Orbi City Batumi: Unit Totals and Sources Guide (2026)

Orbi City Batumi is a hotel-managed apartment complex with a shopping podium on Sherif Khimshiashvili Street, next to Heroes Alley and the seafront, which the developer Orbi Group describes as five towers and which other sources describe with different unit totals, floor counts and delivery states.

This guide to Orbi City Batumi sets the developer’s pages beside Korter, Wikipedia, the architects’ pages and older listings in dated tables, so that every figure appears with its source. It does not choose between conflicting figures. Where the developer’s page prints nothing, for example a price, a payment plan or a handover date, the guide says so in a neutral clause and lists what to request in writing. Background on the district and on Georgian registration, tax and residence rules comes from official sources.

Overview of Orbi City Batumi

The developer’s project page, read on 9 November 2026, places the complex in the central area of Batumi near the Black Sea coastline and next to Heroes Alley. Its headline figures are 5 towers, 55 floors, 10,800 units and a total project area of 1,200,000 m², of which 200,000 m² is infrastructure: shopping and entertainment areas, cafes and restaurants.

It adds that hotel units occupy 45 floors, that the podium houses a shopping mall, and that apartments measure 27 to 79 m², either furnished and ready to move into or unfinished (white-frame).

The facilities listed are restaurants and cafes, a conference hall and offices, parking, a spa and swimming pools, an event hall, a shopping mall and a casino. A management company is described as running round-the-clock service, housekeeping and maintenance, legal and tax support, tenant management and seasonal operations. The page names no operator for these services and does not say which of them fall inside a service charge.

The complex is therefore a different product from a conventional residential block. The apartments sit in a complex that also operates as a hotel under the group’s own Orbi Hotels brand, which lists a hotel at 7b Khimshiashvili Street, and section 6 sets out how the developer describes that structure. The Orbi City Mall in the podium has its own listing on this site, Orbi City Mall Batumi, and is treated here only as context.

The project page does not print a price, a payment plan, a delivery status or handover date, a list of towers or blocks, or the entity that signs the sale contract. Korter, a property portal, adds that four of five houses are delivered and the last is due in Q4 2026, and a price per m² “from $3,500”, both as shown on 3 November 2026. The page also carries marketing statements about the project’s appeal; this guide does not restate them.

Unit types, sizes and price points

Three sources describe sizes, and each uses its own labels. The developer gives one range for all apartments. Korter gives a range in its characteristics block and a different list of layouts further up the same page. The hotel operator’s room list describes rooms booked by guests and is not a sale list, but its three categories show which sizes the complex operates as hotel units.

The ranges overlap but do not match. The developer’s upper limit of 79 m² is 1 m² above Korter’s characteristics block and 33 m² below Korter’s three-room layout of 112 m², which appears in one source only. Korter’s own page holds two different ranges (28 to 78 and 30 to 112), so the two blocks may refer to different sets of units, which the page does not explain. The operator’s three categories (30, 42 and 78 m²) fall inside the developer’s range.

Price information is thin. The developer prints none, and Korter prints a per-m² floor but shows every layout as “price upon request”, so this guide does not multiply the floor by a size to produce a unit price. The Galt and Taggart figures in the table, from its Batumi quarterly report of 14 August 2026, are averages of turnkey apartments on the primary market by zone. The report does not name Orbi City, so they are context and not a benchmark for this complex.

The two kinds of figure are not like for like: one is a starting rate in an offer listing for a hotel-managed complex, the other an average across many projects. The older listing’s range dates from 2018. For the district’s wider price picture, see the guide to apartment prices per square metre in Batumi.

Location of Orbi City Batumi: Khimshiashvili Street, Heroes Alley and the seafront

The developer’s English page puts the complex next to Heroes Alley, in Batumi’s main tourist area. The Russian page of the developer says “just 50 metres from the beach”; the English page says only “near the Black Sea coastline”. Korter lists 150 m to the sea in its characteristics and calls it “a quick, easy walk”. An architectural supplier’s 2021 article on the “Orbi Twin Towers” gives 70 m, and an older listing gives 150 m. None of the sources says where the distance is measured from.

