What Does Your Money Buy per m² in Tbilisi vs Batumi?

A studio apartment in Batumi’s Tamar settlement now has a higher asking price per square metre than studios in four of the five Tbilisi districts tracked by myhome.ge — including Vake-Saburtalo.

According to myhome.ge’s July 2026 data, the average asking price for a studio in Tamar settlement was $1,772/m². That compares with $1,752/m² in Vake-Saburtalo, $1,628/m² in Didube-Chugureti, $1,436/m² in Gldani-Nadzaladevi, and $1,270/m² in Isani-Samgori. Only Old Tbilisi was higher, at $1,979/m².

There is an important detail here: Tamar settlement is not a direct seafront district.

This does not mean Batumi is now more expensive than Tbilisi. It means something more useful for a property buyer: prices are much more specific to the district than a simple Tbilisi-versus-Batumi comparison suggests. If you are considering buying a second property in Georgia, the question is therefore not simply which city is cheaper. It is which district, which type of property, and at what price?

Georgia’s property market is a district-by-district market

When buyers first compare Tbilisi and Batumi, it is tempting to look for one average price for each city. That can be useful as a broad starting point, but it quickly becomes misleading when you are looking at an actual property. Tbilisi has expensive districts and more affordable districts. Batumi does too. The difference between them can be large enough to completely change the conclusion you reach from a city-wide comparison.

The figures below are average asking prices, meaning prices advertised by sellers on the platform. They are not transaction prices and should not be treated as a valuation of any individual apartment. For larger apartments, we also show the average full asking price rather than trying to reduce everything to a price per square metre.

Tbilisi: what the different districts are asking

According to myhome.ge’s July 2026 data, the five tracked Tbilisi districts show a wide range of prices. Vake-Saburtalo is towards the expensive end — but even this relatively expensive district is slightly below Tamar settlement for studios ($1,752/m² versus $1,772/m², a $20/m² difference that is enough to change the ranking). Old Tbilisi is the most expensive of the five, and the only one where the studio asking price is higher than Tamar settlement ($1,979/m² versus $1,772/m²).

So the headline finding is precise: Tamar settlement is more expensive than four of the five tracked Tbilisi districts for studios. Didube-Chugureti ($1,628/m²), Gldani-Nadzaladevi ($1,436/m²) and Isani-Samgori ($1,270/m² — the lowest-priced of the five) are all below Tamar settlement’s $1,772/m².

District	Studio	1-bedroom	2-bedroom	3-bedroom
Vake-Saburtalo	$1,752/m²	$1,551/m²	$128,871	$186,255
Old Tbilisi	$1,979/m²	$1,855/m²	$163,788	$236,914
Didube-Chugureti	$1,628/m²	$1,437/m²	$109,003	$144,486
Gldani-Nadzaladevi	$1,436/m²	$1,249/m²	$88,673	$110,345
Isani-Samgori	$1,270/m²	$1,161/m²	$80,277	$104,615

The table makes the central point fairly difficult to miss: there is no single meaningful “Tbilisi price.” The gap between the highest and lowest studio asking prices in this five-district sample is substantial, and the same applies to larger apartments when you look at the total asking price. That is why the district matters so much.

Batumi: the data needs a little more caution

Batumi requires an additional warning. myhome.ge currently tracks eleven Batumi districts, but as of July 2026 it has enough listings to produce a reliable figure for only two of them: Tamar settlement and Makhinjauri. The other districts are currently marked as having insufficient data — including the actual seafront districts such as Old Batumi Ubani, Rustaveli Ubani, Bagration Ubani and Khimshiashvili Ubani. So we are deliberately not putting prices on those districts, and we are not averaging the two available district figures into a supposed “Batumi average.” That would give a false impression of precision.

District	Studio	1-bedroom
Tamar settlement	$1,772/m²	$1,512/m²
Makhinjauri	$1,492/m²	$1,365/m²

At $1,772/m², Tamar settlement’s studio price is above four of the five Tbilisi districts in the comparison — Vake-Saburtalo, Didube-Chugureti, Gldani-Nadzaladevi and Isani-Samgori. Only Old Tbilisi is higher, at $1,979/m².

The result is less dramatic when we move from studios to 1-bedroom apartments. Tamar settlement is $1,512/m² for a 1-bedroom — higher than Gldani-Nadzaladevi ($1,249/m²) and Isani-Samgori ($1,161/m²), but lower than Vake-Saburtalo ($1,551/m²) and Old Tbilisi ($1,855/m²). So the distinction matters: for studios, Tamar settlement is above four of the five tracked Tbilisi districts; for 1-bedroom apartments, it is above three of the five. That is a strong difference, but it is not the same finding.

