Batumi and Tbilisi · since 2018
Verify first.
Then recommend.
In any deal, we represent one side — never both.
Where to start
Choose your situation.
The route depends on whether you are searching, want to talk through a specific situation, or are preparing to sell.
Buying
I am looking for a property
Selection of resale and new-build property around your objective, plus guides to prepare for a purchase.
Start buyingConsultation
I have a question before buying
A district, a budget, a specific property or a contract. We look at the situation and set out which questions to close before the first payment.
Discuss your situationSelling
I am preparing to sell
Price analysis based on completed sales, document checks, preparation, viewings and transaction support.
How selling worksBefore recommendation
Key checks.
Before any recommendation, we check the property, the documents and the deal terms.
06 key checks
Property
The building itself, common areas, infrastructure, and the actual view from the window — not the render.
The gap between what was promised and what you actually receive.
MethodologyDeveloper
Previous projects, delivery track record, legal standing, operational team.
Delayed construction, bankruptcy, unmanaged building after handover.
MethodologyDocuments
Fresh NAPR extract, owner, designation, encumbrances, consents and permits.
Buying into a mortgage, seizure, disputed title or document mismatch.
Source
- Art. 183: Civil Code: ownership of real estate passes on registration in the Public Registry.
- Art. 312: Civil Code: a registry entry is presumed accurate until proven otherwise — so we refresh the extract before signing.
- Art. 289: Civil Code: a mortgage takes effect on registration — which is why it shows in the extract.
- Registry: Extract: Public Registry (napr.gov.ge). Owner's debts: debtor registry of the National Bureau of Enforcement (debt.reestri.gov.ge).
District
Who lives or stays in the area, how demand changes through the year, and the risk of excess supply.
Buying for a goal the district doesn't support.
MethodologyIncome · Liquidity
A realistic yield under your specific plan — not the city benchmark — and the exit time from the property.
The gap between advertised yield and the actual one; capital locked into an illiquid asset.
MethodologyDeal Risk
Contract, payment flow, encumbrance release, key handover, registration and tax treatment.
Funds are sent, but the title, property or terms are not what was agreed.
Source
- Art. 323: Civil Code: a contract to transfer real estate must be in writing.
- Arts. 421–423: Civil Code: earnest money. If the party that received it breaks the contract, it returns double the amount.
Property
The building itself, common areas, infrastructure, and the actual view from the window — not the render.
The gap between what was promised and what you actually receive.
MethodologyDeveloper
Previous projects, delivery track record, legal standing, operational team.
Delayed construction, bankruptcy, unmanaged building after handover.
MethodologyDocuments
Fresh NAPR extract, owner, designation, encumbrances, consents and permits.
Buying into a mortgage, seizure, disputed title or document mismatch.
Source
- Art. 183: Civil Code: ownership of real estate passes on registration in the Public Registry.
- Art. 312: Civil Code: a registry entry is presumed accurate until proven otherwise — so we refresh the extract before signing.
- Art. 289: Civil Code: a mortgage takes effect on registration — which is why it shows in the extract.
- Registry: Extract: Public Registry (napr.gov.ge). Owner's debts: debtor registry of the National Bureau of Enforcement (debt.reestri.gov.ge).
District
Who lives or stays in the area, how demand changes through the year, and the risk of excess supply.
Buying for a goal the district doesn't support.
MethodologyIncome · Liquidity
A realistic yield under your specific plan — not the city benchmark — and the exit time from the property.
The gap between advertised yield and the actual one; capital locked into an illiquid asset.
MethodologyDeal Risk
Contract, payment flow, encumbrance release, key handover, registration and tax treatment.
Funds are sent, but the title, property or terms are not what was agreed.
Source
- Art. 323: Civil Code: a contract to transfer real estate must be in writing.
- Arts. 421–423: Civil Code: earnest money. If the party that received it breaks the contract, it returns double the amount.
A good review does not promise a purchase. It shows where to proceed and where to stop.
Verification in practice
Two decisions from our work.
Project names are not published — that is a condition of client work. The numbers and dates are real.
We said “yes”
Late 2024
$1,000/m², 150 metres from the sea
The location looked weak: no infrastructure, a district not considered investable. But the sea was 150 metres away, and municipal planning information pointed to a road and infrastructure development in the area. We recommended the purchase.
Now
The municipality is building the road and infrastructure. Prices in the project are up by roughly $300/m².
We said “no”
Around the same time
Construction funded by buyers’ money
The clients arrived with a project already chosen. The financing check showed the developer’s own funds were insufficient — most construction costs were covered by sales. We did not recommend it.
Now
The project is a year behind its construction schedule.
Facing a similar decision? Start with a consultation, before the viewing.
Discuss your situationHow we work
No black boxes.
We understand your goal
Tell us what matters — investment, living in Batumi, or selling. Your goal shapes everything.
We find the right options
We match properties to your goal, district, and budget. We don't show everything — only what fits.
We check the property
Legal history, developer track record, management company. If something doesn't pass — we say so.
We support the transaction
From price negotiation to signing. We stay with you through every step.
We plan the next steps
After closing, we help with rental setup, management, and what comes next.
Market
The latest market briefing.
A monthly note based on open sources: what changed, what stayed the same and which question remains open.
Market movement · Batumi
Market value · apartment transactions
$81M
Aug · 2026
+2.9%
2026 / 2025
2026 data is available through August.
Monthly briefing
29 September 2026 · 6 min
Recov by Colliers Georgia
Market Note · September 2026
August transactions fell while market value grew.
According to Recov, Batumi registered 1,235 apartment transactions in August (−4.3% year-on-year).
ReadTell us what you need.
Describe the situation in a few sentences. A link or address helps, but is optional.