 14 May 2007 according to the HCCH status table. A buyer should ask the notary or lawyer in Georgia which form the Registry accepts for the specific document.

Financing, residence permits and taxes for a non-resident owner

Financing comes first for most buyers of an off-plan unit with an instalment plan. The National Bank of Georgia sets the loan-to-value ratio at 90% for loans in lari and 70% for loans in foreign currency, and it sets payment-to-income limits that depend on monthly net income and on the currency, per its PTI and LTV page.

Whether a given bank lends to a non-resident on an off-plan purchase is the bank’s decision. The mortgage guide sets out the process, and the developer’s page offers no bank financing terms.

On residence, the Public Service Development Agency lists a short-term residence permit for an alien who holds title to immovable property, other than agricultural land, with a market value exceeding USD 150,000 equivalent in GEL, with the value established by a certified assessor. It lists an investment residence permit for property with a market value exceeding USD 300,000 equivalent. The Law on the Legal Status of Aliens and Stateless Persons contains the same thresholds.

The tests refer to title to the property and to an assessed market value, so a buyer would ask a lawyer at what point in an off-plan purchase the title test can be met. The fee for the short-term permit on the agency’s page is GEL 300 at 30 calendar days, GEL 450 at 20 days and GEL 600 at 10 days. The developer’s page lists “Begin your residency application process” as a step but prints no amount and no rule.

On tax, the Tax Code of Georgia sets the rules. A natural person’s property tax rate is not less than 0.8% and not more than 1% of the market value of the property at the end of the preceding year (Article 202), and property is exempt where the income of the owner’s family in the preceding year does not exceed GEL 100,000 (Article 206).

The declaration is due by 1 November and payment by 15 November, per Article 205 and the Revenue Service page. Income from renting out residential space for residential purposes is taxed at 5% where no deductions are made (Article 81). The property tax guide works through these rules.

On a later sale, the Code treats a residential apartment held for more than two years differently from one held for less, and a non-resident taxpayer has its own paragraph. The residence guide explains how the property route works in practice. Which rule applies to a person depends on tax residence and personal circumstances, and a tax adviser is the right person to apply it.

What to prepare when reserving

1. A passport copy and a representative’s power of attorney, apostilled where the buyer signs from abroad.
2. The reservation form and the amount and expiry date of the deposit (the page states USD 1,000 to 3,000 for one week to one month).
3. The draft purchase agreement with the handover date, the payment schedule and the start month of the 42 instalments.
4. A Public Registry extract for the plot and for the unit once it is registered.
5. The written renovation specification and the unit’s area and layout plan.
6. The account details for payments, and whether they are held in an escrow arrangement.
7. The service-charge schedule and the building management terms.
8. The full legal name and registration details of the contracting entity (not named on the developer’s site).

How NEXT Cinema City Tbilisi compares with the other NEXT listings

Below are all 13 NEXT projects on this site, each as its own developer page publishes it. NEXT Cinema City Tbilisi is one of four NEXT projects in Tbilisi, together with NEU Tbilisi, NEXT Oriental and Tbilisi DownTown. 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.

Within the Tbilisi group, this project has the largest of the four starting prices and shares the December 2029 handover and the presale tag with NEU Tbilisi. The entry points are different products: a Petite Studio with renovation against a studio with renovation at NEU Tbilisi, a studio at NEXT Oriental and a one-bedroom at Tbilisi DownTown, where no studio price is printed. The starting prices are therefore not like-for-like, and each page publishes its own basis for status and price.

For context beyond NEXT, the Tbilisi project Mira Verde Tbilisi is by a different developer in a different part of the city, and the Batumi projects Novotel Living and Wyndham Gonio Aqua are branded-residence products. None of these is better or worse than another. The Georgia country page and the Tbilisi city page list the rest of the portfolio.

NEXT, the developer

On its about page, NEXT calls itself an international developer from Georgia that began in Batumi and now lists work in Georgia, the United Arab Emirates, Kenya, Spain and Zanzibar. A figures block on the home page includes “8 years” of real estate development. The office list on the site covers Batumi, Tbilisi, Dubai and Warsaw, with Tatu City in Kenya as a further location. The site uses NEXT, NEXT Group and Next Property as names.

The timeline on the about page starts in 2018 with NEXT Apartments, Green and White. Wyndham Residences, NEXT Hotels and Villa Park follow under 2020, and Radisson Blu Residences and NEXT Collection under 2021. Address, Coral and Gardens appear under 2022, and the later entries are Amani in Kenya, Oriental and Villa Perla in Spain. Cinema City opens the Heritage Series that the developer announced in 2026, according to Georgia Today.

Two hotel groups are named as partners on the about page: Radisson Hotel Group and Wyndham Hotels and Resorts. NEXT Orange, White, Apartments, Green and Villa Park are shown as sold out on the home page, while the number of units delivered is not published. Nor does the site name the company that signs contracts with buyers.

These points are the developer’s own statements as of 8 November 2026 and were not compared with a company register. Awards and project totals on the site are left out, since most of them lack an award body, a year or a category.

Frequently asked questions

What is NEXT Cinema City Tbilisi?

