X2 Shartava Pool House Tbilisi: Plans and Sources Guide (2026)

X2 Shartava Pool House Tbilisi is a completed residential and commercial tower at Shartava Street 31/33 in the Saburtalo district, where the developer’s page lists 260 apartments, 23 floors and 170 parking places and states that all apartments are sold.

This guide to X2 Shartava Pool House Tbilisi is an information profile of a finished building, not a listing of flats offered by the developer. It reads the developer’s page, its floor selector and twelve apartment pages, Korter, Geoln and a 2019 magazine article as they stood on 13 November 2026, and it shows every figure with its source and date.

The sources differ on the year of completion, the number of floors and the number of apartments, and none of them is ranked above another here. The guide adds the plans room by room, the Georgian rules for buying a flat in a completed building, tax and residence, and a list of what a buyer can ask for in writing.

Overview of X2 Shartava Pool House Tbilisi

On x2.ge the developer describes Shartava Pool House as a multifunctional residential complex with 18 residential floors, 4 commercial and office floors and a three-level closed garage. The text places penthouses on the top floor and lists a shared veranda of 900 m², a lounge-type open cafe, a gym, a pool and spa centre, and concierge, security and cleaning services. The wording is the developer’s, read in the English and Georgian versions of the page.

The status field reads Finished, the completion field reads 2020, and the payment field reads that all apartments are sold. The page prints no price and no count of free flats. Its floor selector draws 226 flats on floors 5 to 20, and the 12 plan types behind it range from 53.7 m² to 121.8 m².

The only prices that exist for this address are asking prices on listing sites. On 13 November 2026 Korter showed four apartment ads between USD 110,700 and USD 198,000 and noted that the apartments from the developer are sold. Those figures are listing-site indications from sellers, not developer prices.

What each source prints about status, completion, floors and apartments

Four public pages say something about when X2 Shartava Pool House Tbilisi was finished and how large it is: the developer’s page, Korter, Geoln and a magazine article. They were written at different times, and the tables show each figure with the date of the source and no figure is promoted over another.

On the developer’s page the field is labelled completion date in the Georgian version and carries the value 2020. The English version of the same field is printed as Complication date, which is the page’s own spelling. Korter says one house was delivered in 2019 and shows construction photographs whose latest update is January 2020. Geoln’s record dates from 2019 and shows a planned finish.

The difference between 2019 and 2020 may come from what each page counts, such as the end of the frame, the commissioning of the building or the last photographs. No source says which event it means, so the guide gives the dates as printed. The May 2021 entry is a plan that was published in 2019 and is kept in the table only because a reader who meets it on Geoln will want to know where it comes from.

Two of these differences can be read as arithmetic on the developer’s own text. Eighteen residential floors, four commercial and office floors and one floor of penthouses add up to 23, which matches the headline if the penthouses count as a separate floor. The selector, however, draws only the 16 floors from 5 to 20. These sums are calculated by this guide, and the page does not state them.

Sold-out wording, the selector flags and the asking prices on Korter

The developer’s page says that all apartments are sold and prints neither a price nor a number of flats for sale. The Georgian, English and Russian versions of the page print the same statement in their payment field, and the same status and completion year. For this guide the pages were fetched with plain requests on 13 November 2026, the floor frames behind the building picture were opened one by one, and no form or enquiry was used.

Behind the building picture sit 16 floor frames, for floors 5 to 20. Each frame draws the flats of one floor as clickable shapes, and every shape carries a data-sold attribute in the page code. On 13 November 2026 all 226 shapes carried the value false. On the developer’s current projects the same attribute is true for flats that are no longer open, so the attribute is reported here as a fact about the code and is not read as availability.

Korter’s page for the building is the only source with current prices. It lists ten ads for sale from seven apartments, shows four of them in its summary and gives a header of apartments for sale from USD 110,700. The table shows those four exactly as printed, with the price per m² that Korter prints and a conversion to lari at the National Bank of Georgia rate of USD 1 = GEL 2.5935 for 13 November 2026.

The four asks run from USD 1,980 to USD 2,806 per m², a spread of about 42 percent between the lowest and the highest rate, and the sources give no reason for it. Floor, finish, view and the area basis all differ between ads, and the ads do not say which of them matters. The 60.8 m² ad matches a plan on the developer’s page exactly, while 51, 53 and 100 m² do not match any plan total, so the area basis of those ads should be asked about.