Heroes Alley is a public promenade. The Municipal Development Fund reported on 6 June 2024 that the rehabilitation of the Zhiuli Shartava Alley of Heroes, 1 km long and adjacent to the city’s new central stadium, was complete, with three pedestrian bridges linking sections of the alley and connecting the boulevard with the beach. The Batumi Boulevard administration describes the older seafront boulevard as a seven-kilometre promenade with four historic alleys, and its history page dates the park to 1881.

Batumi is the capital of the Autonomous Republic of Adjara. Geostat’s population release estimates Adjara at 413.2 thousand people on 1 January 2026, 10.5% of Georgia’s 3,941.1 thousand (calculated). The 2024 census results counted 235,668 people in the city of Batumi, 54.2% more than in 2014, the biggest rise the census release reports for a city. The airport operator United Airports of Georgia reports that Batumi airport served 951,760 passengers in 2024, with terminal expansion completed in 2021 for up to 1.2 million.

Korter’s description adds local detail, attributed to Korter: the nearest public transport stop 250 m away with bus routes 1, 2, 2a, 3, 4, 10, 10a, 13 and 14 and minibuses 24, 31 and 32, Ardagani Lake Park nearby, the Batumi Sea Port and the Argo cable car within 3 km, and the airport under 10 km. The table sets those statements beside distances this guide calculated on 9 November 2026 from OpenStreetMap data, using the coordinates of the object tagged “Orbi City” as the complex centre.

The calculated figures differ from Korter’s “within 3 km” for the port and the cable car: from the coordinates used here, the port is 3.9 km in a straight line and the cable car 3.1 km. The coordinates are approximate and mark a point in a large site, and Korter does not say what it measured, so neither side is corrected. Road times are free-flow estimates without traffic, which makes them lower bounds for busy summer days.

For the wider setting, the Batumi city page lists projects across the city and the Georgia country page gives the national context. The guide to short-term rental in Batumi covers the rules for letting by the night as a neutral reference and makes no statement about this complex.

Towers, floors and unit totals: what each source prints

The scale of the complex is the first thing a buyer checks, and the sources give five incompatible unit totals. The table lists each with its date and wording. Nothing here is corrected: the developer’s own pages print three different figures between them, and the portal and older sources print three more.

Reading a total needs three questions. First, what is counted: the English page says “units” and the Russian page says “rooms”, and the sources do not say whether a figure covers every key in the complex, the apartments sold to individual owners, or both. Second, which buildings are included, since the totals come with 5 towers, 5 houses, 3 towers or 2 towers. Third, as of when, because the two oldest figures predate the latest building.

Some arithmetic helps to test a total, though it settles nothing. The developer’s 10,800 units over its 5 towers is 2,160 a tower, and if the hotel units occupy 45 floors that is 48 a floor.

Korter’s 6,000 over 5 houses of 45 floors is 1,200 a house, or 26.7 a floor, and the homepage’s 11,500 is 2,300 a tower. The 1,000,000 m² left after the 200,000 m² of infrastructure, divided by 10,800, is 92.6 m² a unit, more than the largest printed apartment of 79 m², so the total-area figure cannot be a sum of apartment areas alone.

A 160 m building with 55 floors averages 2.91 m a floor; with 45 floors the average is 3.56 m. The sources do not say whether the height includes a crown or technical levels, so the arithmetic does not decide between 45 and 55, and the developer’s pages do not say how the 45 hotel floors relate to the 55 floors. Aerial photographs in the developer’s gallery show three tall towers, the number Wikipedia lists, though the pictures do not show every building of a large site.

