NEXT Oriental Tbilisi: Ortachala Homes Guide (2026)

NEXT Oriental Tbilisi is a residential building in the Ortachala district of Tbilisi, on the Mtkvari River, that the Georgian developer NEXT lists with studios, one-bedroom and two-bedroom apartments, a stated handover of December 2028 and prices from USD 95,160.

This guide to NEXT Oriental Tbilisi reads the developer’s project page as shown on 8 November 2026, works through the sizes, the two price sets and the 37-month instalment plan with the arithmetic shown, and adds sourced background on Ortachala, on getting around Tbilisi and on buying, taxes and residence in Georgia. Where the page is silent, the guide says so in a neutral clause.

Overview of NEXT Oriental Tbilisi

The developer’s project page carries the heading “Tbilisi Oriental by NEXT”, while its menu and text say “NEXT Oriental”; this guide uses NEXT Oriental Tbilisi for all three. The page describes the building as an urban landmark on the Mtkvari River in Ortachala that links the old city centre with newer residential and business areas, designed in a cascading form and built in fibre-reinforced concrete.

Three apartment types carry printed sizes and prices: studios from 36.7 m², one-bedroom apartments (1+1) from 63.3 m² and two-bedroom apartments (2+1) from 89.5 m². The building facilities listed are a lobby with reception, valet parking, round-the-clock security, cleaning and laundry, a concierge, offices, a garden, a gym, a wellness centre and a Georgian restaurant. The page names no operator for any of them.

No unit total, floor count, street address or plot number is printed, and the word presale does not appear. Handover is December 2028 in the price panels and the handover tile, while a later paragraph on completion gives June 2029 for a fully completed, turnkey building. The sale documents are where a single date is fixed.

Two price sets sit behind a toggle captioned “With renovation” and “Without renovation”, and the text does not say which set belongs to which caption. This guide therefore calls them price set 1 (the lower one, shown first and used on the developer’s home-page card) and price set 2, and assigns no finish to either. The page also carries earnings, price-growth and tax statements about Tbilisi and the district; their basis is not published, so they are not restated.

Unit types, sizes, prices and the instalment plan

The developer shows each type as a card with a “from” size and price and an “up to” size and price. Every dollar figure below is the developer’s, as shown on 8 November 2026; rows marked calculated are this guide’s arithmetic from those figures. Only price set 1 has printed sizes, so every per-square-metre figure uses price set 1.

Inside each type the upper card is the same unit class at its largest printed size. The studio card runs from 36.7 m² at USD 95,160 to 48.6 m² at USD 138,510: the area is 1.32 times larger and the price 1.46 times higher, so the calculated rate climbs from USD 2,593 to USD 2,850 per m². The one-bedroom card grows 1.49 times in area and 1.60 times in price, from USD 2,600 to USD 2,787 per m².

Across the three types the from-card rate moves in a narrow band: USD 2,593 for the studio, USD 2,600 for the one-bedroom apartment (0.3% higher) and USD 2,683 for the two-bedroom apartment (3.2% above the one-bedroom).

The step from the studio to the one-bedroom card adds 26.6 m² and USD 69,420, which is USD 2,610 for each added square metre, almost the same as the average rate. The step from the one-bedroom to the two-bedroom card adds 26.2 m² and USD 75,540, or USD 2,883 per added square metre.

The up-to cards sit between USD 2,774 and USD 2,850 per m². Because a starting price and a starting size may describe different units, these are arithmetic results and not rates the developer publishes.

Price set 2 is higher than set 1 by USD 23,855 for the studio, USD 33,805 for the one-bedroom and USD 58,175 for the two-bedroom at the from level, or 25.1%, 20.5% and 24.2%. The page prints no size for set 2, so a rate per square metre cannot be calculated for it.

The developer’s page also shows three floor plans. The labels on them let the printed card sizes be checked against interior and terrace areas, as the next table does. The two-bedroom plan shows two balconies and prints no areas that this guide could use.

The sums match the printed card sizes to within 0.1 m², which indicates that the “from” sizes include the terraces. On interior area alone, and assuming the plans show the from units (the page does not say so), price set 1 works out at USD 3,161 per m² for the studio (95,160 divided by 30.1) and USD 3,141 per m² for the one-bedroom apartment (164,580 divided by 52.4).

