Georgian-Austrian resort developer marketing Black Sea coastal property (located in Chakvi, near Batumi, Georgia) to UAE investors.
2012
Founded
Off-plan properties in Batumi
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Ambassadori Island
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Ramada Batumi
Batumi, Georgia
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From 333.77k
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Gonio Yachts & Marina by EAGLE HILLS
Georgia
- Apartments
- Townhouses
- Villas
On Request
- Eagle Hills
- Coming soon
Explore Projects in Batumi
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Area Overview
Description
Batumi is Georgia’s second-largest city and main Black Sea resort in the Adjara region, situated near the Turkish border. Full freehold ownership is available to international buyers, with agricultural land being the sole exception. New construction averages roughly USD 1,865 per sqm, with prime Old Batumi reaching around USD 3,028 per sqm. International buyers account for over 80% of market transactions. Beachfront short-term rentals generate robust summer yields ranging from 15% to 25%. Major institutional developments, including Eagle Hills’ announced Gonio Marina, continue to expand the city’s coastal infrastructure.
For investors, Batumi is primarily a tourism-driven market. Demand peaks in the summer months, especially July and August, when short-term rentals reach high occupancy and strong daily rates. Ongoing infrastructure projects — including airport expansion, new roads, branded hotels, and the planned $6 billion Emaar Gonio Marina development — are supporting long-term growth and international interest.
In 2025, 17,478 apartments were sold in Batumi, up 15% year on year, with total market volume exceeding $1.3 billion for the first time. New-build prices averaged $1,865 per sqm, an increase of 9.4% over the year. International buyers accounted for over 80% of all transactions in 2024, with the majority coming from the Middle East, Israel, and the EU.
Price Analysis
Batumi is Georgia’s second-largest city and its main resort destination, on the Black Sea coast in the Adjara region near the Turkish border. It has a population of around 186,000, which increases significantly in summer due to tourism. The city is known for its beachfront boulevard, casinos, subtropical climate and rapidly developing skyline.
For investors, Batumi is primarily a tourism-driven market. Demand peaks in July and August, when short-term rentals reach high occupancy and strong daily rates. Ongoing infrastructure projects, including airport expansion, new roads, branded hotels and the planned USD 6 billion Emaar Gonio Marina development, support long-term growth and international interest.
In 2025, 17,478 apartments were sold in Batumi, up 15% year on year, with total market volume exceeding USD 1.3 billion for the first time. New-build prices averaged USD 1,865 per sqm, up 9.4% over the year. International buyers accounted for over 80% of all transactions in 2024, mostly from the Middle East, Israel and the EU.
USD 1,865
Average price per sqm, new build, end of 2025
7.28%
City average gross yield, Q1 2025
17,478
Transactions in 2025, up 15% year on year
USD 1.3B
Market volume, first time above USD 1B, up 23.8%
Prices vary considerably by proximity to the sea and area character. The table reflects 2025 transaction data by district (Galt and Taggart).
Area
Price per sqm (USD)
YoY growth
Character
Old Town (Batumi)
$2,231
+12.1%
Highest average in city; restored historic buildings; premium short-let
Heroes Alley
$2,095
Strong
Premium residential; active new development; range $1,830-3,325
Gonio-Kvariati
$1,715
+5.7%
Resort strip south of Batumi; range $1,150-5,800; Emaar Gonio Marina anchor
New Boulevard
$1,761
+11.7%
Sales leader (6,807 units in 2025); range $1,230-2,900; modern infrastructure
Makhinjauri
$1,851
Steady
Coastal suburb north of Batumi; range $1,100-2,700
Kobuleti
Range $1,000-1,700
Steady
More affordable coastal option; domestic demand
Inland districts
$1,320
+5.4%
Residential; local tenant base; highest yield potential
Peripheral areas
$1,005
+19.4%
Most affordable entry; fastest price growth in 2025; developing infrastructure
City average (new build)
$1,865
+9.4%
Year-end 2025
Metropolitan Insight: New Boulevard was the most active area in 2025, with 6,807 transactions, nearly double any other district. For investors it offers strong liquidity, a wide buyer pool and the easiest resale conditions in Batumi.
Batumi’s average gross rental yield was 7.28% in Q1 2025. Beachfront properties can generate higher returns in peak summer months, but income is highly seasonal. Most revenue is concentrated in July and August, with moderate income in May-June and September, and low occupancy during the rest of the year.
