Wyndham Grand Residences Batumi Gonio Aqua | Batumi | Georgia

Wyndham Grand Residences Batumi Gonio Aqua is a branded beachfront residence on the Gonio coast, south of Batumi. Our reference is AG1007, the completion year on file is 2025, and the published price is from $4,313 per square metre for units from 31.2 m².

That per-square-metre basis is unusual on our list and it is the single most important thing to understand about this project, because it makes Gonio Aqua look cheaper than it is. This page converts it into the numbers you actually decide on: what the entry ticket really costs, where it sits against every other Georgian project we hold, and whether it clears the residency line.

The headline number, converted

A price quoted per square metre is not a price. Multiply it out:

So the smallest apartment here lands at roughly 90% of the residency threshold — close, but short. And the gap is small enough to be actionable: at this price, 3.6 m² more floor area clears it. If residency is part of your reason for buying, that single sentence is the most useful thing on this page. Ask for a unit of 35 m² or larger and get the appraised value confirmed in writing before you reserve.

Where $4,313 per m² sits on our Georgian list

We hold twelve Georgian projects, all on the Batumi coast. Putting every one on the same per-square-metre axis — deriving it where a project quotes a total ticket instead — produces an uncomfortable result for this listing.

Gonio Aqua is the most expensive square metre we sell in Georgia. It is 4.1 times the cheapest project on the list, 86% above the next-dearest Wyndham release at Gonio, and roughly double the dearest non-branded tower in central Batumi.

We are the agent selling it and we are still going to say that plainly, because the number only makes sense if you know what you are paying the premium for. It is not a better sea view than the project next door. It is a brand, a management operation and a beachfront plot — and whether those are worth double is a judgement you should make with the figure in front of you rather than after.

The four Wyndham releases at Gonio, side by side

Buyers regularly conflate these. They are four separate releases on the same stretch of coast, sold at four different prices.

Two things follow. Aqua carries the highest price and the smallest published entry unit of the four, which is why its ticket lands near the residency line while Rivera’s 130–150 m² apartments clear it comfortably. And if the Wyndham brand is what you are buying, three cheaper ways to own it sit on the same coastline.

What the Wyndham name actually is

Marketing for this project — including the previous version of this page — described Wyndham as “9,000+ properties in over 95 countries”. That overstates it. Wyndham’s own investor relations page gives the figures:

Those are real numbers and they are published by the company, not by us — you can check them on the Wyndham investor information page. The correction matters because the brand premium is most of what you are paying for here, so it is worth knowing its actual scale rather than a rounded-up version.

The distinction buyers most often miss: Wyndham is a franchising company. It does not typically own or build these residences. A local developer builds and sells; the Wyndham name and operating standards are licensed in. That is normal in branded residences worldwide and it is not a criticism — but it means the questions that matter are about the developer and the licence term, not about Wyndham’s balance sheet.

Where Gonio actually is

Measured from the coordinates on this listing:

Being 6 km from an international airport is a genuine advantage for a rental asset — arriving guests are fifteen minutes from the door. Being 11 km from the city is the trade-off. Gonio is a beach strip, not a town: quieter, cleaner and lower-rise than the Batumi seafront, with far less within walking distance. A car is effectively required outside summer.

The proximity to the Turkish border cuts both ways. It brings cross-border weekend demand, and it also means your rental market is partly exposed to border policy and the Turkish lira, neither of which you control.

What is published about the building — and what is not

The bottom three rows decide your return and none of them is in the listing. On a branded residence they matter more than usual, because brand-standard operation is expensive to maintain and that cost lands on owners through the service charge. Our guide to how service charges are structured and what they leave out covers the pattern; the specific figure here has to come from the developer in writing.

Branded residences: what the premium buys, honestly

A branded residence charges more than an equivalent unbranded unit on the same street. Internationally that premium typically runs somewhere between 20% and 40%. Here it is closer to 90% over the next Wyndham release and about 100% over the dearest non-branded tower in central Batumi.

What you get for it is real but specific:

• Operational standards — housekeeping, front desk, maintenance run to a defined specification rather than a local manager’s discretion.
• Distribution — access to a booking network of roughly 8,400 hotels, which matters most in shoulder season when independent listings struggle.
• Resale legibility — a recognised name is easier to sell to a foreign buyer who has never visited Batumi.
• Exit liquidity — in a market this thin, that is not nothing.

