- Batumi market in numbers
- Overview of the districts of Batumi
- New Boulevard
- Alley of Heroes (The Center of Batumi)
- Shartava District and 6th of May Park (Rustaveli)
- Old Town
- Cape Verde (Mtsvane Kontsi)
- Makhinjauri
- Gonio-Kvariati
- Kobuleti
- Oil refinery area
- Batumi Island (official name - Ambassadori Island Batumi)
- Summary
Previous overview of this market went to HomesOverseas.ru in 2024. Many trends have persisted and intensified, but there are also significant changes: sales and prices are going up again.
The Batumi real estate market has been stagnating for two years, which followed the migration boom of 2022-2023, but since the middle of last year, the situation has turned around again. Housing sales are growing, fueled by international demand: according to Galt & Taggart, the share of foreign buyers of apartments in Batumi reached 63% in the 1st quarter of 2026. Israelis, Russians, Western Europeans, Americans, Turks, and Emiratis come not for the Golden Fleece, but for vacations, prospects, and profitable investments. By the way, the region has increased its tourist attractiveness due to casinos (several dozen gambling establishments are already operating, and new ones are being built).
Batumi market in numbers
The housing market is extremely active. In the first half of 2026, 7,838 real estate transactions were concluded in Batumi (+11.4% by 2025), and the total market volume reached $507 million (+29%). June was the most active: 1,468 transactions worth $100 million. These are the data from Colliers Georgia.
The average price of an apartment in the primary market in the 1st quarter of 2026, according to the Galt & Taggart report, is 1,893 dollars per square meter (+8.7% YoY), in the secondary market 1,479 dollars per square meter (+7.8%). By June, the weighted average price in new buildings, according to Colliers Georgia, rose to $ 1,455 per square meter, showing an annual increase of 22%.
Rental yield decreased from 8.8% (2024) to 7.1% (early 2026). The average daily rate (ADR) in the 1st quarter fell by 7.3%, according to Galt & Taggart.
According to Galt & Taggart, in the 1st quarter of 2026, the share of buyers from abroad reached 63%. However, in the 2nd quarter, according to Colliers Georgia statistics, it stabilized at 47-49%, providing up to 90% of the net increase in transactions. The main buyers are from Russia, Israel, the CIS countries, Europe and the USA. In 2025, the Israelis were in the lead, surpassing the Russians.
The leader in the number of transactions in the 1st quarter, according to Galt & Taggart, is Novy Boulevard (1,671 transactions), followed by Alley of Heroes (811), inner districts (492), periphery (416), Makhinjauri (317), Old Town (283), Kobuleti (120) and Gonio-Kvariati (59). At the same time, large developers are actively entering the suburbs (Kobuleti, Chakvi, Gonio-Kvariati), which indicates the early stage of the investment cycle in these locations.Key trends. Foreigners are the main driver of growth. Demand is shifting towards new buildings, and prices in the primary market are rising faster than in the secondary market.
Overview of the districts of Batumi
New Boulevard
Features.A completely new development. 15 years ago, there was an undeveloped area here. Today, Novy Boulevard is the most saturated area of the coast with new buildings and the leader in terms of transactions in the city (1,671 transactions in the 1st quarter of 2026). The showcase of new Batumi: spacious alleys, a residential complex with panoramic windows, many facilities for recreation and rental. The area is considered fashionable and is actively promoted by developers as a tourist and investment area.
Positive.Exclusively new houses, new roads and interchanges, rich infrastructure - cafes, restaurants, gyms, shopping malls. The largest park and casino. Convenient pedestrian zones, modern landscaping.
Minuses.Very dense building, few parking spaces, difficult traffic, especially in high season. There is an important caveat to the urban landfill near the airport: when the wind blows from that direction, there is an unpleasant smell in the area. This happens infrequently, but it is a fact.
Types of housing.Everything is represented: apartments, hotel rooms, apartments for rent, as well as villas and townhouses.
Notable projects.ArtHouse, Temp District, Laguna Resort, Oxy and Status House projects from the developer ELBuilding; two major landmark facilities Alliance Palace (41-storey tower with Courtyard by Marriott hotel on the lower floors) and Black Sea Towers (two 33-storey towers on the first line).
Prices.At the construction stage, about 1,500 dollars per square meter. m without finishing, renovated - 2,300-2,400 dollars per sq. m. Upon completion of transactions, the average price, according to Galt & Taggart, is higher than 1,787 dollars per sq. m (for the 1st quarter of 2026). Rent is on average 10.8 dollars per sq.m. m per month for long-term contracts.
For whom.The universal area is suitable for both rent and own living. One of the most popular areas for purchase with a view to subsequent delivery and resale. There are many tourists, the season is long, and the construction is active.
