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 NAPR registration, legal support, notary where needed, 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.
Understand the district outside high season
Why it matters
In July, Batumi can look like a postcard. For living, long-term rental or a calm exit, the ordinary district matters more: light, noise, shops, transport, empty units and who remains there after the season.
How to check
If you know Batumi well, compare the district in summer and low season. If not, do not rely on a polished summer video. Ask a local person or Partner Estate to explain how the district works from October to April and whether it fits your objective.
If you cannot do it yourself
This is best discussed with us: in Batumi, a district can mean different things depending on purpose, floor, neighbouring development and season.
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 the first payment 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 the first payment 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 the first payment is made 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.
Have construction-stage documents reviewed by a specialist
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
You can request the package and check that the developer is not replacing documents with a presentation. But assessing the construction stage, permits, project, amendments and commissioning should be done with Partner Estate, an independent lawyer or an architect.
If you cannot do it yourself
In our review, this is not a checkbox. It is a professional workstream: we check package completeness and involve an independent lawyer or architect when 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 buying.
Deal terms
Before signing, confirm not only the price but also payment flow, consents, timing, penalties and tax treatment.
Agree the contract, payment and handover
Why it matters
A transaction can fail for reasons beyond a bad registry extract: cash payment with weak proof, an old mortgage without a release mechanism, missing spousal consent, unclear vacancy timing or penalties that only protect the seller.
How to check
Read the contract yourself, then give it to an independent lawyer. Review payment flow, title-transfer timing, release of encumbrances, co-owner or spouse consents, handover act, meter readings, furniture, vacancy timing and responsibility for hidden debts.
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; if a mortgage or old pledge exists, the bank's role must be described in writing.
How the key checks workWhat to put in writing
- When and how payment is made: bank transfer, escrow, letter of credit or another agreed mechanism
- What happens if the extract shows a mortgage, seizure or other encumbrance
- Whether spouse, co-owner, bank or power-of-attorney consents are required
- When the seller vacates the property and hands over keys
- Meter readings, utility debts, furniture and appliances
- Responsibility for hidden defects, delayed delivery or cancellation
Red flags
- The seller asks for a large upfront payment before a fresh extract and agreed contract.
- Payment has no clear bank trail or written receipt/handover act.
- An encumbrance is promised to be removed later, but the mechanism is not written down.
Confirm registration costs and tax treatment
Why it matters
There is usually no separate title-transfer tax in an ordinary purchase, but state registration, legal support, notary work, banking and currency conversion still belong in the transaction budget. Taxes on ownership, rental and sale depend on buyer status, use and legal classification.
How to check
Check current NAPR fees before filing: registration of change of right currently costs GEL 150 in 4 working days, GEL 270 in 1 working day or GEL 350 on the filing day. Before signing, confirm classification and the tax scenario on rs.ge with an accountant or tax adviser.
What to clarify before signing
- Who pays registration and which processing term is selected
- Whether notary, translation, power of attorney or apostille is needed
- Which currency is stated in the contract and how the bank will process payment
- Residential property, commercial property or aparthotel
- How rental income and future sale will be taxed
What to do if the option does not fit
Sometimes this route 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 it exists. Not every review 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.