A buyer comparing the project with other listings should therefore ask whether a quoted area is interior or interior plus terrace.

The instalment plan is printed once, in a calculator that shows the studio. It gives a first payment of 20%, which is USD 19,032 on the USD 95,160 studio, then 37 months at 0% interest from USD 2,058 a month. For price set 2 the same calculator logic gives a first payment of about USD 23.8 thousand and USD 2,573 a month. The page says that monthly or quarterly payments are offered and prints no handover share.

Two checks on the schedule are worth stating. First, the printed numbers add up to the price without a handover share: USD 19,032 plus 37 times USD 2,058 is USD 95,178, USD 18 above the price because the monthly figure is rounded.

Second, the calendar: if the first payment is made in November 2026 and the monthly instalments start in December 2026, the thirty-seventh falls in December 2029, twelve months after the December 2028 handover and six months after the June 2029 completion date in the page’s completion paragraph.

The page does not say whether instalments continue after handover or when the registered owner is entered; its purchase steps say the buyer becomes the owner within one business day after construction is completed and full payment is made.

For a quarterly schedule, 37 months is twelve quarters and one month, so the contract is where the dates and amounts are fixed. The reservation deposit is USD 1,000 to 3,000, holds a unit for one week to one month, and the page does not say whether it is credited to the first payment.

Location of NEXT Oriental Tbilisi: Tbilisi and the Krtsanisi district

The developer places the building in Ortachala, on the Mtkvari River, and gives no street address, so the project cannot be pinned to a point on a map from the page. What can be checked is the setting around it. Tbilisi City Hall’s English page on the geography of the city describes the capital as lying on the banks of the Mtkvari (Kura) at 380 to 600 metres above sea level, spread over 720 square kilometres.

The same page says the river divides Tbilisi into a left and a right embankment. The right embankment is made of the fast-descending hills of the Trialeti Range and the gorges of its tributaries, and the left embankment has Makhata Mountain, which peaks at 630 m. It gives the riverbed level as varying between 425 m at Digomi and 370 m at Ortachala, the one place in the city it names at the lower end of that range.

It adds that the river is shallow in winter and that floods are common in spring and early summer, which is general information about the Mtkvari and not a statement about the project. The city hall’s climate page gives an average annual temperature of 12.7 °C, 0.9 °C in January and 24.4 °C in July, with about 560 mm of precipitation a year and snow on 15 to 25 days; those are citywide values from the city hall climate page.

Geostat estimates the population of Georgia at 3,941.1 thousand on 1 January 2026, with 1,369.4 thousand in Tbilisi and 1,309 thousand of those in urban settlements. Tbilisi’s share is 34.7% (calculated: 1,369.4 divided by 3,941.1). According to the Geostat population release, the series rests on the 2024 census and the movement recorded in 2025.

Ortachala belongs to the Krtsanisi district. The city hall’s list of district administrations names Krtsanisi as one of ten, and the English Wikipedia article on the district lists Ortachala among its neighbourhoods; OpenStreetMap address data files the Chreli Abano bath under Abanotubani, Kala, Ortachala, Krtsanisi. Geostat’s quarterly price release uses the same ten districts, so its district charts can be read against this location. The city hall page on district heads and the Wikipedia district article are the two references for the district name.

For price context, Geostat’s Residential Property Price Index for the third quarter of 2026, dated 23 October 2026, covers new residential property in Tbilisi and is measured in lari from advertised prices. It reports the total index 5.9% above the third quarter of 2025, with flats up 5.6% on the year and 1.2% on the previous quarter.

The Geostat release also charts median offer prices per m² by district and by finish level (white, green and black frame). Those district figures are set out in the Tbilisi real estate prices guide, and the release says nothing about the price of any single building.

The developer’s page gives no distances or travel times. The table below therefore lists the places the sources tie to the district, with the project distance marked as not published, and adds a check this guide calculated: road and straight-line distances between landmarks, using public map data on 8 November 2026. These are landmark-to-landmark figures and not distances from the building.

The routed durations are free-flow estimates and take no account of traffic, so they are lower bounds for busy hours. The developer’s own wording is that the site links the old city centre with newer residential and business areas, and the table is consistent with that description only in the sense that the old-town landmarks lie a few kilometres from Ortachala. Where the building stands inside the district is a question for the site plan.