Alley of Heroes (The Center of Batumi)
Features.Dense high-rise buildings with more than 40 floors, which is why the area of the stadium and the Alley of Heroes is often called "our Las Vegas" by locals. Solid towers, modern residential complexes. The second largest sales area is 811 transactions in the 1st quarter of 2026.
Positive.Well-developed infrastructure for business and life - coworking areas, restaurants, shops, gyms.
Minuses.Heavy traffic and noise, as well as a very large number of rooms, high competition between owners when renting.
Types of housing.Mostly apartments in high-rise business class complexes.
Notable projects.Alliance Centropolis No. 1, Next Address, Calligraphy, as well as Cube and Oval from the developer Metropol.
Prices.Starting from an average of $2,000 per sq.m. m without finishing, there are options for 3,000-5,000, and 1,500 - the spread is large. Statistics give an almost identical average figure of $2,081 per sq.m. m after the transactions (for the 1st quarter of 2026).
For whom.First of all for rent. Suitable for permanent residence for those who like the dynamics of the city.
Shartava District and 6th of May Park (Rustaveli)
Features.This area can be called one of the most balanced in terms of feelings. It is urbanistically saturated, but not congested. There is a large lake, a park, a zoo, a dolphinarium, schools, pharmacies, and many cafes - all surrounded by greenery. The area is in demand from both buyers and tenants. An example of how quickly new areas of attraction appear in Batumi: a few years ago there were many empty territories here, but now it is a solid residential cluster of modern new buildings, supermarkets, coffee shops and offices.
Positive.Wide sidewalks, park under the window, quiet even in the season, good landscaping. This is an area where you can live and relax without stress. Developed infrastructure - everything is within walking distance: schools, pharmacies, shops, hairdressers, places for walking. It is popular with locals, expats and investors.
Minuses.There is a feeling of dense buildings and lack of air between the houses. It's like there's still not enough greenery.
Types of housing.New buildings of the middle and above the middle class with high-quality entrances, facades and elevators prevail. There are underground parking lots.
Prices.They are growing steadily, but the area has not yet reached its peak. You can find profitable offers. According to experts, prices here are lower than on New Boulevard and Alley of Heroes, and start at 1,600-1,800 dollars per square meter. In houses with views of the park or the sea, they are higher.
For whom.One of the most promising areas in terms of investment. New buildings are in demand, especially for those who are looking for apartments for rent. The area is not yet overheated, which means that the growth potential remains. It is this area that has great prospects of being called the center of Batumi in the future.
Old Town
Features.The historical center and at the same time the most elite area of the city. 19th century architecture, cobbled streets, cozy squares, restaurants, wine bars. The main tourist attractions are located here - Piazza Square, Clock Tower, Europa Square. High-rise construction is prohibited by law, so there are almost no major new projects.
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Positive.Rich and high-quality gastronomic infrastructure, the most exquisite cafes and restaurants, low-rise buildings, atmospheric European streets, more quiet than in other central areas.
Minuses.The main limitation is the ban on high-rise construction, which narrows the choice of new housing. It's noisy at any time of the year, especially during the season. The streets are narrow,Parking is a real quest. The buildings are old but renovated, and the apartments are often without elevators.
Types of housing.Mostly apartments in historical and low-rise buildings.
Notable projects.Piazza Residence from Tower Group, Batumi Concept projects with beautiful architecture.
Prices.From $2,500 per sq.m. This expert estimate is almost exactly the same as the statistics: the average transaction price in the Old Town for the 1st quarter of 2026 was $ 3,146 per square meter (Galt & Taggart), which makes the area the most expensive in the city in fact sales. Rent is on average 11 dollars per sq.m. m per month, the maximum among all monitored areas.
For whom.It is great for both your own living and for renting. There are a lot of tourists here in the summer. This place is ideal for walking, relaxing, and taking photos, but not everyone is comfortable living here.
Cape Verde (Mtsvane Kontsi)
Features.The terrain physically limits the amount of development. There are few large projects here and it is unlikely that there will be much more. Official Galt & Taggart statistics do not single out this area as a separate segment - the data is taken into account in the general category of peripheral coastal zones. This is the greenest and most eco-friendly area of Batumi with a steady demand for luxury housing. It attracts buyers who value privacy, silence and fresh air. The proximity to the Batumi Botanical Garden and the clean beach create a premium atmosphere here.
Positive.Nature, proximity to the botanical garden, excellent beach with clear water, sea, fresh air. Quiet even in high season. The reconstruction of the Zelyony Cape railway platform improved transport accessibility in early 2026.
