X2 Bakuriani 4Rest: Completed Building Profile (2026)

X2 Bakuriani 4Rest is a completed resort-type residential complex at 32 K. Tsakadze Street in the mountain resort of Bakuriani, which the developer, X2 Development, lists as finished in 2022 (printed as 2022 / 06) and describes as four residential blocks at the foot of Kokhta Gora.

This information profile of X2 Bakuriani 4Rest reads the developer’s page and the listing sites Korter, Realting, Avezor and Geoln as they stood on 13 November 2026. The developer prints 214 apartments but no flat list, floor plan or USD price, and the sources disagree on the flat count. The profile shows each figure with its source and date, adds sourced facts on Bakuriani and the road to it, and covers what a buyer of a flat in a finished resort block needs to check.

X2 Bakuriani 4Rest: what the building is

On its project page, read in Georgian on 13 November 2026, x2.ge names the project Bakuriani 4Rest and calls it a resort-type residential complex (Georgian: რეზორტის ტიპის საცხოვრებელი კომპლექსი).

The page has no English or Russian version (those addresses return a not-found page), so the translations here are made from the Georgian text. It puts the complex at the foot of Kokhta Gora, at the edge of a coniferous forest, 500 metres from the “25-ers” ski track (Georgian: 25-იანების სასრიალო ტრასა) and near the Kokhta-Mitarbi road. The address is printed as K. Tsakadze St. #32 (Georgian: კ.წაქაძის ქ. #32).

The page lists four residential blocks, an open-type car park, a protected territory and a recreation zone with children’s play areas. Its facts block gives status completed, completion date 2022 / 06, five floors, 214 apartments and 40 parking places. It describes no finish and prints no floor plans or flat list.

Sources differ on basic points, so the table keeps them apart. The developer column is “per the developer (x2.ge, checked 13 November 2026)”; Korter’s figures carry the date its page gives, 21 October 2026.

The sources also give three different flat counts, which the next table sets side by side.

The 28 is the large number beside the page’s floor counter. A comment in the page code calls it, in Georgian, a temporary flat count written statically for the Bakuriani project. It is reported as printed and not used as a stock figure, and no source says which total describes the whole complex.

Status of X2 Bakuriani 4Rest today and price indications

The developer lists the building as completed. On 13 November 2026 its project page carried no flat-by-flat availability: the floor selector that other x2 pages use loads an empty floor list for this project. The profile therefore does not state how many flats X2 Bakuriani 4Rest has free.

The page carries a pop-up advertisement, seen on 13 November 2026, which in translation invites visitors to buy a flat in “the completed Bakuriani project” at GEL 2,140 per m², choosing from 38 m². It also carries a countdown, which is not reproduced here. The advertisement names no flat, block or total price.

The payment line in the facts block reads, in translation, “in-house 0% instalment until the end of 2025, with 30% participation” (Georgian: შიდა 0% განვადება 2025 წლის ბოლომდე, 30% თანამონაწილეობით). That end date had passed by 13 November 2026 and the page prints no later one, so the line is reported as printed and not as a current offer. It gives no number of months.

Korter, on data of 21 October 2026, lists developer apartments in two layouts and an instalment ladder. In the table, USD per m² for the x2.ge advertisement and GEL per m² for Korter are calculated at the National Bank of Georgia official rate for 13 November 2026, USD 1 = GEL 2.5935 (nbg.gov.ge), for comparison only.

The Geoln entry predates the 2022 completion and its date label is not explained; it is shown because it is still online.

Each “from” price is the layout’s smallest area times USD 850, the 50% row of the ladder; Korter does not say which option its headline uses. They are listing-site indications, not x2 prices or a quote for a flat. Both are below USD 150,000, while the residence-permit test in section 4 uses an assessed value, not an asking price.

Korter also shows a calculator with TBC Bank rates (from 7.4% nominal, 8.3% effective, linked to Term SOFR), with final figures set at credit approval. It is a portal calculator, and x2.ge names no bank.

Bakuriani and the road to it: district and access

Bakuriani is a ski resort and small town in the Borjomi municipality of the Samtskhe-Javakheti region. The Wikipedia article puts it at 1,700 metres above sea level on the northern slope of the Trialeti Range, 30 km from Borjomi. The Georgian National Tourism Administration page gives the same elevation and calls Bakuriani the country’s oldest winter resort. Geostat gives 1,909 residents for Borough Bakuriani on 1 January 2026.