The Georgia-wide context is on the Georgia country page, and the Tbilisi city page lists the capital’s projects. Another Tbilisi listing on this site, Mira Verde Tbilisi, is by a different developer and sits in a different part of the city.

Ortachala, the riverbank and getting around

Ortachala is the district the developer builds its story around. Its history paragraph links the district to Abanotubani, the quarter of the sulphur baths, and to the bridges that, in the developer’s words, show how the city served as a centre of world trade, and it adds that the twentieth century made the area a symbol of modern energy.

These are the developer’s statements; the page gives no dates or sources for them, and the 2024 entry on its About page says the project rises on the banks of the Mtkvari and brings a new riverside lifestyle to the capital.

The national tourism administration’s page on Abanotubani supplies dated facts: 65 baths in the twelfth century, six in the nineteenth and more than ten in operation today, with the seventeenth-century Orbeliani Bath, also called the Colorful Bath, among them.

Its page on Old Tbilisi places Old Tbilisi and Kala on the right bank of the Mtkvari and Isani, later called Avlabari, on the left. OpenStreetMap nests Abanotubani and Kala inside Ortachala, so the district shares the right bank with the old-town landmarks, and the developer’s own wording is that the site is near Abanotubani.

The bank matters in practice because the river and its bridges set the routes. The Metekhi church and the Avlabari metro station are mapped in the Isani district on the opposite bank, and the table in section 3 shows that the road distance from Chreli Abano to the Avlabari station is more than three times the straight-line distance. A buyer who plans to walk to the metro should ask the developer for the route and the bridge it assumes, because the page prints none.

Public transport in the city is run by the Tbilisi Transport Company. Its About page says that the company, wholly owned by Tbilisi City Hall, has operated since 1966, when the first metro line opened, and that it runs the metro, the municipal buses, the Rike-Narikala cable car and the city parking system.

The standard tariff page lists GEL 1 for 90 minutes of unlimited travel on metro, bus and minibus, which is about USD 0.39 at the official rate of GEL 2.5949 per USD, and GEL 2.5 one way on the Rike-Narikala ropeway.

The tariff page carries a date of 3 June 2019, so the operator’s journey planner is the reference for the current fare. The same page lists subscription cards at GEL 3 for a day, GEL 20 for a week and GEL 40 for a month. A Metromoney card costs GEL 2 and can be bought at metro payment offices, according to the operator.

Inside the building, the developer lists ten facilities and a set of building systems. The table groups them and records what the page says about size, operator, access and fee, which in every case is nothing.

The list mixes resident services such as security, cleaning and the concierge with spaces that may be open to the public or run by third parties, such as the restaurant and the offices. The page does not say which items fall inside a service charge, which are charged separately and which belong to the owners’ association. Those answers decide how the building is run day to day, and they sit in the sale agreement and the building’s management rules.

The page quantifies some building-system performance and describes earthquake resistance; these are the developer’s statements, and the technical documents behind them are not published on the page, so the checklist asks for the design specification instead. The checklist below covers the site and the building. A second list, in section 6, covers the paperwork for the reservation itself.

The unit table also needs reading across types. The size ranges overlap: the one-bedroom card runs up to 94.6 m², while the two-bedroom card starts at 89.5 m², so the largest one-bedroom apartment is 5.1 m² larger than the smallest two-bedroom apartment. In price set 1 the former costs USD 263,625 and the latter USD 240,120, a difference of USD 23,505 in the other direction. The one-bedroom range spans 31.3 m², against 11.9 m² for the studio and 18.3 m² for the two-bedroom.

A “from” price therefore describes the smallest printed layout of a type and not a typical unit. The page does not say how many units sit at each size, on which floors, or facing which direction, and it prints no floor count. The unit-specific answers come from the allocation list the developer issues at reservation, and the checklist below lists them with the other items worth settling in writing.

1. The street address, plot number and cadastral code of the land, so that a Public Registry extract can be matched to the building.
2. The construction permit and the design documents, including the structural design and the treatment of the riverbank level and drainage.
3. The unit’s size stated in square metres, with the terrace shown apart from the interior area.
4. The handover date, the date that applies to the fully completed turnkey building, and the consequence of a delay.
5. Which price set and which finish apply to the unit, and the finish specification the contract refers to.
6. The facilities schedule: which are included, who operates each, and any fee for residents or for outside users.
7. The instalment calendar with dates, and the position of the unit’s registration if instalments run beyond handover.
8. The service-charge schedule and the rules of the owners’ association.

