How much does a flat in Batumi cost in 2025? Price analysis of secondary and new buildings

Batumi is a city of contrasts, where harmoniously combine historical heritage и modern architectural achievements. Old Batumi captivates with its atmosphere: narrow streets, low-rise buildings with architecture of the XIX century, create a unique flavour. Every corner here breathes with history, and the average cost of housing starts from 1,000 per month. $1,149 per square metre.

New Batumi, on the contrary, is a symbol of modernity. Districts with skyscrapers, modern residential complexes and developed tourist infrastructure make it attractive for those looking for comfort and convenience. The average price per square metre in new buildings here starts from $2,031.

Old Town attracts those who appreciate cultural heritage and want to be close to tourist attractions. New Batumi is suitable for lovers of modern rhythm of life and convenient infrastructure. The choice of neighbourhood depends on your preferences and financial possibilities.

Flat prices in Old Batumi

Average cost per square metre by type of housing

Old Batumi is a neighbourhood where history neighbours modernity. Here you can find both secondary housingas well as new buildings. The average cost per square metre in the secondary market is as follows from $1,149 (approx. ₾3,100). These properties are often located in historic buildings, which adds to their uniqueness and charm.

Regarding new buildingsthen prices here start at $2,031 per square metre (approx. ₾5,500). The new apartment complexes offer modern amenities such as lifts, secure areas and parking spaces, making them attractive to families and young professionals.

Prices in Old Batumi depend on a variety of factors, including building condition, availability of repairs и proximity to tourist attractions. These aspects play a key role in shaping the value and attractiveness of property in the area.

Breakdown by street and location

Property prices in Old Batumi can vary considerably depending on the particular street or neighbourhood.

Old Town: Here the average price per square metre is around $3,750. This neighbourhood is famous for its historical value and proximity to major tourist attractions.

Centre: A more affordable option, where the price per square metre averages $1,700. Here you will find a combination of ancient architecture and modern amenities.

Rustaveli: A popular street where the price per square metre reaches $2,350. It is a lively neighbourhood with many cafes, restaurants and shops, making it attractive for active city life.

This data will help you better understand the market and choose the most suitable option to buy, taking into account your preferences and budget.

Factors affecting the price in the historic centre

Property prices in the historical centre of Batumi depend on a number of key factors:

Proximity to the sea and attractions: Having a sea view or being close to popular tourist attractions can significantly increase the price of a property. For example, flats with a sea view can cost up to 1.5 per cent more than flats with a sea view. 20-30% is more expensive.

Condition of buildings and level of repairs: Historic buildings require regular maintenance. Flats in restored buildings with modern renovations can cost considerably more. For example, quality renovations can increase the price by $200-300 per square metre.

Historical value: Buildings of architectural or historical significance often command a higher price. This is due to the uniqueness and prestige of living in such houses.

Flat prices in New Batumi

Average price per sq. m. in new buildings by districts

New Batumi is a dynamically developing neighbourhood where modern residential complexes attract both locals and foreigners. The average cost per square metre here varies depending on the district:

New Boulevard: One of the most popular districts, where the average price per square metre is approx. $1,550. Here you will find modern housing estates and developed infrastructure.

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Kahaberi: In this area, the price per square metre reaches $2,150. Kahaberi offers excellent accommodation with good transport accessibility.

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Airport (district): A more affordable option where the price per square metre is approx. $1,370. This is a great choice for those looking for accommodation near transport hubs.

Popular LCDs and price segment

New Batumi offers a variety of residential complexes that will satisfy a variety of buyers' needs. Let's take a look at some of them:

Batumi Villas Comfort Houses: It's a complex that offers housing priced from $880 per square metre. Great choice for those looking for comfortable and affordable housing.

SOLIS Residence: Modern Residential Complex with prices from $1,400 per square metre. Here you'll find upscale amenities and stylish interiors.

Royal Residence: Offers flats from $750 per square metre. It is a budget option that is attractive for its affordability and quality.

These residential complexes give an idea of the price segment in New Batumi and help you choose the most suitable option depending on your preferences and financial possibilities.

What influences the price: floor, view, infrastructure

Flat prices in New Batumi are formed under the influence of several key factors that can significantly affect the value of a property. Let's take a closer look at them.

Floor area

Floor height can play a significant role in shaping the price of a flat. View flats on the upper floors, especially with panoramic sea views, are more expensive. This is due to the uniqueness and prestige of such offers. For example, the difference in price between the middle and upper floors can be as much as 15-20%. People are willing to pay more for the opportunity to admire seascapes right from their flat windows.