Korter counts rooms with the living room: the 60.8 m² plan has one bedroom and is shown as 2 rooms, and a 100 m² ad is shown as 3 rooms, which fits a two-bedroom plan of 99.5 m². This is consistent with the developer’s room lists and is not stated by Korter. Korter also carries other ad categories for the same address, including office ads on the second floor; they are outside this guide and are not reproduced.

These are seller asking prices on one listing site, and the developer has none. They may change daily, they are not offers, and each ad’s own page is the reference for its terms.

The twelve plans of X2 Shartava Pool House Tbilisi, room by room, and the 226-flat grid

The most detailed material on X2 Shartava Pool House Tbilisi sits behind the building picture. Each flat shape opens an apartment page with a total area and a numbered list of rooms. Twelve distinct plans appear across the 16 floors, and the page for one flat of each plan was read on 13 November 2026. Room names are translated from Georgian.

The grid is regular. Floors 5 and 7 to 20 draw 14 flats each, and floor 6 draws 16, the two extra being one more flat of 68.4 m² and one more of 99.5 m². Two plans, 53.7 m² and 71.9 m², account for 32 flats each, so together they make up 64 of the 226 drawn flats, or 28.3 percent. Bedroom counts below come from the number of rooms the page names as bedrooms.

Counted by bedrooms, the 226 drawn flats are 113 with one bedroom (50.0 percent), 97 with two (42.9 percent) and 16 with three (7.1 percent). The plan areas add up to 17,825.5 m², a mean of 78.9 m² and a median of 71.9 m² per drawn flat. These are sums over the plans as drawn, calculated by this guide, and they are not floor areas of the building.

The room lists allow a check that the page does not invite: does the printed total equal the sum of the rooms listed? The table adds the listed spaces, balconies included, and shows the difference from the printed total. Eight of the twelve plans match to the decimal. 99.5 m² differs by 0.1 m², and three plans differ by more.

The 53.7 m² plan lists 2.0 m² more than its total, the 71.9 m² plan lists 7.7 m² less and the 98.7 m² plan lists 4.7 m² less. The page does not say whether a balcony is counted in full, in part or not at all, and a list may omit a space such as a wardrobe. Nothing here suggests an error, and the point is only that the basis of the area should be written in a contract.

The basis matters because balconies are large in this building. Balconies are 2.0 m² on the 60.8 m² plan and 12.8 m² across the two balconies of the 99.5 m² plan. If a total includes the balcony, the living area is smaller by that amount, and an ask per m² then covers a different mix of space from plan to plan. The registered area in the Public Registry extract is the figure that a contract should use.

The room lists also show the character of the larger plans. The 93.7 m² plan has a living room of 36.5 m², the greatest living-room area among the two-bedroom plans, and the 121.8 m² plan has three bedrooms, two bath/WC rooms, a kitchen of 14 m² and two balconies of 5 m² and 5.5 m². The 99.5 m² plan lists two bath/WC rooms and a corridor of 7.5 m². The developer’s pages show furnished illustrations of each plan, and no finish is described on them.

Materials, shared spaces and parking as printed

The developer’s description gives more detail about construction than about service. It lists a facade of natural travertine and composite panels, perlite block walls described as giving high-level sound, heat and vibration insulation, black double-glazed metal-plastic windows and doors, and balconies tiled with frost-resistant tiles. The description does not give a ceiling height, a heating system or a lift count. Those come from listing sites and are attributed in the table.

The pool needs a plain sentence. The building’s name and the developer’s description refer to a pool and spa centre, and Korter lists a swimming pool and a restaurant under infrastructure. Neither the developer’s page nor any other source read for this guide states whether a pool is open, where it is, who may use it or on what terms. A buyer who counts a pool as part of a purchase should ask the building’s management for its present status and rules in writing.

The parking figure also has a gap. The page prints 170 places and a closed garage on three levels, but not how many places are attached to flats, how many belong to commercial users, or whether a place is sold separately. Whether a place is registered together with a flat, and under which number, is for the registry extract to show, and section 7 explains how the common parts of an apartment building are held.