Korter breaks the complex into houses with their own addresses and states. The listing below is Korter’s, as shown on 3 November 2026. It does not map its blocks onto Wikipedia’s entries, and neither does this guide: Wikipedia has no entry named D2 or C2, and Korter’s page does not say how C2 relates to C.

Addresses vary beyond the block list. The developer’s commercial real estate page gives 7 Khimshiashvili Street, Korter’s description text says 9 Sherif Khimshiashvili Street, the hotel operator gives 7b, and the supplier’s article says Khimshiashvili avenue. Korter also lists five cadastral numbers for the project: 05.24.05.237, 05.24.05.218, 05.24.05.246, 05.24.05.305 and 05.24.05.222. A cadastral code is what the Public Registry uses, so asking which code belongs to the unit is the surest way to tie a unit to a building.

One more document concerns the site. Chapman Taylor, an architecture studio, published on 17 July 2025 that it is designing a mixed-use destination for Orbi Group in Batumi and has worked from concept to scheme design since late 2024. Its project page is titled “ORBI City”, lists the status as concept design and gives a gross built area of 126,139 m².

Neither its news item nor its project page says whether the scheme is the existing complex, an extension or a neighbouring site, so the areas are shown as printed.

Price, payment, handover and finish: what each source prints

The developer’s project page leaves price, payment, handover and legal entity blank, so the table sets the other sources beside it. The developer’s FAQ page is a general page for all its projects, not for this complex; it names payment options in general terms and leaves the details to sales managers. Korter’s statements are Korter’s, as of 3 November 2026.

Two entries sit side by side without being reconciled. The general FAQ lists an interest-free instalment plan among the options for the group’s projects, and Korter reports that the developer’s representatives say this complex does not use instalments. Which statement applies to a given unit depends on the block and the sales terms in force, and only the sale contract settles it.

For a block that is delivered, the usual paper trail is a title registered in the buyer’s name and a cadastral code that matches the building. For C2, the block Korter lists as due in Q4 2026, the contract should fix the handover date, the payment schedule and the owner’s position until registration. The guide to off-plan purchases in Batumi explains staged purchases in general terms.

Hotel-managed apartments and shared-building rules

The developer describes ownership as a hotel-style arrangement without giving contract terms. The project page says the management company “handles all aspects of property management and maintenance”. It lists four services: round-the-clock service with housekeeping and maintenance for apartments and common areas, together with security; legal support covering tax matters, reporting and compliance; tenant management covering placement, check-ins and check-outs and communication with guests; and seasonal operations.

The general FAQ adds that the group offers property management services, with terms and pricing given by a manager. Chapman Taylor’s description of its scheme refers to combining “hotel-style amenities with long-term ownership models” in Orbi Group’s vision. The hotel operator’s page lists a hotel at 7b Khimshiashvili Street, and its guest reviews dated 2023 refer to Block A. Beyond these descriptions the pages print no management agreement, fee basis or term.

Georgia has a statute for the shared parts of a building that holds several privately owned apartments: the Law on Homeowners’ Associations, No. 5277 of 11 July 2007. The English text on matsne.gov.ge lists consolidated publications up to 15 July 2020, and this guide found no later edition there on 9 November 2026. The law applies to owners of residential or non-residential spaces in an apartment building, and the table sets out the provisions most relevant to a buyer.

The statute does not decide how a hotel operator’s rights fit with owners’ rights in a complex of this kind. That depends on the charter, the management agreement and the registry entries, which is why section 9 asks for them. The law’s text is general and does not mention hotel apartments.

Buying in Georgia in brief

The Civil Code sets the legal frame. Under Article 183 of the Civil Code, a transfer of immovable property needs a written transaction and entry of the buyer’s right in the Public Registry. Foreign buyers are covered in the guide on whether foreigners can buy property in Georgia, and the order of steps in how to buy property in Georgia.

The National Agency of Public Registry (NAPR) publishes its fees online, converted below at the National Bank’s official rate of GEL 2.5949 per USD for 9 November 2026.