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Sea view

A sea view is one of the most desirable criteria for many buyers. Flats with such a view are traditionally more expensive, as they not only offer aesthetic pleasure, but also guarantee a high rental income. This is especially true for those who are considering buying a property as an investment. The cost of such flats can be on 30-40% higher compared to similar properties without a sea view.

Infrastructure

Developed infrastructure is another important factor influencing the cost of housing. Proximity to key facilities - such as schools, kindergartens, supermarkets and sports centres - makes property more attractive to families. For example, flats in close proximity to major shopping centres or educational institutions can cost up to 1.5 times as much as those in close proximity to a large shopping centre. 10-15% more expensive.

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Proximity to the beach

In addition, proximity to the beach also plays an important role. Flats located within walking distance of the beach area are particularly popular with tourists and therefore command a higher price. This makes them an attractive option for investors planning to rent out the property. The difference in price can be as high as 20-25% depending on the distance from the beach.

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Transport accessibility

The presence of convenient transport interchanges and public transport stops also affects the cost of housing. Flats in areas with good transport accessibility are more in demand, as this makes it easier to get around the city. This is especially important for working professionals and families with children who value convenience and time saving.

All of the above factors - storey, sea view, developed infrastructure, proximity to the beach and transport accessibility - play a significant role in the formation of prices on the property market in New Batumi. Understanding these aspects will help you make an informed choice and assess which ones are most important to you when buying a flat.

Comparison: Old Batumi vs New Batumi

When it comes to choosing between Old and New Batumi, it is important to consider several key parameters: price, liquidity and rental income potential. Let's take a closer look at these aspects through the comparison table.

Parameter	Old Batumi	New Batumi
Average price per m²	$3,750	$1,550
Liquidity	High	Medium
Rental income	Stable	Variable

Price

In Old Batumi, the average price per square metre is approx. $3,750. This is due to the historical significance of the district, its unique architecture and proximity to the main attractions. At the same time, in New Batumi the prices are more democratic - approx. $1,550 per square metre. Here you will find modern residential complexes and developed infrastructure.

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Liquidity

Liquidity in Old Batumi remains high due to the steady demand for historic properties. This makes the neighbourhood attractive for long-term investments. In New Batumi, liquidity is medium due to active construction and expansion of residential complexes. However, it also offers opportunities for value growth in the future.

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Rental income

Old Batumi offers stable rental income due to the constant flow of tourists who prefer to stay in the historical part of the city. While in New Batumi the rental income can be variablesas it depends on seasonality and demand for modern flats.

Pros and cons of buying in each neighbourhood

When choosing between Old and New Batumi, it is important to consider both the advantages and disadvantages of each neighbourhood. Let's look at these aspects in detail.

Old Batumi

Pros:

1. Architecture and history: Old Batumi is famous for its unique architecture and historical atmosphere. For many buyers this becomes a decisive factor when choosing a property.
2. Central location: The proximity to major attractions and cultural sites makes the area particularly attractive to tourists and permanent residents. It also provides a stable rental income, which is favourable for investors.
3. High liquidity: Properties in Old Batumi are in steady demand, which ensures high liquidity and price stability. The average price per square metre is about $3,750.

Minuses:

1. High cost: Due to its popularity and historical value, property prices in Old Batumi are significantly higher, which may be out of reach for some buyers.
2. Limited choice: Historic development limits the number of properties available, which can make it difficult to find suitable housing.

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New Batumi

Pros:

1. Modern infrastructure: New Batumi offers modern residential complexes with upscale amenities such as swimming pools, fitness centres and gated communities.
2. Variety of offers: The area is actively under construction, providing a wide range of properties at more affordable prices, ranging from $1,550 per square metre.
3. Prospects for growth: New Batumi is developing at a rapid pace, which opens up opportunities for property values to rise in the future.

Minuses:

1. Active construction: Ongoing construction work can cause inconvenience to residents, including noise and temporary mobility restrictions.
2. New infrastructure: Although the neighbourhood is being actively developed, some elements of the infrastructure may not yet be completed, which takes time to fully develop.

The choice between Old and New Batumi depends on your personal preferences and goals. Old Batumi offers a unique atmosphere and stability, while New Batumi attracts with modern amenities and growth prospects. Considering the pros and cons of each neighbourhood will help you make an informed decision when buying property.

Which is more favourable for living and which is more favourable for investing?

When choosing a place to live in Batumi, it is important to consider such factors as ecology, infrastructure and transport accessibility. These aspects significantly affect the quality of life and comfort of living.