Location / strategy
Gross yield
Notes
Units Available
Beachfront, short-term let (peak season)
15-25%
July-August only; income concentrated; management overhead
Beachfront, annualised
4-8%
After off-season low occupancy; net lower than headline
Downtown / mid-zone
8-12%
Mix of short and long let; more balanced seasonality
Inland / residential
6-9%
Long let; local tenants; year-round occupancy
Gonio-Kvariati (resort)
Varies
Premium product; short-let focused; management required
City average (all types)
7.28%
Q1 2025 gross benchmark (Global Property Guide)
Seasonality: most short-term rental income is generated in July and August, with a smaller contribution from May-June and September. Investors looking for stable year-round income may prefer long-term rentals or view Batumi more as a capital growth market.
Batumi’s investment profile varies significantly by location:
New Boulevard. The busiest area, with modern residential towers, shopping centres and direct seafront access. Strong year-round infrastructure and a wide range of property types. Yield: 8-12%.
Old Batumi / Old Town. The historic centre with restored buildings and European-style streets. Highest average price per sqm and strong short-term rental demand. Renovation costs are higher, but heritage value is well established.
Heroes Alley. A growing high-end district with new residential and mixed-use projects. Second-highest in both transaction volume and price per sqm, with 3,993 transactions in H1 2025.
Gonio-Kvariati. A coastal area near the Turkish border with large plots and resort-style developments, less dense than central Batumi. The USD 6 billion Emaar Gonio Marina development is expected to drive long-term value growth.
Inland districts. Lower entry prices and stronger long-term rental demand from locals and workers. Less seasonal and easier to manage for consistent occupancy.
Kobuleti. A quieter coastal town north of Batumi with steady domestic demand, suitable for investors seeking Black Sea exposure at lower entry costs.
Batumi is a subtropical coastal city with a mix of influences: a former Soviet resort, a modern casino hub and a growing international destination. Its Black Sea waterfront and surrounding Adjara hills set it apart from most cities of its size.
- Batumi Boulevard: a 7 km promenade along the Black Sea with parks, sculptures, cafes and the main Ferris wheel.
- Argo Cable Car: connects the seafront to Anuria Hill, with panoramic views.
- Alphabet Tower: a 130 m structure inspired by the Georgian alphabet.
- Old Batumi: a European-style historic quarter with 19th-century architecture, restaurants and boutique hotels.
- Gonio Fortress: a Roman-era fortress 15 km south of Batumi.
- Batumi Botanical Garden: a 113-hectare garden on a cape north of the city.
- Climate and nature: subtropical, with warmer winters than Tbilisi and summer temperatures averaging 26-30 degrees C; Adjara hills, waterfalls and villages within 30 minutes of the centre.
- Adjara Free Industrial Zone: tax advantages for qualifying businesses in the Adjara region.
Route
Time
Notes
Units Available
Dubai to Batumi
About 3.5 hours
Via Istanbul or direct seasonal routes; growing summer connectivity
Istanbul to Batumi
About 1.5 hours
Multiple daily connections; Turkish Airlines and Pegasus
Tbilisi to Batumi
About 3 hours
By car via the East-West Highway (nearing completion); train also available
Batumi International Airport handled nearly 945,000 passengers in 2024, a 50%+ increase year on year. A major expansion is underway, including terminal enlargement, runway refurbishment and expanded parking for up to nine medium-sized aircraft. The East-West Highway linking Tbilisi and Batumi is approaching completion and will further improve travel times.
Data sources: Galt and Taggart Georgia Residential Property Report 2025; Colliers Georgia (June 2025); Global Property Guide Q1 2025; NAPR; Georgian Revenue Service; Batumi International Airport. Last reviewed April 2026.
Infrastructure
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Overview & Strategic Location
Georgia’s premier Black Sea resort city, combining seaside lifestyle appeal with high connectivity via an international airport, high-speed rail, and modern highway corridors.
Key Distances & Accessibility
-
Batumi Boulevard: 2 min walk
-
E70 European Highway: 3 min drive (coastal highway connecting directly to Turkey)
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Piazza Batumi & Alphabetic Tower: 8 min drive
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Batumi International Airport: 8 min drive
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Batumi Central Railway Station: 10 min drive (high-speed rail link to Tbilisi)
-
Turkish Border (Sarpi): 20 min drive
Airport Growth & Infrastructure Upgrades
Batumi International Airport handled nearly 945,000 passengers in 2024—a 50%+ year-on-year increase. A comprehensive expansion is underway, including terminal enlargement, runway refurbishment, and expanded apron capacity to park up to nine medium-sized aircraft simultaneously.