NAPR’s fee page lists registration of a change in the right to immovable property at GEL 150 within 4 working days, GEL 270 within 1 working day and GEL 350 on the day of filing. That is about USD 58, 104 and 135.

The informational services page lists an extract at GEL 20 for one working day or GEL 13 online, GEL 75 or GEL 52 on the day of filing, each with a GEL 26 supplement for an English extract, and a certificate of public-law restrictions at GEL 9 for one working day.

NAPR also runs a smart-contract service that registers immovable property rights online in a virtual meeting; the booking asks for the cadastral code. A buyer who signs abroad usually needs foreign documents legalised, and the Hague Conference status table shows Georgia as a party to the Apostille Convention, in force from 14 May 2007. The guide on buying property in Georgia from abroad covers that route.

The sequence differs by block. For a delivered block the buyer deals with an existing building and registry entries. For the block Korter lists as under construction, the seller’s contract has to fix what is paid when and when ownership is registered, and a buyer should not rely on any portal’s wording for that.

Tax, residence permit and mortgage rules for an owner

The Tax Code, in English on matsne.gov.ge, is the source for the taxes an individual owner faces. Article 6(5) lists the national taxes as income tax, profit tax, VAT, excise tax and import duty, and Article 6(6) makes property tax a local tax. No national tax on acquiring real estate is listed, which matches the developer’s general FAQ statement that Georgia has no property purchase tax.

Property tax changed on 30 September 2026 with Law No. 1874. Article 202(5) now sets the rate on a natural person’s taxable property other than land at not less than 0.8% and not more than 1% of market value at the end of the previous year, and Article 206(1)(a) exempts it when the family’s income in the previous year did not exceed GEL 100,000, about USD 38,537. The EY tax brief for July to September 2026 reports the same change and the earlier threshold of GEL 40,000.

Every GEL 100,000 of market value therefore carries GEL 800 to 1,000 of annual tax above the threshold.

The Revenue Service sets the calendar: return by 1 November, payment by 15 November, moved to the next working day when either falls on a day off. Article 202(9) calculates the tax in proportion to the time the property was owned in the year. The property tax guide sets out the declaration steps.

Article 81(2) taxes at 5% rent from residential space let for residential purposes where no deductions are made, and Article 82(1)(f.a) exempts the surplus on a sale of a residential apartment owned for more than two years. How income from hotel-style stays is classified is not answered by those articles, and is a question for the Revenue Service or an adviser.

For residence, the Public Service Development Agency describes a short-term permit for an alien holding title to non-agricultural immovable property with a market value exceeding USD 150,000 equivalent in GEL, established by a certified assessor. The Law on the Legal Status of Aliens, Article 15(j), uses the same wording. At the National Bank’s rate of 2.5949 the threshold is GEL 389,235.

Because no unit price is printed, no unit can be said to pass or fall short; the test is the assessor’s valuation, not the contract price. The residence permit guide explains the process.

On financing, the developer prints no mortgage arrangement, and Korter names one bank for mortgages on this complex. The National Bank’s PTI and LTV page sets the limits above for every lender, and which banks lend to non-residents and on which terms is each bank’s policy. The mortgage guide compares published bank terms.

Documents to request in writing before reserving

The developer’s page prints little of what a purchase depends on, so the list below is the normal set of documents to request for a unit in a large complex. Each item can be answered by the seller and checked against the registry.

1. The block, tower, floor and unit number, its address (7, 7b or 7d Khimshiashvili Street) and its cadastral code, matched to a Public Registry extract.
2. A price list with unit numbers, stating the area on the interior alone and on the interior plus balcony, the finish (furnished or white-frame) and what the price includes.
3. The delivery state of the block and, if it is not delivered, the handover date in the contract and the consequence of a missed date.
4. The full legal name and registration details of the entity that signs the sale contract.
5. The permits for the block, and for a delivered block the document confirming that it has been accepted for use.
6. The payment schedule with dates, amounts and currency, and bank or escrow details in writing with the account holder’s name.
7. The management agreement: whether it is optional or required, its term, the fee basis, the owner’s right to use the unit, and the termination terms.
8. The homeowners’ association charter, the service-charge schedule and a statement of no arrears, and confirmation that no debt entry, mortgage or public-law restriction is registered against the unit.
9. Which facilities in the list (pools, spa, parking, conference hall, event hall) exist, who owns and operates each, and whether owners may use them and at what fee.
10. The unit total and the number of buildings that the seller’s own documents refer to, with the date of the document.