Minuses.There is a limited choice of ready-made and under construction housing due to the terrain features and the status of the nature protection zone. A small number of objects for purchase. There is less infrastructure compared to the central areas.
Types of housing.Mostly apartments for rent in low-rise complexes, less often villas and townhouses. There are rare offers for the sale of large plots of land with the potential for the construction of individual houses.
Notable projects."Green Cape Botany" (completed in 2023, 7-storey buildings with 80 apartments, private spa); "Green Cape, Batumi" (house 150 meters from the sea, accredited for mortgages for non-residents); Next Collection is the most famous project on the first line of the sea.
Prices.The average is from 1,800 dollars per sq.m. m without decoration. Ready-made renovated facilities in the premium segment can reach 2,500-3,000 dollars per sq. m.
For whom.Perfect for renting, especially in the "quiet luxury" segment for wealthy tourists. For an amateur who is willing to sacrifice a variety of infrastructure for the sake of privacy and nature.
Makhinjauri
Features.The area actually borders on the Green Cape, but has a more active development dynamics. According to Galt & Taggart, 317 transactions took place in Makhinjauri in the 1st quarter of 2026 (the third result in the city after the New Boulevard and the Alley of Heroes) at an average price of 1,819 dollars per square meter - higher than on the New Boulevard. The bypass road, launched in 2024, has significantly relieved the center of Makhinjauri from transit traffic. The area offers a good balance between proximity to the sea (5-10 minutes on foot), quiet and quick access to the center (15 minutes by car).
Positive.Convenient transportation, quick access to the highway. There is less tourist fuss than on the New Boulevard. There are many new projects on the first and second lines. There are options with panoramic sea and mountain views. Good value for money and distance from the center. Developing infrastructure - supermarkets, pharmacies, schools are opening.
Minuses.The infrastructure is still inferior to the central districts. There are fewer cafes, restaurants, and entertainment options. There are not enough large shopping malls and parks. Some of the buildings are older, there are houses with worn-out utilities.
Types of housing.New buildings of the middle and above the middle class predominate, both on the first line of the sea, and in the second and third lines. There are both compact studios for rent and spacious apartments for your own living. There are hotel rooms in the format of apartment hotels.
Notable projects. Next Collection complex on the first line with developed infrastructure (swimming pool, coworking, management company); Mardi Aquapark Wellness Resort wellness resort format with an aquapark, commissioned at the end of 2025; Real Palace Green – chamber premium project, low-rise club the house.
Prices.The average transaction price for the 1st quarter of 2026 is $1,819 per sq.m. During the construction phase, you can find options starting from $1,400 per sq.m. m without decoration. In premium projects on the first line, up to $ 2,500 per square meter.
For whom.The area is actively chosen by investors who are looking for an alternative to overheated areas. It is also suitable for your own living, especially for those who appreciate peace of mind and plan to use a car. A good choice for families with children due to the schools and relative quiet.
Gonio-Kvariati
Features.Until recently, there were quiet fishing villages, but today there is an area where premium hotel brands are actively entering. The infrastructure is still poorly developed. Technically, this is already a part of the city, but the area feels like it creates a resort-village mood. It's quiet, green, few cars, fresh air. There are 59 transactions in total in the 1st quarter of 2026, but the growth potential is high.
Positive.Magnificent nature, gorgeous mountains, great air and the cleanest sea on the coast are noticeably cleaner than in Batumi itself. The beach, silence, lots of greenery and beautiful views.
Minuses.Narrow roads, difficult transportation, and a long horizon for infrastructure development. So far, there is a limited selection of shops, pharmacies and city services.
Types of housing.There are very few complexes for permanent living. The market is almost entirely represented by rental properties. Mostly apartments in hotel complexes.
Notable projects.Five-star hotel complexes on the first line of the sea: Wyndham Grand Batumi Gonio, Pontus Rotana, a project from Radisson (developer Next), Wyndham Residence.
Prices.According to Galt & Taggart, the average transaction price is $2,075 per square meter (for the 1st quarter of 2026).
For whom.According to experts, "this is more for rental income", not a format for permanent living. However, if you don't need fuss, but want peace by the sea, this is your option.
Kobuleti
Features.A resort village 30 kilometers from Batumi, an all-Union health resort in Soviet times. Now large Batumi developers are actively entering here. According to experts, Kobuleti today is at the same stage of development as Batumi five to seven years ago - before the massive development boom. In the 1st quarter of 2026, 120 transactions took place here - not much by the standards of the city, but the indicator is growing. There are still vacant lots on the first line, which is already a rarity for the coast. There are sphagnum swamps and coniferous forests protected by the Ramsar Convention, which makes the local air different from that of Batumi.