Buying in Georgia in brief

The developer reduces the purchase to three steps. A deposit of USD 1,000 to 3,000 reserves a unit for one week to one month. The buyer then signs a preliminary purchase agreement and registers the future ownership with the Public Registry.

Instalments follow, monthly or quarterly, and the buyer becomes the owner within one business day after completion and full payment. A separate summary on the page says the contract is registered with the Ministry of Justice and that the buyer receives the property code in the state register.

Georgian law supplies the legal frame. Under Article 183 of the Civil Code, to acquire an immovable thing the transaction must be in writing and the acquirer’s ownership right must be registered in the Public Registry. The registry is kept by the National Agency of Public Registry (NAPR), which publishes its fees and terms online.

Ownership of an apartment by a foreigner does not touch the one category the land law restricts. The Organic Law on Agricultural Land Ownership, in Article 4, lists who may hold agricultural land, and an apartment is not agricultural land. The guide on whether foreigners can buy property in Georgia gives the general position, and the sale agreement states the exact title terms for a unit.

NAPR’s fee page lists the registration of a change in the right to immovable property at GEL 150 for four working days, GEL 270 for one working day and GEL 350 on the day of filing; GEL 150 is about USD 58 at GEL 2.5949 per USD.

It lists the registration of an obligation related to an ownership right at the same three fees. A Public Registry extract costs GEL 20 for one working day, GEL 13 online, plus GEL 26 if requested in English, on the informational services page.

NAPR also runs a smart-contract service that registers immovable property rights online through a virtual meeting booked in advance. A buyer signing from abroad usually needs foreign documents recognised in Georgia; the Hague Conference’s status table shows Georgia as a party to the Apostille Convention, with entry into force on 14 May 2007. The guides on buying from abroad and how to buy property in Georgia give the order of steps in more detail.

Taxes, residence and financing for a foreign buyer

Georgian taxes on an individual owner come from the Tax Code, whose English text is on matsne.gov.ge. Property tax is levied on real estate owned by a natural person, and Article 201 includes unfinished construction in the taxable real estate. The rate in Article 202(5) is not less than 0.8% and not more than 1% of the market value at the end of the previous year.

Article 206(1)(a) exempts the taxable property of a natural person whose family income in the previous year did not exceed GEL 100,000, about USD 38,537 at GEL 2.5949 per USD. Under Article 205(12) the tax return is filed by 1 November and, under Article 205(14), the tax is paid by 15 November. The Revenue Service keeps a property tax page for filers. When an instalment buyer counts as the owner for this purpose is a question for the contract and the registry record.

Rental income and a later sale have their own rules. Article 81(2) taxes residential rent at 5% when the individual makes no deductions; otherwise the general 20% rate in Article 81(1) applies. Article 81(3) taxes the surplus on the sale of a residential apartment at 5%, and Article 82(1)(f.a) exempts the surplus on an apartment owned for more than two years. Which of these rules applies depends on the owner’s own circumstances.

For residence, the Public Service Development Agency page describes 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, as determined by a certified assessor, and an investment residence permit for property exceeding USD 300,000. The developer’s page states a minimum of USD 150,000 from 1 March 2026; the official wording is “exceeding”. The application list names a document of title and an assessor’s valuation.

At the developer’s prices, every studio figure is below USD 150,000: USD 95,160, USD 138,510 and, in price set 2, USD 119,015. The one-bedroom from price of USD 164,580 is above it, and so are the two-bedroom prices. The test uses the assessor’s market value and not the contract price, and the point at which an instalment buyer holds title is fixed by the sale documents and the registry. The residence-permit guide gives the current process.

On financing, the developer publishes no mortgage arrangement. The National Bank of Georgia’s PTI and LTV page sets a loan-to-value limit of 90% for lari loans and 70% for foreign-currency loans, and payment-to-income limits of 25% (lari) or 20% (foreign currency, income in another currency) below GEL 1,500 of monthly net income, rising respectively to 50% and 30% from GEL 1,500. Lending to a non-resident against an unfinished unit is each bank’s own policy, and the mortgage guide describes how that works in practice.

