Before you contact anyone
Most bad decisions start here: without a clear brief of your own.
State the goal in one sentence
Why it matters
Living, short-term rental, long-term rental, resale in a few years and buying for a child require different properties and districts. A clear goal helps eliminate unsuitable options.
How to check
Write one sentence starting with a verb. If you end up with two sentences and an “or”, you have two goals, not one.
If you cannot do it yourself
That is normal. Sometimes the goal becomes clear in conversation.
State the holding horizon
Why it matters
Two to three years, seven to ten years and “for life” are three different markets inside one city. Without a horizon, advice cannot be specific.
How to check
Name a minimum and maximum: “minimum 3 years, maximum 8”. It gives a frame, not a fixed point.
Build the real budget
Why it matters
The property price is only one part. Real cost includes notary, NAPR registration, currency spread, furniture or first repairs, insurance, rental management and a reserve for the unexpected.
How to check
Add an allowance for registration, furnishing, management and unexpected costs to the target price. This shows the transaction budget, not just the apartment price.
About the property
Check the actual unit, not the marketing around it.
See the actual view from the actual window
Why it matters
A render is a plan. A recorded video may have been shot at the convenient moment. Today, a building may be rising in front of the window and blocking the sea, park or light.
How to check
In person, stand at the window and take four photos: up, down, left, right. Remotely, request a live video call, not a pre-recorded clip. Separately check neighbouring plots and development plans where documents are available.
If you cannot do it yourself
One of Partner Estate's key checks is an on-site inspection and review of neighbouring plots. A trusted local can also do this.
How the key checks workInspect common areas, not just the unit
Why it matters
Entrance, lifts, lobby, waste area and parking show how the building will live in a few years. A good apartment renovation does not compensate for a building no one manages.
How to check
Walk the resident’s route from building entrance to apartment door. Look at technical and shared areas if accessible. Talk to neighbours; a short “how is it living here?” often tells more than a presentation.
Visit the district off-season
Why it matters
In July, Batumi can look like a postcard. In November, the district shows its ordinary life: light, noise, shops, people, empty units and transport.
How to check
If possible, visit between October and April. If remote, request a live neighbourhood walk during those months. Check whether grocery, pharmacy and everyday services are working.
About the developer
The main question is whether the developer will complete the project and remain solvent.
Find previous projects by the developer
Why it matters
Past work is the only verifiable signal of future behaviour. Delivered buildings, delays, empty blocks or no previous projects at all are all data.
How to check
Find 2–3 past projects on the developer’s site, in public records and in listings. If you can, visit one and talk to residents.
If you cannot do it yourself
This is the developer part of Partner Estate's key checks. Performed routinely — calls to owners in previous projects, examining what came after handover.
How the key checks workVerify the developer is operating right now
Why it matters
Past success does not protect against current stress. Stopped work, aggressive discounts, unpaid subcontractors and management changes can appear before official news.
How to check
Visit the current site. Is work visible? Are there workers, materials, machinery? Talk to subcontractors nearby and check public dispute records where available.
Documents
Match the property, owner and building status before a deposit or signature.
Match a fresh NAPR extract to the property
Why it matters
The extract confirms more than ownership. It connects a specific cadastral property to its area, use, title basis, encumbrances and restrictions.
How to check
Obtain a fresh extract for the specific unit and compare it with the contract, plan and physical property. Check it again before paying a deposit or signing because the record can change.
If you cannot do it yourself
This is a required part of Partner Estate's document review. We perform it before a deposit is paid or a contract is signed.
How the key checks workWhat must match
- Cadastral code and exact property address
- Owner name and basis of ownership
- Area, floor and unit number
- Residential or commercial designation
- Mortgage, seizure and other restrictions
- Extract, contract and physical unit details
Red flags
- The seller will not provide a fresh extract or cadastral code.
- The area, floor, use or owner does not match.
- An encumbrance exists without a written release mechanism.
Outcome
If anything does not match, do not transfer money until it is explained in writing and checked again.
Match the documents to the construction stage
Why it matters
A building under construction and a completed building require different evidence. A mismatch in plans, floor count, use or status may complicate registration, use and future resale.
How to check
Identify the building’s current stage, then request the matching package. Compare it with the actual floor count, layout and the contract. Engage an independent lawyer or architect when a specialist review is needed.
If you cannot do it yourself
Partner Estate checks whether the package is complete and can involve an independent lawyer or architect where specialist assessment is needed.
What to request
- Under construction: land title and site encumbrances
- Under construction: permit, approved plans and amendments
- Under construction: basis for selling your specific unit
- Completed: occupancy or commissioning document
- Completed: registration of the unit as a separate property
- Any stage: matching floor count, area and designated use
Red flags
- The actual floor or layout is absent from the approved documents.
- A completed building is sold without evidence of commissioning.
- The developer provides a presentation instead of the requested documents.
Outcome
The package matches the building stage and every discrepancy is supported by documents, not promises.
Already have a cadastral code or extract?
Send the document and property link — we will show you what to check before a deposit.
Deal terms
Understand the terms, penalties and rights before signing.
Read the contract from first line to last
Why it matters
The most expensive terms often live at the end: penalties, currency clauses, rights if delivery is late, cancellation rules and developer bankruptcy scenarios.
How to check
Read it yourself. Then give it to an independent lawyer who is not connected to the seller or agent. Ask specifically about delay, cancellation, currency and resale before completion.
If you cannot do it yourself
The contract forms part of Partner Estate's deal-risk review. A complex transaction also requires an independent lawyer.
How the key checks workCalculate taxes for your situation
Why it matters
Taxes on ownership, rental and sale depend on your status, use and the property’s legal classification. Gain from selling a residential apartment or house within 2 years may be taxed at 5%, falling to 0% after more than 2 years. An apartment within hotel infrastructure may follow a different regime, where the 2-year exemption does not apply automatically. Confirm that regime before purchase.
How to check
Confirm the property’s legal classification before signing. Check current rules on rs.ge and verify the calculation with an accountant or tax adviser before the transaction.
What to do if the option does not fit
Sometimes the checklist shows that the property is not for you. Sometimes, that the developer should not be on your shortlist. Sometimes, that the timing is wrong.
That is why the checklist exists. Not every check should end with a green tick. Sometimes the right result is to reject the property.
A specific situation can be reviewed. No promises, no pressure.