Ecology

Old Batumi offers a unique atmosphere with an abundance of green areas and parks, creating a favourable living environment. Here you can enjoy strolling through shady alleys and historic streets. However, due to the dense development, the level of air purity may be lower compared to newer neighbourhoods.

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New Batumi is characterised by more spacious territories and modern green areas specially designed for residents' recreation. Due to the lower building density, the air quality is better here, which is especially important for families with children and health-conscious people.

Infrastructure

В Old Batumi You will find a well-developed infrastructure with many shops, cafes, restaurants and cultural facilities. All of this is within walking distance, making life here particularly convenient. However, due to the historic development, there may be parking problems and limited modern amenities.

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New Batumi offers modern residential complexes equipped with all necessary amenities such as fitness centres, swimming pools and secured territories. New shopping and entertainment centres are being actively developed here, which ensures a high level of comfort for residents.

Transport

Old Batumi is characterised by convenient transport accessibility due to its central location. It offers easy access to major tourist attractions and business centres. However, heavy traffic and limited parking spaces may cause some inconvenience.

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В New Batumi the transport infrastructure continues to develop actively. Wide roads and new transport interchanges make travelling around the city more convenient and faster. This is especially important for those who prefer to live in quieter and more spacious areas, but still have quick access to the city centre.

Where rental yields and value growth are higher

In selecting property in Batumi For investments, it is important to consider the potential for rental income and growth in value. These factors have a significant impact on the profitability of the investment.

Rental yield

Old Batumi offers stable rental income due to its historical and cultural significance. Tourists and business travellers often prefer to stay in this part of the city because of its proximity to attractions and developed infrastructure. The average rental price here can be $500-700 per month for a one-bedroom flat. This provides a steady stream of tenants and makes Old Batumi attractive for long-term investment.

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New Batumi, with its modern apartment complexes and amenities, is also popular with tenants, especially young professionals and families. Here you can expect a slightly lower but still stable rental income, on average $400-600 per month for a similar flat. This neighbourhood attracts those looking for modern living conditions and comfort.

Value growth

Old Batumi is characterised by a limited number of available properties, which contributes to stable price growth. The historical value and uniqueness of the properties keeps demand high, leading to a gradual increase in value. Investors can expect price growth at the level of 5-7% per yearThis makes the area attractive for long-term investments.

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New Batumi, in turn offers a more dynamic market with active construction and infrastructure development. Here we can expect a more significant increase in property values due to the expansion of the neighbourhood and improvement of infrastructure. The projected price growth may reach 8-10% per yearespecially in new housing estates with modern amenities.

Legal and technical nuances of the purchase

Peculiarities of registration of secondary housing in the Old Town

Buying secondary housing in Old Batumi requires special attention to legal and technical aspects. Historic properties often involves a number of nuances that need to be considered:

1. Document verification: Make sure that all property documents are in order. It is important to check the title of ownership, no encumbrances and no debts. This will help to avoid legal problems in the future.
2. State of communications: Many buildings in Old Batumi have aged communications. A technical inspection is recommended to assess the condition of plumbing, electrics and heating. This may affect the cost of repairs, which may be $300-500 per square metre.
3. Historical value: Buildings of historical value may require approvals for renovations. This may take additional time and money.

New buildings and working with developers: what to look out for

When buying property in new buildings in New Batumi it is important to take into account the following points:

1. Builder's reputation: Research the builder's history and reputation. Reliable companies provide guarantees and respect construction deadlines. This will help to avoid the risks of under-construction.
2. Existence of authorisations: Make sure that the developer has all the necessary building permits. This guarantees the legality of the project and your peace of mind.
3. Instalment terms: Many developers offer flexible instalment terms. This can be a favourable option for those looking to pay for a property gradually. Pay attention to interest rates and payment terms.
4. Legal safeguards: Check for legal guarantees in case of delays or changes in the project. This will protect your investment and provide certainty for the future.

Understanding the legal and technical nuances of buying property in Batumi will help you avoid mistakes and make an informed choice. Whether it is a secondary residence in the Old Town or a new building in New Batumi, careful checking of all aspects will ensure a successful and safe transaction.

Hidden costs when buying in different neighbourhoods

When buying property in Batumi, it is important to consider not only the cost of the flat, but also the additional costs that may arise. These hidden costs can have a significant impact on the overall purchase budget.