How Orbi City Batumi compares with the other Orbi projects

The table lists all six Orbi Group projects on this site, with what each project’s sources publish. Within the group, the unit total printed for Orbi City Batumi, 10,800 on the developer’s page, is more than six times the 1,700 printed for Orbi Continental, and it is the only residential project in the table with blocks reported as delivered. The rows do not rank one project above another.

The rows differ in stage more than in any other respect: one complex with delivered blocks, three under construction, and two announced only as coming soon. The Batumi projects are in different parts of the city, so the Batumi city page is the place to see them together. Market context for Georgia as a whole is on the Georgia country page.

Orbi Group (developer)

Orbi Group presents itself on orbi.ge as a real estate developer in Georgia and Europe specialising in investment properties, with project pages for its Batumi and Tbilisi developments and a hotel brand, Orbi Hotels. The About page prints scale figures for completed space, offices, staff and visitors; they are the developer’s own statements and are not restated here. Its contact section lists offices in Tbilisi and Batumi, Frankfurt, Warsaw, Astana and Almaty, Istanbul, Baku and Moscow.

Two portals give independent description. Korter’s developer page says “Constructed since 1998”, and on 9 November 2026 listed 7 current and 14 completed projects. HomeRadar’s developer page also prints 1998 as the founding year. The developer’s pages do not name the legal entity that signs sale contracts for a unit here, so that is an item for the reservation (section 9).

Frequently asked questions

What is Orbi City Batumi?

Orbi City Batumi is a complex on Sherif Khimshiashvili Street in Batumi by the developer Orbi Group. The developer describes five towers of 55 floors, hotel units on 45 floors, a shopping mall in the podium and apartments of 27 to 79 m², furnished or white-frame. Korter describes five houses of 45 floors. The complex also runs as a hotel under the Orbi Hotels brand, and a management company is described for the apartments.

How many units does the complex have?

The sources print 10,800 (developer project page), 11,500 (developer homepage), more than 10,000 (developer mall page), 6,000 (Korter), 5,000 (a 2021 supplier article) and 4,500 (a 2018 listing). They are not reconciled in this guide. The English page says units and the Russian page says rooms, so a buyer should ask what the seller’s document counts, in which buildings and as of what date.

Where is Orbi City Batumi and how far is the sea?

The complex is on Sherif Khimshiashvili Street, next to Heroes Alley. The street number appears as 7, 7b, 7d and 9 in different places. The developer’s Russian page gives 50 m to the beach, Korter 150 m and a 2021 supplier article 70 m. The developer’s English page gives no figure, and none of the sources says where the distance is measured from.

Is the complex finished?

The developer’s page prints no status. Korter, as of 3 November 2026, lists 4 of 5 houses as delivered and one, block C2, as under construction with completion in Q4 2026. Wikipedia lists Orbi City A and C with 2019 and D with 2024. Because the sources describe the blocks differently, a buyer should ask which block holds the unit and obtain its delivery document.

What do apartments cost?

The developer prints no unit price. Korter prints a price per m² “from $3,500” and shows each layout as price upon request. This guide does not multiply the rate by a size. An older listing from 2018 printed USD 1,400 to 1,700 per m² and is not current. The price list with unit numbers, in writing, is the document that settles the price.

What sizes are available?