Location of X2 Shartava Pool House Tbilisi: Shartava Street, Saburtalo and the Saburtalo metro line

The marker on the developer’s map sits at 41.728015 N, 44.772851 E with the popup 31/33 Shartava Str. A reverse lookup of that point in OpenStreetMap data, made through the Nominatim service on 13 November 2026, returned a node about 16 m away with house number 33 on Zhiuli Shartava Street, in the Saburtalo district of Tbilisi, postcode 0160. The lookup agrees with the 31/33 pair on x2.ge and the No 33 in Korter’s header.

Wikipedia describes Saburtalo as an administrative district of Tbilisi whose neighbourhoods include Lower Saburtalo, Vedzisi, Lisi, Vashlijvari and Didi Dighomi, and its infobox gives a population of 139,000 for 2017. The map data names the quarter around the address as Vedzisi, Kazbegi, Gotua and Saburtalo Street, in the Georgian script.

Korter’s location text says the building stands in the city centre next to the Tbilisi Public Hall, that the Kura river flows 300 metres away, and that two metro stations, the Medical University and the Technical University, are close. It also says that cafes, restaurants, shops, supermarkets, dental clinics and pharmacies are nearby. These statements are Korter’s, and the guide has not checked the hall or the river distance.

The straight-line distances below are calculated from the x2.ge marker to the station coordinates on the Wikipedia pages of each station, using the haversine formula. They are not walking routes and they will be shorter than any route. Geoln’s minutes, from its 2019 record, do not say whether they are on foot or by transport.

The two sources order the nearest stations differently. The calculation puts the Medical University station at 0.86 km, closer than the Technical University station at 1.16 km, while Geoln gives 9 minutes to the Technical University and 11 to the Medical University. A route can be longer than a straight line by a different factor from station to station, so neither column settles the question. The walking route should be tested on the ground.

The building has a close neighbour. The developer’s page for Shartava Fusion puts it at Shartava Street 29, and the marker on that page lies about 140 m from the marker of Pool House by the same calculation. The developer’s contact page prints its office as No 29 on the same street. The neighbouring project has its own guide on this site, X2 Shartava Fusion Tbilisi, and the two buildings are separate projects with separate unit counts.

Buying a flat in a completed building in Georgia: seller, registry, homeowners’ association and payment

Because the developer reports no stock, a buyer of a flat here deals with a private seller or a seller’s agent, and sometimes with a company. The contract is therefore an ordinary sale between two parties, and the checks start with the seller’s right to sell. Everything below is the general Georgian process, and the developer’s page says nothing about resale.

A foreigner may hold title to an apartment in Georgia as a citizen may. The restricted category is agricultural land, which Article 4 of the Organic Law on Agricultural Land Ownership limits to the state, municipalities, citizens and certain Georgian entities, and a city apartment is not that.

Article 183 of the Civil Code requires a written transaction and the entry of the acquirer’s right in the Public Registry for an immovable thing. For wider background, see the guides on whether foreigners can buy property in Georgia and on how to buy property in Georgia.

The Public Registry fee schedule on the NAPR page lists the registration of an ownership right at GEL 150 in four working days, GEL 270 in one working day and GEL 350 on the day of filing. At GEL 2.5935 per USD on 13 November 2026 these are about USD 57.84, 104.11 and 134.95. The fee depends on how fast the filing is processed and not on the price of the flat.

A buyer who is not in Tbilisi has two usual routes. A power of attorney signed abroad can be apostilled for Georgian use, and the Hague Conference status table records that the Apostille Convention has been in force for Georgia since 14 May 2007. The registry additionally offers a smart-contract service in which the parties meet online at a booked time. The route that suits the seller and the registry office should be settled before any money moves.

Ownership of a flat in a completed apartment building comes with a share in the common parts. The Law of Georgia on Homeowners’ Associations treats the land parcel, load-bearing structures and shared utility equipment as the common property of the members of the homeowners’ association (Article 5) and sets each owner’s share in proportion to the area owned.

Under Article 6 an individual flat cannot be sold without its proportionate share. Article 11 deems an association established in a building on a single parcel with more than two individually owned apartments.