What it does not do is guarantee occupancy, and it does not protect you from the licence being renegotiated or lapsing. Ask how long the Wyndham licence runs and what happens to the building’s name and management if it is not renewed. That question is rarely asked and it is the one that determines whether the premium you paid survives to resale.

What Georgia charges you in tax

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

A flat 5% on residential rent and 5% on the gain is genuinely low by European standards. The trap on a property at this price point is the GEL 100,000 twelve-month threshold: a $134,000 beachfront apartment let nightly through a hotel-branded programme can approach it faster than owners expect, and crossing it changes the economics. Rates and conditions are set out in the PwC summary of Georgian personal income tax. Take local advice on your own position rather than relying on any agent’s summary, this one included.

Residency: the closest near-miss on our Georgian list

Georgia has offered a temporary residence permit to foreign buyers of non-agricultural property since 2019. For six years the qualifying value was $100,000. From 1 March 2026 it is $150,000, a fifty per cent rise under amendments passed in June 2025.

At $4,313 per m², 34.8 m² is the number to remember. Below it you are buying an apartment; at or above it you are buying an apartment and an immigration option for your whole household, with no stay requirement and no language exam. Of everything we sell in Georgia, this is the project where the threshold is closest to being met by accident — which is exactly why it is worth being deliberate about.

Two cautions. The qualifying figure is set by an accredited appraiser, and an appraisal can come in below what you paid, so clearing $150,000 on the invoice does not automatically clear it on the valuation. And immigration rules move: the threshold has risen three times. Confirm the position at the date you apply. The change is documented in the June 2025 amendments, and our Georgian residency guide covers the process.

Foreign ownership: what you can and cannot own

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 Public Registry, often the same day, and transaction costs are among the lowest in the region.

The restriction is on agricultural land, which non-citizens generally cannot own. A beachfront apartment is unaffected, but it is worth knowing if your plans later extend to land.

Buying costs and process

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 more detail.

Currency: priced in dollars, earned in lari

This listing is denominated in USD. Rental income arrives in GEL and the service charge is billed in GEL. If the lari weakens against the dollar, your dollar-denominated asset holds its headline value while your lari income buys fewer dollars — the yield falls without the property doing anything wrong. Finance from a third currency and you carry two exposures rather than one.

Seasonality, and why a beach strip amplifies it

Batumi’s demand concentrates in summer. Gonio concentrates it further: it is a beach destination with a fortress and a pebble shoreline, not a city with year-round business travel. A central Batumi studio can find winter tenants among students and remote workers. A Gonio beachfront apartment 11 km from the city has a much thinner off-season market.

That is not an argument against buying — it is an argument for modelling the year honestly. An annualised occupancy figure smooths a very peaked curve into one comfortable number, and your cash flow does not arrive smoothed. If income is servicing borrowing, the winter months are where the plan is tested.

Who this suits

Gonio or central Batumi? The decision behind the decision

Almost every buyer looking at this project is also looking at a tower on the Batumi seafront. They are different assets with different risks, and the per-metre gap between them is large enough that the choice deserves stating plainly.

Read that table honestly and it does not produce a single winner. Central Batumi buys you a cheaper ticket, a cheaper square metre and a longer season, at the cost of competing against several hundred near-identical studios on the same booking platforms. Gonio buys you scarcity, quiet and a branded operation, at roughly double the price per metre and a sharper seasonal curve.

The one place Gonio Aqua wins outright is the residency arithmetic. A central Batumi studio at $65,000 reaches 43% of the threshold; you would need to buy two and hope the combined appraisal lands right. One Gonio Aqua apartment of 35 m² clears it on its own. If the permit is the objective rather than the yield, that changes the calculation entirely — and it is the reason to consider paying the premium here rather than treating it as simply expensive.

What happens after you buy, month by month

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

In the first weeks you register title at the Public Registry. This is genuinely the easy part of buying in Georgia — often same-day, with a small state fee, needing your passport and the contract. If you are pursuing residency you will also commission an accredited appraisal, which is a separate exercise from the price you paid and can come in lower than you expect. On a purchase sized deliberately to clear $150,000, that gap is the risk to plan for: leave headroom rather than buying exactly at the line.

Then the running costs begin, whether or not the apartment is earning. The service charge is billed regardless of occupancy, and on a brand-standard building with a pool, gym and sauna it is the largest single deduction from your return. Utilities in an empty unit are small but not zero. If you join the rental programme, the operator’s share is typically a percentage of collected revenue — which sounds aligned until you notice that the months with no revenue still carry the service charge in full.