The ski area has two parts, Didveli and Kokhta (also written Kokhta-Mitarbi). Wikipedia gives the maximum skiable altitude on Mount Kokhta as 2,269 metres and the highest lift at Didveli as 2,702 metres. The tourism administration names December to March as the main mountain-sports period and counts twenty-three ski routes. The complex is on the Kokhta side, at the “foot of Kokhta Gora” in the developer’s words.

Korter says shops, restaurants, a medical centre and a pharmacy lie within a five-minute drive, naming Bakuriani Central Park, Nikora, Spar and PSP Pharmacy; these portal statements were not checked on site.

The Tbilisi figures come from different methods and are not set against each other; the routing estimates are free-flow figures that do not allow for winter conditions.

The narrow-gauge Borjomi–Bakuriani railway, known as the “Kukushka”, covers 37 km according to the tourism administration. Georgia Today reported on 8 April 2026 that the line had been idle since 2020 and was planned to resume in January 2027, and on 9 October 2026 that the economy minister expected it to resume in December. Neither gives a timetable, so the line is not counted as an access route here.

The Bakuriani city page lists the Bakuriani properties on this site, and the Tbilisi city page is the nearby-capital reference.

Buying a flat in a completed building in a Georgian resort town

A flat in a finished Bakuriani block is bought under the same law as any Georgian flat. Article 183 of the Civil Code makes a written contract and registration of the buyer in the Public Registry the route to ownership, and Article 312 treats register entries as accurate until disproved. The Georgia guides on foreign buyers and the buying process give the general sequence.

A mountain location adds a question about land. The Organic Law on Agricultural Land Ownership defines agricultural land as pasture, hayfield, arable or homestead land used or usable for farming, with or without buildings, and limits ownership by aliens. A flat is not agricultural land, but a chalet or plot in a mountain settlement can be, so the land category on the extract matters whenever land is part of the purchase.

The Hague Conference status table shows the Apostille Convention in force for Georgia since 14 May 2007, which supports a legalised power of attorney for a buyer abroad.

Individual property tax changed under Law of Georgia 1874 of 30 September 2026, the latest amendment the Tax Code on matsne.gov.ge lists. A natural person’s taxable property other than land is exempt where family income in the previous year did not exceed GEL 100,000 (Article 206(1)(a)); above that, Article 202(5) sets 0.8 to 1 percent of the previous year-end market value. Per the EY Georgia brief, the earlier threshold was GEL 40,000.

Returns are due by 1 November (Article 205(12)); filing is covered by the Revenue Service and the property tax guide.

A seller’s surplus on a residential apartment is taxed at 5 percent (Article 81(3)), and Article 82(1)(f.a) exempts it after more than two years of ownership. For residence, the Public Service Development Agency describes a short-term permit for an alien holding non-agricultural property with a market value exceeding USD 150,000 equivalent in lari, set by an accredited assessor; the Law on the Legal Status of Aliens words it the same way. The residence permit guide lists the steps.

The National Bank of Georgia sets a loan-to-value limit of 90 percent for lari loans and 70 percent for foreign-currency loans, plus payment-to-income limits. Non-resident terms differ by bank; the mortgage guide gives background.

About the developer: X2 Development

X2 Development says on its About page (Georgian) that it was founded in 2014, that build quality, resilience and innovation are its priorities, and that it uses energy-efficient building materials and high-quality windows and doors. These are the company’s own statements; Korter also gives 2014.

The project counts differ by page. The About text says 5 completed, 6 ongoing and 5 planned projects, while the projects page lists 4 current and 6 completed ones, with Bakuriani 4Rest among the completed. No total is stated here. The head office is printed on the Contact page as Zhiuli Shartava St #29, Tbilisi.

An Entrepreneur Georgia article of 23 October 2019 names four Bakuriani projects in the company’s pipeline, including Bakuriani 4rest, and names four founders. x2.ge does not name the legal entity that signs sale contracts, and no registry extract was found. No bank partnership was confirmed on a bank’s own site, so none is stated.

What to ask for in writing and check before buying

Each item turns an open point above into a document or answer to request before any payment. It is a normal check for a flat in a finished block and implies nothing about the building or its owners.

1. The flat number, block, floor, area and the cadastral code of the flat itself, to match it to the registry and to Korter’s layouts.
2. A unit schedule for the complex that reconciles the 214, 80 and 28 shown in the counts table, and says which flats are free.
3. A current Public Registry extract showing the registered owner, any shares and any mortgage or other burden, and the category of the land under the building.
4. The full legal name and registration details of the seller: the signing company, or a private owner’s identity and capacity to sell.
5. The price of that flat in writing, in the contract currency and on a stated area basis, and which flats the GEL 2,140 per m² advertisement covers.
6. Instalment terms in writing with every amount and date, since the page’s 0% line carries a 2025 end date, and the effective cost against paying in full.
7. What the white-frame finish includes today (windows, heating, wiring, internet cabling, floor screed, balcony) and what the owner completes.
8. The document accepting the block as completed, and the answer to which of the four blocks the flat is in.
9. Who runs the complex, the service charge, how heating is run through the winter, and how the 40 parking places are allocated.
10. The payment route: a traceable transfer to the registered seller, a receipt, and release of money against registration.

