Following a sharp rise in prices caused by the influx of migrants in 2022–2023, Georgia’s residential real estate market is shifting toward more moderate growth, supported by domestic demand, urbanization, rising incomes, and investment in rental housing. In the second quarter of 2026, the price index for new residential real estate in Tbilisi rose by 4.9% compared to the same period last year and by 0.9% compared to the previous quarter. Compared to the 2020 average, housing prices have risen by 63.8%, the Georgian National Statistics Office reported on July 23.
Apartments in new buildings in Tbilisi have risen in price by 4.8% over the past year, while single-family homes have risen by 5.5%. The highest asking prices remain in the Mtatsminda district, where the median price of new apartments reached 6,730 lari per square meter. This is followed by Vake at 5,914 lari and Krtsanisi at 4,630 lari per square meter.
According to estimates by the investment banking firm Galt & Taggart, the period of 20–40% annual price increases for new construction has come to an end. In the coming years, prices in the primary market may grow by an average of 5–7% annually, reflecting a transition from migration-driven frenzy to more sustainable market development.
In the first quarter of 2026, 10,907 thousand apartment transactions were registered in Tbilisi—16% more than a year earlier. The total value of housing sold increased by 23.1% to $958 million.
Georgian citizens remain the primary buyers of housing in the Georgian capital. According to a Galt & Taggart study for the first quarter of 2026, they accounted for about 70% of sales in developers’ projects.
Among foreign buyers, Israeli citizens were the most active, accounting for 12% of all sales. Russian citizens accounted for about 3%, while buyers from other countries accounted for a combined 14%. The statistics for Tbilisi do not provide a separate figure for Ukrainian citizens.
The Batumi market remains significantly more dependent on foreign investors. In the first quarter of 2026, 4,049 thousand apartments were sold in the city—15.8% more than during the same period last year. The Galt & Taggart study covered more than 30 projects by major developers, accounting for about 40% of Batumi’s primary market. According to the results, Georgian citizens accounted for 37% of sales, while foreigners accounted for about 63%.
The largest foreign group consisted of buyers from European countries, who accounted for about 18% of transactions. Israeli citizens accounted for 16% of sales, while the combined share of buyers from Ukraine, Russia, and Belarus totaled 13%.
Turkish citizens purchased another 10% of the apartments, buyers from Arab countries accounted for 3%, and buyers from other countries accounted for about 4%. The data published by the Georgian authorities does not break down the shares of Ukraine, Russia, and Belarus, so it is impossible to determine which of these three countries’ citizens were the most active buyers.
The demand structure reveals a significant difference between the country’s two largest markets. In Tbilisi, sales are driven primarily by Georgian buyers purchasing homes for residential use or long-term rental. In Batumi, foreign investors play the leading role, focusing on resort real estate and renting apartments to tourists.
However, official Geostat statistics cover only prices for new housing in Tbilisi and do not provide a complete breakdown of buyers’ nationalities across Georgia. Data on citizenship is based on surveys of major developers such as Galt & Taggart; therefore, it primarily reflects the organized primary market rather than all real estate transactions in the country.