Then seasonality does the rest. A Gonio beachfront apartment can run at very high occupancy in July and August and sit close to empty from November to March. An annualised figure smooths that into one comfortable number; your bank account receives it unsmoothed. Owners who plan for this treat the summer as the whole year’s income and the winter as a cost centre, which is the correct mental model for a beach strip.

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

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 anybody’s forecast being right. Low transaction costs, 5% on rent, 5% on the gain, same-day registration and no minimum stay for residency is a real combination that compares well with any market we sell.

What Georgia asks in return is tolerance of a short season and a shallow resale market. Batumi is a city of roughly 170,000 people whose property demand is driven substantially by foreign buyers and summer visitors. That is fine if you are buying for a decade; it is uncomfortable if you may need to sell quickly in February. A branded, recognisable name genuinely helps on that exit — which is the strongest practical argument for the premium this project charges, and a better reason to pay it than the marketing one.

Verifying a branded project before you commit

The completion year on file for this project is 2025, which means it should be finished or close to it. That is worth confirming rather than assuming, because a branded residence has two completion states that are easy to conflate: the building can be structurally complete and handed over while the branded operation — the front desk, the housekeeping standard, the booking integration — is not yet running. You can own a finished apartment in a building that is not yet delivering the service you paid the premium for.

Three checks settle it. Ask whether the hotel management agreement is signed and active, not merely agreed in principle. Ask whether the amenities listed — pool, gym, sauna — are open, since these are frequently the last elements delivered and the first to be value-engineered when a project runs tight. And ask for the current occupancy or booking figures if the operation is already trading, because a building in its second season has a real record rather than a projection.

The listing carries a project video, which is useful for the setting and the finish level but shows you the developer’s chosen angles. If you can, visit outside July and August. A beach strip in high summer tells you almost nothing about what you are buying, because everything looks busy in August. February is the honest month for Gonio, and an afternoon there will tell you more about your winter occupancy than any brochure.

Risks specific to this purchase

• Price is quoted per m², not per apartment. The real ticket is ≈$134,566 and the listing never says so.
• Dearest square metre on our Georgian list — 4.1× the cheapest, 86% above the next Wyndham release.
• Entry unit misses the residency threshold by ≈$15,434 while appearing to be a large purchase.
• Service charge unpublished — decisive on a brand-standard operation.
• Rental programme terms unpublished — including whether participation is compulsory.
• Brand licence term unpublished — the premium depends on it surviving.
• Sharp seasonality on a beach strip 11 km from the city.
• Currency mismatch — USD price, GEL income.
• Completion year on file is 2025 — confirm the current handover position directly.

Questions to ask before you reserve

• What is the price of a specific apartment — floor, exact m², aspect — not the per-metre rate?
• What is the largest available unit, and what does it cost in total?
• What will the appraised value be for residency purposes?
• What is the service charge per m², and what does it exclude?
• How long does the Wyndham licence run, and what happens if it is not renewed?
• Am I required to join the rental programme, and can I sell with vacant possession?
• What split does the operator take, and is it of gross or net revenue?
• Is the building complete, and what secures any staged payments?

Who is selling this to you

We are Uinvest Group and we are the agent on this listing. That is precisely why this page states that Gonio Aqua is the most expensive square metre we sell in Georgia, corrects the brand figures the old copy overstated, and points you at three cheaper Wyndham releases on the same coast. You can reach us through the contact page, and our guide to living in Georgia as a foreigner covers costs beyond the purchase.

Frequently asked questions

How much does an apartment at Wyndham Gonio Aqua cost? Pricing is published per square metre, from $4,313. The smallest unit on file is 31.2 m², which puts the entry ticket at roughly $134,566. Ask for a specific apartment’s total price in writing.

Does buying here give me Georgian residency? Not at the entry size. Since 1 March 2026 the threshold is $150,000 by accredited appraisal. At $4,313 per m² you need about 34.8 m² to clear it — roughly 3.6 m² more than the smallest published unit.

Is this the cheapest Wyndham at Gonio? No, it is the dearest of four. Gonio Villas is $2,257 per m², Rivera $3,085 and Family Club $3,657.

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%. Above GEL 100,000 of turnover in twelve months, VAT registration applies.

Does Wyndham own the building? No. Wyndham is a hotel franchising company of roughly 8,400 hotels; the name and operating standards are licensed to a local developer. Ask about the licence term.

How far is it from Batumi? 11.1 km from the city centre, 6.0 km from the airport and 4.6 km from the Turkish border at Sarpi.

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