What a Tbilisi developer is actually selling you
Three things vary between the companies on this list, and price per square metre is the least important of them. The first is finish level. The second is whether the developer builds with its own crews or tenders the job out. The third is whether the building gets handed over on the date printed in your contract.
Ask about all three before you ask about the view.
What it costs in 2026
Across developer price lists in mid-2026, asking prices sat roughly here:
- 800 to 1,100 USD per sqm in Gldani, Isani and outer Didi Dighomi
- 1,100 to 1,800 USD per sqm in Saburtalo, Dighomi and Avlabari
- 1,800 to 3,000 USD per sqm and up in Vake, Mtatsminda, Old Tbilisi and around Lisi Lake
Those are ranges from public listings, not quotes. Off-plan prices step up as floors go on, so an early-stage price and a near-completion price for the same building can differ by 20% or more.
How to choose a developer
Rank the company on delivery, not on the render.
- Ask for handed-over buildings by name and address. Then go stand in front of one. A five-year-old facade tells you what a marketing suite will not.
- Check the construction permit. It is a public document. A sales manager should give you the number without pausing.
- Read the pre-sale contract for the delivery date and the penalty. A delivery date with no penalty attached is not a delivery date.
- Ask who does the building. Some developers here construct in-house, others subcontract every project. In-house is generally the safer bet on finish.
- Ask how the project is funded. Bank-financed schemes and schemes running purely on buyer instalments behave very differently when sales slow.
Red flags
- A price well under the district average with no explanation attached to it.
- A sales team that will not put the completion date in writing.
- No completed buildings at all, only renderings and a brand name.
- Pressure to sign the same day for a discount that expires at closing time.
- Verbal promises about parking, storage or roof access that appear nowhere in the draft contract.
When you should skip the developer entirely
If you want to be living in central Tbilisi within three months, buy resale. The stock is deeper, the building already exists, and you can inspect exactly what you are paying for. Off-plan makes sense for two reasons: you want one specific new project in one specific location, or you need the instalment plan because a Georgian mortgage is not open to you.
Either way, do not sign a pre-sale agreement without a real estate lawyer reading it first, and run the title and permit checks set out in our guide to property due diligence in Tbilisi. Georgian purchase contracts are short and enforceable, which cuts both ways.