Agency fee

Most property transactions include an agency commission, which is usually 1-3% of the value of the object. For example, when buying a flat for $100,000and the commission can be as high as $3,000. It is standard practice to ensure that the transaction is handled professionally.

Taxes and government fees

Taxes and state fees must be taken into account when finalising a transaction. In Georgia, the real estate tax is about 1% of the value of the home. This is a mandatory payment that needs to be budgeted for.

Repairs and furnishings

After buying a flat, repairs or improvements may be required. Depending on the condition of the home, the cost of repairs may be $300-500 per square metre. This is especially true for secondary housing in Old Batumi, where buildings may require renovation of communications and interiors.

Property insurance

Although property insurance is not compulsory, it is recommended to protect your investment. The cost of insurance can vary depending on the coverage and is on average $200-500 per year. This will provide you with financial protection in case of unforeseen circumstances.

Utility payments and maintenance

After buying a flat, you will also have to take into account monthly utility and maintenance costs. In modern apartment complexes in New Batumi, there may be additional charges for security, cleaning and maintenance of common areas, which amount to approx. $50-100 per month.

Understanding and accounting for hidden costs when buying property in Batumi will help you plan your budget more accurately and avoid unexpected costs. Whether it's agency fees, taxes, repairs or insurance, these costs are an integral part of the buying process and should be considered in advance.

Price forecast: how the market will change in Old and New Batumi

Analysing the property market in Batumi, we can identify several key trends that will influence price changes in the coming years. These forecasts will help potential buyers and investors to make informed decisions.

Old Batumi

Steady growth prices in Old Batumi are driven by limited supply and high demand for historic properties. The uniqueness and cultural value of the area continues to attract both local and foreign buyers. Prices are expected to increase by 5-7% per year. This is due to the constant interest of tourists and investors who appreciate the historic atmosphere and central location.

New Batumi

In New Batumi, the property market is characterised by a more dynamic development. New residential complexes are being actively built here, which contributes to the expansion and improvement of infrastructure. Due to this, a more significant price growth is forecasted, which may reach 8-10% per year. The development of modern amenities and transport accessibility makes the area attractive to young professionals and families.

Influence of external factors

The property market in Batumi is also influenced by external economic factors such as the region's investment appeal and tourist flow. Georgia continues to attract foreign investors, which contributes to additional demand for property. In addition, the development of tourism infrastructure and international connections may stimulate further price growth.

Forecasts show that the property market in Batumi will develop steadily, with different dynamics in the Old and New Districts. Buyers and investors who take these trends into account will be able to capitalise on opportunities for successful investments. Old Batumi offers stable and gradual price growth, while New Batumi offers prospects for more dynamic increases in property values.

Legal check-list: what to check in secondary and new buildings

Buying a property in Batumi, whether it is a secondary residence or a new building, requires careful due diligence. This checklist will help you avoid mistakes and ensure the safety of the transaction.

Secondary housing inspection

1. OwnershipMake sure that the seller is the legal owner of the property. Request an extract from the register of title. This will confirm that there are no encumbrances or liens.
2. History of the facility: Check the history of previous transactions with the property. This will help to identify possible problems such as ownership disputes or pending litigation.
3. Utility debts: Make sure there are no utility debts. This will avoid unpleasant surprises after the purchase.
4. Approvals and authorisations: If alterations have been made to the flat, make sure they are legal and have all the necessary permits.

Inspection of new buildings

1. Builder's reputation: Research the builder's history and reputation. Reliable companies provide quality guarantees and meet construction deadlines.
2. Building permits: Make sure that the builder has all the necessary permits. This guarantees the legality of the project and your safety.
3. Shareholding agreement: Read the contract carefully to understand payment terms, delivery dates and guarantees. Make sure the contract is in accordance with the law.
4. Legal safeguards: Check for legal guarantees in case of delays or changes in the project. This will protect your investment.

General Recommendations

• Consultation with a lawyer: It is advisable to contact a professional lawyer to check all documents and support the transaction. This may cost $500-1000but will provide additional protection.
• Verification of land status: Ensure that the land under the facility has the correct status and all necessary building permits.

Conclusion

Buying property in Batumi is an exciting and promising move, whether for living or investment. Old Batumi attracts with its history and stability, while New Batumi offers modern amenities and growth prospects. When making a decision, it is important to consider all aspects: from prices and legal nuances to hidden costs and rental income potential. We hope this article has helped you better understand the market and prepare for a successful transaction. If you have any questions or would like to receive a selection of current offers, do not hesitate to contact our experts. We are always ready to help you make an informed choice and find the perfect accommodation in Batumi.