The developer gives 27 to 79 m². Korter gives 28 to 78 m² in its characteristics and a layouts list of studios at 30 to 34 m², two-room at 46 to 97 m² and three-room at 112 m². The hotel operator lists rooms of 30, 42 and 78 m². Before comparing any of these figures, a buyer should ask whether the quoted area includes the balcony.

How is a unit managed?

The developer’s page describes a management company that provides round-the-clock service, housekeeping and maintenance, legal and tax support, tenant management and seasonal operations. It prints no fee, term or agreement. Whether a management agreement is optional, and how it relates to the owners’ association, are questions for the seller. The general FAQ says management terms and prices are given by a manager.

Can a foreigner buy at Orbi City Batumi and how is ownership registered?

Under Article 183 of the Civil Code the acquirer’s ownership right must be registered in the Public Registry, and the transaction must be in writing. NAPR lists GEL 150 for four working days, GEL 270 for one and GEL 350 on the day of filing, about USD 58 to 135 at 2.5949. An apartment is not agricultural land, the category that the Organic Law on Agricultural Land Ownership limits for foreigners in Article 4. Notary and other professional fees are separate.

Does a purchase qualify for a residence permit?

A short-term permit is available to a foreigner holding non-agricultural property with a market value exceeding USD 150,000 equivalent in GEL, set by a certified assessor, according to the Public Service Development Agency. At 2.5949 that is GEL 389,235. As the developer prints no unit price, no unit can be said to meet the threshold; the assessor’s valuation decides, not the contract price.

Which taxes can an owner face?

Since 30 September 2026 the Tax Code exempts an individual’s non-land property from property tax when the family’s previous-year income did not exceed GEL 100,000, and above that sets 0.8% to 1% of market value. Residential rent is taxed at 5% when no deductions are made, and the surplus on an apartment owned more than two years is exempt on sale. Hotel-style income is a point to confirm with the Revenue Service.

Sources and last check

Last checked: 9 November 2026. Sources:

• Orbi Group: Orbi City project page (English)
• Orbi Group: Orbi City project page (Russian)
• Orbi Group: home page
• Orbi Group: Orbi City Mall project page
• Orbi Group: commercial real estate page
• Orbi Group: frequently asked questions
• Orbi Group: About page
• Korter: Orbi City, Batumi (prices and availability as of 3 November 2026)
• Korter: Orbi Group developer page
• HomeRadar: Orbi Group developer page
• Wikipedia: List of tallest buildings in Georgia (edited 8 November 2026)
• Chapman Taylor: ORBI City project page
• Chapman Taylor: news item of 17 July 2025
• Orbi Hotels: Orbi City hotel page
• Alumil: The spectacular Orbi Twin Towers project in Batumi (27 February 2021)
• geoln.com: Orbi City listing (published 18 May 2018)
• Civil Code of Georgia, Article 183 (matsne.gov.ge)
• Tax Code of Georgia, English text (matsne.gov.ge)
• Law of Georgia on Homeowners’ Associations (matsne.gov.ge)
• Organic Law on Agricultural Land Ownership (matsne.gov.ge)
• Law on the Legal Status of Aliens and Stateless Persons (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, 9 November 2026)
• National Bank of Georgia: PTI and LTV requirements
• EY Georgia Tax and Law Brief, July to September 2026
• Geostat: Number of population as of 1 January 2026
• Geostat: Main results of the 2024 population census
• Galt and Taggart: Batumi Residential Real Estate, 2Q26 (14 August 2026)
• United Airports of Georgia: Batumi International Airport
• Batumi Boulevard: Today’s boulevard
• Batumi Boulevard: History of the boulevard
• Municipal Development Fund: Alley of Heroes rehabilitation (6 June 2024)
• Hague Conference on Private International Law: Apostille Convention status table
• OpenStreetMap: copyright and data licence (landmark coordinates)
• OpenStreetMap Nominatim: place search used for coordinates
• Project OSRM: routing service used for road distances

This is not legal, tax or financial advice.