The law also ties each member’s share of the common expenses to that share unless the association’s charter says otherwise, and Article 14 states that an association is not a legal person but may hold separate property and bank accounts. For a buyer this turns into practical questions: who manages the building, what the monthly charge is, whether the seller has arrears, and how the shared facilities listed on the developer’s page are run. Those answers are in the association’s documents, not in the developer’s page.

Tax, residence and financing for the owner of a flat here

The rules for an individual owner changed on 30 September 2026. In the amendment history of its English text on matsne.gov.ge, the Tax Code lists Law No. 1874 of 30 September 2026. Article 202(5) sets the rate on an individual’s taxable property other than land at not less than 0.8 and not more than 1 percent of the market value at the end of the previous year. Article 206(1)(a) exempts it altogether if the family’s income in the preceding year did not exceed GEL 100,000.

The EY Georgia Tax and Law Brief for July to September 2026 describes the same change and gives the earlier exemption limit as GEL 40,000, so older guides quote different bands. Under Article 205 an individual files the property tax return by 1 November and pays by 15 November. The Revenue Service publishes a calculator, and the guide to property tax in Georgia walks through filing.

To show the scale, the next table applies the Code’s 0.8 and 1 percent bounds to the four Korter asks converted at the National Bank rate. The tax base is the market value at the end of the previous year as the Code defines it, and an ask is only a stand-in for that value. The figures apply only if the family’s income in the previous year was above GEL 100,000, and they are calculated, not quoted.

Residence is a separate test. The Public Service Development Agency describes a short-term residence permit for a foreigner who owns non-agricultural immovable property whose market value exceeds USD 150,000 equivalent in lari, with the value set by an accredited assessor. The Law on the Legal Status of Aliens and Stateless Persons uses the same words, and the guide to getting a residence permit in Georgia gives the application steps. A value of exactly USD 150,000 does not exceed the line.

The table compares asks, but the permit rule turns on the assessor’s market value and not on the contract price, so an ask below the line may be valued above it and the reverse. The result for a given flat is known only after an assessment. A higher category of permit exists for property above USD 300,000, and the SDA page has its conditions.

On financing, the National Bank of Georgia sets loan-to-value limits of 90 percent for loans in lari and 70 percent for loans in foreign currency. The next table shows the own funds that these limits leave for each ask, calculated on the ask. A lender applies the limit to its own valuation, which can differ from the ask, and each bank decides on its own whether to lend to a non-resident. The guide to mortgages in Georgia for foreigners covers the practice.

No bank or mortgage programme is tied to this building by the developer’s page, and no bank’s own page naming the building was found. Fees for the registry and for the lawyer, and any commission of an agent, come on top of the price and are set by contract.

What to ask for in writing before reserving or paying

The developer’s page gives a status, a year, a count and a list of features, and it does not give the documents on which a purchase depends. The list below follows from the gaps shown in the tables of this guide. Each item is a normal request in a resale and can be put to the seller before a deposit is paid.

1. The seller’s full legal name or personal details, the document by which the seller owns the flat, and a Public Registry extract showing the owner, the registered area, the cadastral code and any mortgage or other burden.
2. The flat’s number, floor and plan, with the registered area, and a statement of whether the price is charged on the total area or on the area without balconies.
3. The price, its currency, what it includes (the finish as it is today, fittings, a parking place, a storage space) and the payment route, with a receipt for each payment.
4. The date on which the flat was handed over to its first owner and the document by which the building was accepted into operation, since the sources give 2019, 2020 and May 2021.
5. The full legal name and registration details of the entity that built the building, because x2.ge does not name it, together with the building permit and the permitted floors and units.
6. Whether any balance, instalment or pledge to the developer or to a bank remains on the flat, and a release if it does.
7. What the white-frame finish covered when the flat was delivered, and what the present owner has changed or built in, with any approvals for those changes.
8. A statement from the homeowners’ association or the management company: the monthly charge, what it covers, any arrears, and the rules for the veranda, the gym, the cafe and the garage.
9. The present status, rules and charges of the pool and spa centre named in the developer’s description, including whether an owner may use it.
10. Whether the parking place is registered with the flat or separately, and the number of the place.
11. Statements of utility accounts (electricity, gas, water and cleaning) showing no debt at the date of handover to the buyer.
12. Who pays the registry fee and at what speed, and who attends the registration, in person or by power of attorney or the online smart contract.
13. Whether a mortgage with a named bank is possible for this flat and what the bank requires from a non-resident.
14. The market value that the buyer’s tax and residence position will rely on, and the name of the accredited assessor if a residence permit is planned.