NEXT Cinema City Tbilisi is a presale scheme of 200 residences in a 16-floor building beside a preserved 1930 film-studio pavilion on David Aghmashenebeli Avenue. Per the developer, four unit types are priced, all with renovation, and the handover is December 2029. The developer presents it as the first project of its Heritage Series, and the page carries the tag PRESALE. It prints no unit sizes, so the unit types are described only by name and price.

Where is NEXT Cinema City Tbilisi and what stands next to it?

The developer places NEXT Cinema City Tbilisi on David Aghmashenebeli Avenue, where the left and right banks of the Mtkvari River meet, next to the former main shooting pavilion of the first Georgian Film Studio. The page prints no street number, district name or coordinates. The pavilion is described as a protected monument that will be rehabilitated and preserved, and the heritage agency’s search tool is the place to check the status.

What prices does the developer publish for NEXT Cinema City Tbilisi?

The page shows four starting prices, all with renovation: Petite Studio USD 206,000, Maison One USD 296,000, Maison Two USD 410,000 and Grand Maison USD 513,000, as read on 8 November 2026. They are the developer’s minimums for each type and not offers. The page publishes neither areas nor a price per square metre, and it gives no availability by unit, so a buyer needs the written price list for a specific unit.

How does the 42-month plan work?

The page prints a 10% first payment (USD 20,600 for the Petite Studio) and 42 months of 0% instalments from USD 4,414 a month. The calculation shows that the remaining 90% of USD 206,000, which is USD 185,400, divided by 42 gives that figure. The page does not state the month of the first instalment, so the sale agreement fixes the dates. Applied to the larger types, the same shares give monthly amounts of USD 6,343, 8,786 and 10,993 (calculated).

When is the handover?

The developer states December 2029 in the hero line “Handover: December 2029”, and the Russian and Georgian versions of the page give the same month. The page prints no turnkey date and no intermediate construction milestones. It adds that ownership passes within one business day of completion and full payment, so the instalment schedule and the handover date are both read from the agreement.

What does “with renovation” include?

The page states “With Renovation” and “All prices include renovation” but does not describe the work. The developer’s home page describes general packages from USD 650 per m² and a turnkey package from USD 900 per m² with furnishing and appliances, and it does not say which one applies here. A written specification and the unit’s area are the documents that define the scope, and a buyer would ask for both before signing.

Are unit sizes and floor plans published?

No. The page prints no area, no bedroom count and no floor plan for any of the four types, and the image gallery consists of renderings of the building, the pavilion and the facilities. For that reason this guide gives no price per square metre. A buyer would request the plan and the area of the specific unit, with the area basis stated, as part of the reservation documents.

May a non-citizen register an apartment in Tbilisi in their own name?

Yes. The Civil Code requires a written transaction and registration of the ownership right in the Public Registry, and the Organic Law on Agricultural Land Ownership restricts only agricultural land. An apartment in a residential building is not agricultural land. A buyer from abroad typically signs through a representative with an apostilled power of attorney, and a lawyer in Georgia confirms which documents the Registry accepts. The buying guide describes the process.

Could a NEXT Cinema City Tbilisi purchase support a residence permit?

The Public Service Development Agency lists a short-term permit for title to property with an assessed market value exceeding USD 150,000 equivalent and an investment permit above USD 300,000 equivalent. The four published prices are all above USD 150,000, and the Petite Studio and Maison One are below USD 300,000, while Maison Two and Grand Maison are above it. The tests use an assessor’s market value and registered title, so the price alone does not decide.

What taxes and registration fees follow a purchase?

The Tax Code sets a property tax of 0.8% to 1% of market value for a natural person, with an exemption below a family-income limit, and a 5% rate on qualifying residential rental income. Registration at the Public Registry costs GEL 150 to 350 depending on speed. A later sale has its own rules, including an exemption for an apartment owned for more than two years. The table in section 6 gives the articles and sources.

Sources and last check

Last checked: 8 November 2026. Sources:

• NEXT: Cinema City project page (English), with the Russian and Georgian versions of the same page compared for the handover and price figures
• NEXT: home page and about page
• Georgia Today: New Life for a Legendary Cinema Pavilion, 16 July 2026
• Commersant: report on a proposal for the former film studio area, with the Cultural Heritage Agency statement
• Georgia Travel: Agmashenebeli Avenue in Tbilisi (Neu-Tiflis)
• ScanTbilisi: Davit Aghmashenebeli Avenue inventory record
• National Agency for Cultural Heritage Preservation of Georgia
• Tbilisi City Hall and Tbilisi Transport Company
• National Statistics Office: population on 1 January 2026
• National Statistics Office: Residential Property Price Index, third quarter of 2026
• Legislative Herald: Civil Code of Georgia, Articles 183, 311 and 311-1
• Legislative Herald: Tax Code of Georgia, English text
• Legislative Herald: Law on the Legal Status of Aliens and Stateless Persons
• Legislative Herald: Organic Law on Agricultural Land Ownership
• NAPR: immovable property registration fees and terms
• NAPR: informational services fees
• NAPR: smart-contract registration service
• Public Service Development Agency: residence permits
• Revenue Service: property tax
• National Bank of Georgia: official exchange rates and PTI and LTV requirements
• HCCH: Apostille Convention status table

This is not legal, tax or financial advice.