Frequently asked questions

Is X2 Bakuriani 4Rest finished?

The developer lists it as completed with a completion date of 2022 / 06, and Korter files all four five-floor houses as delivered in 2022 (13 November 2026). No source gives another year.

Can I buy a flat in X2 Bakuriani 4Rest from the developer?

The page carries an advertisement for flats in the completed project but no flat list, so availability must be confirmed in writing. Korter lists developer apartments from USD 44,625, on data of 21 October 2026.

How many apartments does X2 Bakuriani 4Rest have?

x2.ge and Korter’s characteristics print 214, Korter’s text says 80, and a counter on the x2.ge page shows 28. The count should be confirmed in writing.

What do the flats cost?

The developer prints no USD price; its advertisement of 13 November 2026 quotes GEL 2,140 per m². Korter, on data of 21 October 2026, quotes USD 800 to 900 per m² by payment option, with “from” prices of USD 44,625 and USD 56,950. These are indications, not offers.

Is the 0% instalment still available?

The page says “until the end of 2025, with 30% participation”. That date had passed by 13 November 2026 and no later date is printed. Korter lists a different ladder of up to four months. Confirm any instalment in writing.

Does buying here give a residence permit?

The test is the assessed value, not the building: the Public Service Development Agency requires title to non-agricultural property with a market value exceeding USD 150,000 equivalent in lari. Both Korter “from” prices are below that figure, and an asking price is not an assessed value.

Other x2 projects and Bakuriani listings

X2 Bakuriani 4Rest is one of six projects the developer lists as completed. The other five are published on this site as information profiles, and the four current projects as listing guides. The table gives each project’s place and the status as the developer’s projects page shows it on 13 November 2026.

The only other Bakuriani listing on this site is by a different developer and is a different project. The table shows its figures as printed on that page, and no comparison of quality is made.

More context sits on the Georgia country page and the Bakuriani city page.

Sources and last check

Last checked: 13 November 2026. Sources:

• X2 Development: Bakuriani 4Rest project page (x2.ge, Georgian, 13 November 2026)
• X2 Development: projects page (13 November 2026)
• X2 Development: About page (13 November 2026)
• Korter: Bakuriani 4Rest (prices as of 21 October 2026, read 13 November 2026)
• Realting: Bakuriani 4Rest (listing 20851, last update 03/11/2025, read 13 November 2026)
• Avezor: new projects in Bakuriani (undated, read 13 November 2026)
• Geoln: X2 Development developer page, entry 4Rest (entry dated 19.05.2021, read 13 November 2026)
• madloba.info: X2 Development, Bakuriani 4rest (updated 24 September 2026)
• Entrepreneur Georgia: X2 Development, 23 October 2019 (Georgian)
• Wikipedia: Bakuriani
• Wikipedia: Borjomi (coordinates)
• Wikipedia: Freedom Square, Tbilisi (coordinates)
• Georgian National Tourism Administration: Bakuriani
• OSRM routing service, queried 13 November 2026
• Geostat: population by cities and boroughs, 1 January 2026
• Georgia Today: Borjomi–Bakuriani railway, 8 April 2026
• Georgia Today: railway to resume operations in December, 9 October 2026
• Civil Code of Georgia, Articles 183 and 312 (matsne.gov.ge)
• Organic Law on Agricultural Land Ownership (matsne.gov.ge)
• Tax Code of Georgia, English text, Articles 81, 82, 202, 205 and 206 (matsne.gov.ge)
• EY Georgia: Tax and Law Brief, July to September 2026
• Revenue Service of Georgia: property tax page
• NAPR: immovable property registration fees
• NAPR: informational services fees
• NAPR: smart-contract registration service
• Hague Conference: Apostille Convention status table
• Public Service Development Agency: residence permits
• Law of Georgia on the Legal Status of Aliens and Stateless Persons (matsne.gov.ge)
• National Bank of Georgia: PTI and LTV requirements
• National Bank of Georgia: official exchange rates (USD 1 = GEL 2.5935 for 13 November 2026)

This is not legal, tax or financial advice.