What to prepare when reserving

The developer’s three steps and the registry rules point to the same set of documents, and a buyer can have them ready before the first payment.

1. The reservation form with a passport copy and the identity documents the developer asks for.
2. The preliminary purchase agreement, stating the unit, its area, the handover date and the consequence of a delay.
3. The payment schedule with dates, amounts and the currency of each instalment, and the price set that applies.
4. A Public Registry extract for the land and, once registered, for the unit.
5. Escrow or payment-account details, in writing, for every payment, with the name of the account holder.
6. The full legal name and registration details of the contracting entity (the developer’s site does not name it).
7. The finish and furnishing specification that the contract refers to, and the facilities schedule.
8. If signing abroad: a power of attorney or other foreign paper, legalised with an apostille.

How NEXT Oriental Tbilisi compares with the other NEXT projects

The table lists all 13 NEXT projects on this site, with figures as printed on each developer page. This project is one of four in Tbilisi. Its page prints no unit total, while the others print 200 for NEXT Cinema City Tbilisi, 199 for NEU Tbilisi and 217 for Tbilisi DownTown, 765 for NEXT Collection, 576 each for Radisson Blu and Wyndham, 17 for NEXT DownTown Batumi and 80 for NEXT Coral.

The starting prices do not compare like for like. Some rows print a studio with renovation, some a studio without, one a one-bedroom, and Coral is a Dubai project priced in dollars. Within Tbilisi the four projects differ in stage as well: two are marked presale with a December 2029 handover, one has a September 2027 handover with only one-bedroom and larger units priced, and this one has a December 2028 handover. None of the rows is ranked above another.

For context beyond the NEXT range, Mira Verde Tbilisi is priced in dirhams by another developer. Market background is in the Tbilisi price guide and the Georgia country page, and the off-plan guide explains staged payments under Georgian law with examples from the coast.

NEXT (developer)

The developer presents itself as NEXT, also written NEXT Group and Next Property, a Georgian-founded company. The About page says it was founded by Kakha Devadze in Batumi, and its timeline lists Tbilisi Oriental, Villa Perla and Magnolia among the projects of 2024. A counter on the home page reads eight years in real estate development; the pairing of that number with its label is inferred from the layout of the block.

The site lists offices in Batumi, Tbilisi, Dubai, Warsaw and Tatu City in Kenya, and a project list that includes Georgia, the United Arab Emirates, Spain and Kenya. It names Radisson Hotel Group and Wyndham Hotels & Resorts as partners for the two Gonio projects, and it publishes live cameras for construction and a mobile application for payments and booking management.

This guide does not repeat the prizes, sales counts or earnings figures printed on the developer’s pages, because none of them comes with the body, year or method behind it. The sale documents name the contracting party for a unit, and the developer’s contact details are on its own site.

Frequently asked questions

What is NEXT Oriental Tbilisi?

NEXT Oriental Tbilisi is a residential building in Ortachala, Tbilisi, on the Mtkvari River, listed by the developer NEXT under the name Tbilisi Oriental by NEXT. The page shows studios from 36.7 m², one-bedroom apartments from 63.3 m² and two-bedroom apartments from 89.5 m², with facilities that include a gym, a wellness centre and a Georgian restaurant. The handover is stated as December 2028, and the unit total is not published.

Where is the project and which district is Ortachala in?

The developer places the building in Ortachala on the Mtkvari River and prints no street address. Ortachala belongs to the Krtsanisi district: the city hall lists a Krtsanisi administration among its ten, and the Wikipedia article on the district names Ortachala among its neighbourhoods. The developer publishes no distances. Calculated landmark distances are in section 3, for example 4.5 km by road between the Central Bus Station and Freedom Square.

What prices does the developer publish for NEXT Oriental Tbilisi?

Price set 1 starts at USD 95,160 for a 36.7 m² studio, USD 164,580 for a 63.3 m² one-bedroom apartment and USD 240,120 for an 89.5 m² two-bedroom apartment. Price set 2 starts at USD 119,015, USD 198,385 and USD 298,295 for the same types. The page does not say which set belongs to the renovation option. The calculated rate for set 1 is USD 2,593 to USD 2,683 per m² at the from cards.