The answers should sit in the contract or in a signed schedule to it, since a listing or a web page may change without notice. A reservation form should be read for the deposit’s refund terms before it is signed. A Georgian lawyer can read the extract and the contract together, and the registry’s own fee page lists what the extract costs.

How this building sits among the other x2 projects and nearby Tbilisi listings

x2.ge lists four current and six completed projects. The table shows what the developer’s own page prints for each, so that the figures can be compared on one basis. Pool House and X2 Mtskhetaze both print 2020 as the completion year, and Pool House stands next to Shartava Fusion. The data comes from the pages read on 13 November 2026, and the developer’s figures are not reconciled with any other source.

Other developers’ projects in the same district are on this site too. They differ in what their developers publish, and each page shows its own figures, so a comparison should use each project’s own page. The table lists them as context and makes no claim that one is better than another. For a finished building elsewhere in the city, the BLOX Krtsanisi profile is a similar information page. The wider picture is in the Tbilisi real estate prices guide and the Georgia page.

The city overview is on the Tbilisi page, and the Georgia-wide archive is the Georgia page.

About X2 Development (developer)

The developer behind X2 Shartava Pool House Tbilisi is X2 Development, written x2 Development and X2 Development on its site. The About page says the company was founded in 2014. The 2019 magazine article says four people started the company about five years before it was written.

The counts differ by language version. On 13 November 2026 the English About text says the company has 3 completed and 6 ongoing projects in Tbilisi and other big cities, while the Georgian text says 5 completed, 6 ongoing and 5 planned across Georgia. The projects page lists four current and six completed projects, Tsereteli Deluxe, Dighomi Residence, Bakuriani 4Rest, Shartava Fusion, Shartava Pool House and X2 Mtskhetaze. All are reported as printed.

The contact page prints the office as No 29 Zhiuli Shartava Street in Tbilisi, next door to this building. The site is in Georgian with English and Russian versions of the project pages. The pages read for this guide print no registered company name or identification code, and the company register was not queried, so this guide names no entity.

The developer’s pages for current projects describe an in-house interest-free instalment with a stated participation. No such terms are printed for this completed building. This guide claims no bank or brand partnership, since no partner’s own site confirming one was found. Anything the buyer of a resale flat needs from the developer, such as a handover act or a building document, is for the buyer to request in writing.

Frequently asked questions

Is X2 Shartava Pool House Tbilisi still for sale from the developer?

No. The developer’s page for X2 Shartava Pool House Tbilisi says that all apartments are sold and prints no price or stock, and Korter says the apartments from the developer are sold. Flats appear only as seller ads on listing sites, which are asking prices and not developer prices. On 13 November 2026 Korter showed four of them between USD 110,700 and USD 198,000.

When was X2 Shartava Pool House Tbilisi completed?

The sources differ. The developer’s page gives 2020 as the completion date, Korter says one house was delivered in 2019, and a Geoln record published in 2019 gives May 2021 as a planned finish and is stale. The guide gives each date with its source. The date a flat was handed over, and the date the building was accepted into operation, should be asked of the seller in writing.

How many floors and flats does X2 Shartava Pool House Tbilisi have?

The developer’s page prints 23 floors and 260 apartments, and Korter prints the same numbers. The developer’s text names 18 residential floors and 4 commercial and office floors, and its floor selector draws 226 flats on floors 5 to 20. Geoln’s older record gives 263 apartments. The guide shows these figures side by side with their sources and does not reconcile them, so the contract and the registry extract are the documents that count.

What sizes do the flats come in?

The developer’s selector has 12 plans from 53.7 m² to 121.8 m²: five one-bedroom plans, six two-bedroom plans and one three-bedroom plan, going by the room lists. Korter prints a range of 60.8 to 133 m². The area basis, with or without balconies, differs from plan to plan, so the registered area in the Public Registry extract is the figure to use, together with the plan number from the seller.

