Batumi residential rental yield: 2025 and 2026 Q2 review

Key indicators

Yield benchmark: 7.4%
Previous year: 8.8%
Average daily rent: USD 35.6

What to compare with a market benchmark

Galt & Taggart’s 2025 review reports a Batumi rental yield of 7.4%, after 8.8% in 2024. This is a market benchmark. Before comparing an apartment offer with it, establish how both figures were calculated.

Different periods, expense definitions and purchase costs can make percentages incomparable. The underlying figures must substantiate a yield; the label “net” is not enough.

Below we show where the percentage points go: vacancy, management, tax and property classification. At Partner Estate, this is the fifth key check before recommendation.

Which assumptions to check

Ask for a monthly calculation: nights available, nights paid for and the average paid rate. Establish whether the figures come from this property’s bookings, comparable apartments or the operator’s forecast.

Do not apply July–August rates and occupancy to the whole year. Each month needs its own assumptions, including periods when the apartment is unavailable for rent.

Account separately for management, cleaning, maintenance, utilities and platform fees. Check taxes against the documents and actual use of the property, and establish the basis for each rate used in the calculation.

Separate verified inputs from assumptions. Then vary occupancy, nightly rates and costs to see how much each affects the result.

What market data shows

Galt & Taggart reports a decline in yield from 8.8% in 2024 to 7.4% in 2025. The review also notes rising purchase prices and a broadly unchanged average daily rental rate. The percentage alone does not establish why an individual apartment’s yield changed.

Recov shows July transactions. The average new-build price was USD 1,376 per m², down 0.1% year-on-year. The primary segment fell 14.4% while the secondary segment rose 9.1%; the comparison is distorted by bulk registration of a high-priced project in July 2025. This is price movement, not rental yield. Foreign buyers represented 48% of old and new project transactions.

In Q2 2026, Geostat recorded 621,300 inbound visits to Adjara. This is context for short-term rentals, not occupancy for a specific apartment.

These sources help explain the market, but they do not value a specific apartment.

Worked example: from revenue to yield

Illustrative scenario, not a market estimate: total investment without borrowing is $150,000, including purchase, preparation and transaction costs. Assume 300 nights available per year, 60% paid occupancy and an average rate of $50 per night. Gross revenue is 300 × 60% × $50 = $9,000. Occupancy is applied once.

For this example, assume management and operating costs equal 25% of revenue: $2,250. Income before tax is $6,750. The expense ratio is an assumption; an actual property needs an itemised cost estimate.

If annual tax in this illustration is $450, income after costs and tax is $6,300. The return is $6,300 / $150,000 = 4.2%. The tax amount is a modelling assumption, not a universal tax treatment for short-term rentals. Applicable taxes must be calculated separately.

For a future sale, calculate tax separately using the property’s legal status, holding period and actual use. The label “aparthotel” alone does not establish the rate or eligibility for an exemption. Confirm the legal basis for the applicable treatment before the transaction.

Illustrative parameters only. Actual object-level calculation uses current rates, current occupancy assumptions and the property’s legal classification.

How to calculate yield for a specific property

Object-level yield calculation requires seven parameters: property specifics, buyer goal, realistic occupancy benchmark, operational cost stack, tax classification, holding horizon and stress scenarios.

We do not produce one percentage. We calculate a range: base, downside and upside scenarios. The downside case includes vacancy, oversupply risk and higher management costs.

This is Partner Estate’s fifth key check: yield and liquidity.

Three illustrative profiles

Scenario A — short-term rental in a coastal new build

A one-bedroom apartment for short stays. The calculation needs monthly occupancy, the average paid nightly rate and costs per stay. Compare the operator’s figures with booking records. Without those inputs, a yield range is not substantiated.

Scenario B — long-term rental in a residential district

A one- or two-bedroom apartment for a long-term tenancy. Check achievable monthly rent against comparable leases, time between tenants, repairs and owner-paid expenses. A long-term tenant does not eliminate late payments or early termination.

Scenario C — short-term rental in an aparthotel

An aparthotel managed by an operator. Check revenue sharing, mandatory fees, restrictions on owner stays and termination of the management agreement. Calculate rental and sale taxes separately. Yield depends on these terms, not the name of the property format.

Comparing the profiles

Compare scenarios over the same period and on the same basis: full purchase cost, revenue, all expenses and taxes. Without comparable inputs, there is no basis for deciding which format performs better.

Common questions about yield

Why can an advertised yield differ from a market benchmark?

First compare the calculations: the period, purchase cost, occupancy and deducted expenses. Without the underlying figures, the difference cannot be explained or the advertised percentage verified. A city benchmark does not replace an apartment-level calculation.

Is the Galt & Taggart 7.4% figure net or gross?

Galt & Taggart’s 2025 review reports a 7.4% benchmark. The accompanying explanation does not establish which costs and taxes have been deducted, so this article does not label it a net yield. An apartment needs a separate calculation of revenue, costs, taxes and the full purchase cost.

Why does aparthotel status matter to the calculation?

Rental income and sale proceeds need separate calculations. Check the tax treatment against the property documents, its use and the owner’s circumstances. The name “aparthotel” alone does not establish a tax rate or entitlement to an exemption.

How does Partner Estate calculate yield for a specific property?

We start with the property, not a percentage: price, location, buyer goal, occupancy, costs, tax classification and holding period. The result is not one number but a range across several scenarios. At Partner Estate, this is the fifth key check before recommendation.

What happens to short-term rentals if tourist numbers fall?

Geostat recorded 621,300 inbound visits to Adjara in Q2 2026. These are visits, not unique visitors or paid nights. To assess the risk, recalculate the apartment’s result with lower occupancy and a lower nightly rate.

From a market benchmark to a property calculation

Batumi yield is not one number. There is a market benchmark, a specific property and scenarios that test what happens under poor conditions.

Check an advertised yield against the underlying calculation. Establish the period, occupancy, costs and invested amount before comparing it with your own scenario.

Partner Estate calculates the yield of a specific property before recommending it. If the result does not match the buyer’s goal, no recommendation is made.

Data boundary

A city benchmark is not the yield of a particular flat and does not disclose every owner’s costs. Compare figures only when the period, purchase price, occupancy and expense definition are the same.