What do the two price sets on the page mean?

A toggle on the page is captioned “With renovation” and “Without renovation” and shows two sets of prices. The text does not tie a set to a caption, and the page does not specify the finish level. Set 2 is 20.5% to 25.1% above set 1 at the from level. A buyer should ask the developer to state in writing which set applies to the chosen unit and what finish the contract describes.

How does the 37-month instalment plan work?

The page shows a first payment of 20% and 37 monthly instalments at 0% interest, from USD 2,058 a month on the USD 95,160 studio. Monthly or quarterly payments are offered. The printed figures leave no share for handover. Counted from a first payment in November 2026, the last monthly instalment falls in December 2029, after the stated handover, which the sale agreement should address.

When is the handover?

The price panels and the handover tile say December 2028. A later paragraph on completion says the project will be fully completed, turnkey, in June 2029. The page does not explain the difference and prints no milestone dates. The handover date that binds the developer, and the consequence of a delay, belong in the preliminary purchase agreement, so a buyer should read that clause before paying the first instalment.

Does an apartment at NEXT Oriental Tbilisi qualify for a residence permit?

Under Georgian law a short-term residence permit is available to an owner of non-agricultural property valued by a certified assessor at more than USD 150,000 equivalent. At the developer’s prices the studios, from USD 95,160 to USD 138,510 in set 1, are below that figure, while the one-bedroom from price of USD 164,580 and the two-bedroom prices are above it. The assessor’s valuation is the test, not the contract price.

Can a foreigner buy an apartment in Tbilisi and how is ownership registered?

The Civil Code requires a written transaction and registration of the acquirer’s right in the Public Registry, and agricultural land is the category that Georgian law restricts. NAPR lists GEL 150 for a four-working-day registration, GEL 270 for one working day and GEL 350 for the same day. GEL 150 converts to roughly USD 58 at the official rate of 2.5949. Notary and other professional fees are separate.

Which taxes can a foreign owner face?

The Tax Code sets property tax at 0.8% to 1% of market value, with an exemption where the previous year’s family income did not exceed GEL 100,000. Residential rent is taxed at 5% when no deductions are made. The surplus on a sale is taxed at 5%, and the surplus on an apartment owned for more than two years is exempt. These are rules for individuals, and the owner’s own circumstances change the result.

What facilities does the building list and who runs them?

The page lists a lobby with reception, valet parking, security, cleaning and laundry, a concierge, offices, a garden, a gym, a wellness centre and a Georgian restaurant. It names no operator and gives no size, opening hours or fee for any of them. Whether they are included in a service charge or charged separately is a matter for the sale agreement and the building’s management rules.

Sources and last check

Last checked: 8 November 2026. Sources:

• NEXT: Tbilisi Oriental by NEXT project page
• NEXT: home page and project catalogue
• NEXT: About page
• Civil Code of Georgia, Article 183 (matsne.gov.ge)
• Tax Code of Georgia, English text (matsne.gov.ge)
• Law on the Legal Status of Aliens and Stateless Persons (matsne.gov.ge)
• Organic Law on Agricultural Land Ownership (matsne.gov.ge)
• NAPR: immovable property registration fees and terms
• NAPR: informational services fees
• NAPR: smart-contract registration service
• Public Service Development Agency: residence permits
• Revenue Service of Georgia: property tax
• National Bank of Georgia: official exchange rates (USD 1 = GEL 2.5949, valid from 7 November 2026)
• National Bank of Georgia: PTI and LTV requirements
• Geostat: Number of population as of 1 January 2026
• Geostat: Residential Property Price Index, III quarter of 2026
• Tbilisi City Hall: geography of the city
• Tbilisi City Hall: climate of Tbilisi
• Tbilisi City Hall: district heads and district administrations
• Tbilisi Transport Company: About page
• Tbilisi Transport Company: standard tariff
• Tbilisi Transport Company: Metromoney card
• Hague Conference on Private International Law: Apostille Convention status table
• Georgian National Tourism Administration: Abanotubani in Tbilisi
• Georgian National Tourism Administration: Old Tbilisi
• Wikipedia: Krtsanisi District
• OpenStreetMap: copyright and data licence (landmark coordinates)
• Project OSRM: routing service used for road distances

This is not legal, tax or financial advice.