Makhinjauri, the second Batumi district with enough data, is lower than Tamar settlement (studio $1,492/m², 1-bedroom $1,365/m²) — but still high enough to overlap with the lower-priced part of the Tbilisi market: its studio price is above Gldani-Nadzaladevi ($1,436/m²) and Isani-Samgori ($1,270/m²). This does not tell us Makhinjauri is “more expensive than Tbilisi” — it tells us the price ranges of individual districts in the two cities overlap, which is a much more useful observation for someone actually looking at properties.

What about the wider market?

There is useful context from TBC Capital, but it should not be mixed together with the myhome.ge district figures as though they were the same measurement. According to TBC Capital, Batumi’s city-wide average residential property price in 2025 was $1,395/m², up 17% year over year. That is a 2025 city-wide figure from a different source and period than the Tamar settlement and Makhinjauri figures above. Still, it is useful context: the increase recorded in 2025 shows that the rise in Batumi property prices was already well established rather than appearing suddenly in July 2026. The Tamar settlement figure should be read as part of a market that has been appreciating, not dismissed as a one-month anomaly.

There is similar context for Tbilisi. According to Galt & Taggart, the average residential property price in Tbilisi in 2025 was $1,334/m² for new-build property and $1,245/m² for secondary-market property — again, city-wide 2025 figures, not directly comparable to July 2026 district-level asking prices. But the comparison is still useful: Vake-Saburtalo’s studio asking price of $1,752/m² is well above these 2025 city-wide figures, consistent with Vake-Saburtalo being one of the more expensive parts of Tbilisi. It is another reminder that a city-wide average does not tell you what a buyer will actually face in a particular district.

So what does this mean if you are considering Batumi?

The most useful conclusion is not that Batumi has become expensive. It is that “Batumi is cheap” is no longer a sufficiently precise way to think about the market. If you are considering a second property in Batumi, the district should be one of the first things you examine — a property in one part of Batumi can sit in a very different price range from a property elsewhere in the city, and the same is true in Tbilisi.

The July 2026 data makes the overlap particularly clear: a studio in Tamar settlement, at $1,772/m², sits above Vake-Saburtalo, Didube-Chugureti, Gldani-Nadzaladevi and Isani-Samgori, and below only Old Tbilisi. That is a much more informative picture than saying “Tbilisi is expensive and Batumi is cheap.”

The asking price is not the value of the apartment

A district average is a reference point, not a valuation. Two apartments in the same district can have very different values — the difference may come from the building, the exact location, the floor, the view, the layout, the condition of the apartment, the quality of the project, parking, outdoor space or other characteristics.

There is a second issue: myhome.ge reports asking prices. A seller may advertise at one price and eventually agree to a different price with a buyer. So if you find an apartment advertised at a certain price per square metre, the right question is not simply whether that number is above or below the district average. The better question is: does this particular apartment justify that price compared with similar properties currently available? That requires looking at the actual property rather than relying on a headline number.

The practical takeaway

If you are comparing Tbilisi and Batumi as potential places to buy, start with the city — but do not finish there. Look at the district. Then look at the specific building or development. Then compare the apartment with genuinely similar properties.

The July 2026 data gives a clear example of why this matters. A non-seafront district of Batumi, Tamar settlement, has a studio asking price of $1,772/m², higher than the studio asking price in four of the five Tbilisi districts tracked by the same platform. But Old Tbilisi remains higher, and the Tamar figure cannot be used to represent Batumi as a whole. Meanwhile, Makhinjauri sits at $1,492/m² for studios and $1,365/m² for 1-bedrooms — showing another price level entirely.

That is the real story. The Georgian property market is not simply Tbilisi versus Batumi. It is district versus district, and ultimately property versus property.

If you already have a specific apartment in mind and are weighing whether to sell, RAUNF Group can help you look at the asking price in the context of the local market rather than relying on a city-wide headline figure. And if you are buying with an eye on rental income, we can assess the realistic rental potential of a specific district before you commit, not just the purchase price.

If you are an agent, lawyer or consultant who already has clients interested in Georgian property, RAUNF Group has separate terms for anyone who refers a client to us, for agents who want to list their own properties through our platform, and for anyone who simply recommends us to people they know — with transparent commission and tracking on every referral.

Because ultimately, you are not buying “Tbilisi” or “Batumi.” You are buying one particular property, in one particular location, at one particular price. That is what needs to be assessed.

Sources

• myhome.ge — average asking prices by district, calculated as of July 2026.
• TBC Capital — Batumi residential real estate market data for 2025.
• Galt & Taggart — Tbilisi residential real estate market data for 2025.