Is there a pool in the building?

The building’s name and the developer’s description refer to a pool and spa centre, and Korter lists a swimming pool among the infrastructure. No source read for this guide states whether a pool is open, who may use it or on what terms. A buyer who relies on it for a decision should ask the building management for its present status, rules and charges in writing.

May a non-resident own a flat in this building?

Yes. A foreigner may hold title to an apartment as a citizen may, and the right is entered in the Public Registry as Article 183 of the Civil Code requires. The restricted category is agricultural land. A foreign buyer can sign in person, through an apostilled power of attorney or through the registry’s online smart-contract service with a booked virtual meeting.

Can an owner here apply for a residence permit?

It can if the owner’s property has an assessed market value exceeding USD 150,000 equivalent in lari. The Public Service Development Agency requires the value to be set by an accredited assessor. Two of the four Korter asks on 13 November 2026 were below USD 150,000 and two were above, but the assessor’s value decides, and a value of exactly USD 150,000 does not exceed the line.

What property tax applies to an owner here?

From 30 September 2026 a natural person’s property other than land is exempt when family income in the previous year was GEL 100,000 or less. For higher incomes Article 202(5) fixes a rate between 0.8 and 1 percent of the market value at the end of the previous year. The return is due by 1 November and payment by 15 November, and the Revenue Service page carries a calculator for individuals.

Which documents should a buyer see in a resale?

A Public Registry extract for the flat, the sale contract, a statement from the homeowners’ association or management company on charges and arrears, utility statements, the document by which the building was accepted into operation, and the legal name of the entity that built it. Section 9 gives the full list of fourteen items, each of which follows from a gap shown in the tables of this guide.

Where is X2 Shartava Pool House Tbilisi, and how far is the metro?

It stands at Shartava Street 31/33 in the Saburtalo district. Calculated straight lines from the developer’s map marker are 0.86 km to the Medical University station, 1.16 km to the Technical University station and 1.25 km to Tsereteli. Geoln’s 2019 record gives 9 and 11 minutes for the first two. Routes on foot are longer than a straight line and should be tested on the ground before a decision.

Sources and last check

Last checked: 13 November 2026. Sources:

• x2.ge: Shartava Pool House project page, Georgian and English versions, with the floor frames and twelve apartment pages, read 13 November 2026
• x2.ge: About page, English and Georgian versions, read 13 November 2026
• x2.ge: Projects page, read 13 November 2026
• x2.ge: Contact page (office address only), read 13 November 2026
• Korter: Shartava Pool House in Tbilisi, prices and ads read 13 November 2026
• Geoln: Shartava Pool House, object 573, published 02.10.2019
• Entrepreneur Georgia: X2 Development article, 23 October 2019 (Georgian)
• OpenStreetMap: position of the x2.ge map marker; address looked up through Nominatim on 13 November 2026
• Wikipedia: Saburtalo District
• Wikipedia: Medical University (Tbilisi Metro)
• Wikipedia: Technical University (Tbilisi Metro)
• Wikipedia: Tsereteli (Tbilisi Metro)
• Wikipedia: Gotsiridze (Tbilisi Metro)
• Wikipedia: Delisi (Tbilisi Metro)
• Wikipedia: Didube (Tbilisi Metro)
• Wikipedia: Vazha-Pshavela (Tbilisi Metro)
• National Bank of Georgia: official exchange rates (USD 1 = GEL 2.5935 on 13 November 2026)
• National Bank of Georgia: PTI and LTV requirements
• NAPR: immovable property registration fees and terms
• NAPR: informational services fees
• NAPR: smart-contract registration service
• Tax Code of Georgia, English text, matsne.gov.ge
• Civil Code of Georgia, Article 183, matsne.gov.ge
• Law of Georgia on Homeowners’ Associations, 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
• Public Service Development Agency: residence permits
• EY Georgia: Tax and Law Brief, July to September 2026
• Revenue Service of Georgia: property tax page and calculator
• Hague Conference on Private International Law: Apostille Convention status table

Straight-line distances, sums of rooms, shares of the selector, conversions at the National Bank rate and tax bounds are calculated from the figures named in the text and are not published prices. This is not legal, tax or financial advice.