Positive.The beach has small pebbles and sand, the water is cleaner than in Batumi. Coniferous forests approach the shore. Quieter than in the city, fewer cars. There are projects on the first line and they continue to appear.
Minuses.Seasonality: there are almost no tourists in winter, the rental market freezes. Batumi is 30–40 minutes away by car, public transport runs, but infrequently. The infrastructure is still limited - there are several shops and cafes, the choice is less than in the city.
Types of housing.Apartments in hotel complexes and residential complexes with a management company. There are villas and townhouses. Mostly middle and high class, there is almost no economy segment.
Notable projects.Alliance Renaissance is on the first line, with a wellness center. A hotel project from Next Archi. The casino project from Kibike promises to be the largest complex in Adjara. All three are within a kilometer of each other on the zero line. Also inKobuleti visits "Metropol" (developer of Cube and Oval in Batumi).
Prices.According to experts, the average transaction price for the 1st quarter of 2026 is about $1,900 per square meter. At the construction stage, from $1,200 to $1,400 per square meter. m without decoration.
For whom.For investors with a 5- to 7-year horizon, the area is at an early stage of development, prices are lower than in Batumi. For permanent residence, if you do not need to travel to the city every day and are satisfied with a limited set of services. There is high demand for rentals in summer and downtime in winter.
Oil refinery area
Features.One of the most affordable areas for the price. There are many inexpensive facilities, simple buildings, and small residential complexes. A large-scale project of the bulk island of Batumi Island is beginning nearby, which can radically change the entire area. The lowest prices in Batumi are right here right now.
Positive.Low cost of real estate, growth potential in connection with the Batumi Island project. Investors are already starting to look at the area with a view to future growth.
Minuses.Poorly developed infrastructure, little greenery, poor landscaping. There is an oil refinery here, which negatively affects the ecology of the area. The comfort is below average.
Types of housing.Mostly inexpensive properties in the economy segment.
For whom.For investors with a long-term horizon who are ready to wait for the implementation of the Batumi Island project. Today is the most budget-friendly option for entering the Batumi market.
Batumi Island (official name - Ambassadori Island Batumi)
Features. It is being built 2 km from the coast.The large-scale project includes two artificial peninsulas and one island with a total area of 84 hectares. A shopping center, a park, a marina with a yacht club, a casino with an area of 5,000 square meters, and more than 50 cafes and restaurants will appear on the territory. The new business center of Batumi will be located here. Today, the first residential tower (58 floors, 1,358 apartments) is under construction, which is scheduled for completion in February 2029.
Positive.Unique location. The only white sand beach in Georgia.Complete world-class infrastructure. Thanks to the business center, hotels are busy all year round.
Minuses.The project is at an early stage of implementation. The island's infrastructure will be formed as people settle in. The center of Batumi is 5-10 minutes away by car, but for daily trips you will need private transport (public transport has not yet been launched).
Types of housing.The First Tower features studios from 37 sq. m., 1-bedroom apartments from 53.4 sq.m. and 2-bedroom apartments from 108.4 sq.m.
Prices.Sales start from 1,500 dollars per square meter (without finishing).
For whom.For investors with a 3- to 7-year horizon who want to enter into a unique project at an early stage.For buyers of premium housing who value privacy, panoramic views and world-class infrastructure.
Summary
As you can see from the review, each district has its own character. There is no universal center in Batumi, and the locals are divided into two camps: some consider the Old Town to be the center, while others consider the area of Shartava Street to be the center.
Ultimately, the choice of an area in Batumi depends on the purpose of buying a property.
If your goal is a quick-return investment, you should look at the New Boulevard and the Alley of Heroes, where there is high tourist demand and active rental.
If your goal is long-term capital growth, pay attention to Kobuleti and Gonio-Kvariati, where large developers are entering, and price increases are still ahead. And also to the Batumi Island area.
If your goal is to have your own place, the choice depends on your lifestyle: The Old Town for those who appreciate the European atmosphere and are ready to put up with the hustle and bustle of tourists; the 6 May / Rustaveli Park area for those who need a balance of greenery, comfort and infrastructure; The new The boulevard is for lovers of modern urbanism by the sea; Gonio is for fans of silence and nature.
If your goal is the rental business, the New Boulevard and the Alley of Heroes, as well as the historical center with its high tourist traffic, are in the lead.
Thank you for your help in preparing the material:
Victoria Valenskaya, founder of the international real estate agency"CULTURE"
Mikhail Shmakov, head of the agency SM Sale
Sources:
https://batumelebi.netgazeti.ge/
https://galtandtaggart.com/en/reports/details/6a1802a0080c5f0007598c7f
bm.ge/en/news/batumi-apartment-transactions-rise-by-8-foreign-buyers-account-for-47-colliers