Regional & International Transit
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Istanbul → Batumi (~1.5 hrs): Multiple daily direct flights via Turkish Airlines and Pegasus.
-
Dubai → Batumi (~3.5 hrs): Direct seasonal flights and year-round connectivity via Istanbul, with expanding summer capacity.
-
Tbilisi → Batumi (~3–5 hrs): High-speed train or approx. 3 hours by car via the East–West Highway, whose imminent completion will further reduce travel times for tourists and investors.
Local Mobility
The city center is compact and pedestrian-friendly along the coastline, with comprehensive taxi and ride-hailing coverage for broader transit.
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Batumi holds major state universities and private international schools, driving student and expat rental demand.
• Batumi Shota Rustaveli State University (8 min drive) — flagship higher education institution
• Georgian-American School of Batumi (10 min drive) — international curriculum K-12 school
• Batumi International School (8 min drive) — English-medium international school
-
Modernized medical infrastructure with accredited tertiary hospitals serving tourists and residents.
• Batumi Referral Hospital (5 min drive) — major multi-specialty tertiary care hospital
• High Technology Hospital Center (8 min drive) — advanced surgical and emergency facility
• Health Centre Medina (10 min drive) — private multi-specialty medical center
-
Famous for its diverse architectural heritage, hosting historic Orthodox cathedrals, mosques, and synagogues.
• Batumi Cathedral of the Mother of God (8 min drive) — monumental Neo-Gothic Orthodox cathedral
• Orta Jame Mosque (8 min drive) — historic 19th-century mosque in Old Batumi
• Holy Trinity Church Sameba (15 min drive) — hilltop monastery with panoramic sea views
-
High real estate appeal driven by modern shopping malls along New Boulevard and traditional bazaars.
• Metro City Forum Mall (5 min drive) — shopping mall on New Boulevard with international brands and hypermarket
• Grand Mall Batumi (8 min drive) — multi-story shopping center featuring fashion outlets
• Batumi Plaza (8 min drive) — downtown commercial center with shops and Olympic pool
• Batumi International Airport: 8 min
• Batumi Boulevard: 2 min walk
• Piazza Batumi: 8 min
• Alphabetic Tower: 8 min
• Turkish Border (Sarpi): 20 min
-
Batumi is a subtropical coastal city with a mix of influences: a former Soviet resort, a modern casino hub, and a growing international destination.
Its Black Sea waterfront and surrounding Adjara hills create a setting that stands out from most cities of its size.
• Batumi Boulevard — 7km promenade along the Black Sea; parks, sculptures, cafés, and the main Ferris wheel; the social spine of the city
• Argo Cable Car — connects the seafront to Anuria Hill; panoramic views over the city and coastline
• Alphabet Tower — 130m structure inspired by the Georgian alphabet; distinctive city landmark on the seafront
• Batumi Botanical Garden — 113-hectare garden on a cape north of the city; subtropical and temperate climate collections; sea views
Nature, Sport & Daily Life
• Black Sea beaches — pebbly beaches along the city front and sandier options further south toward Gonio and Kvariati
• Watersports — jet ski, parasailing, and boat trips available along the coast during the summer season
• Year-round mild climate — subtropical; warmer winters than Tbilisi; rainy but green; summer temperatures average 26–30°C
-
Known as the Las Vegas of the Black Sea, offering booming tourist rental yields from casinos and beach resorts.
• Alliance Centropolis & Hyatt Venues (5 min drive) — luxury hotel dining, exhibition center, and casinos
• Alphabet Tower Revolving Restaurant (8 min drive) — 130-meter architectural tower with rotating restaurant
• Piazza Batumi (8 min drive) — Italian-style square featuring outdoor cafes and live concerts
Developers in Batumi
ARCHI appears to be associated with a large developer of the same name based in Georgia that has signalled entry into the Dubai market. We could not verify an established, standalone Dubai developer named ARCHI with a confirmed founding year and delivered UAE projects.
5+
Off-plan now
2006
Founded
Eagle Hills is an Abu Dhabi-based private developer founded in 2014 by Mohamed Alabbar, focused on large-scale mixed-use waterfront destinations across emerging markets - including Belgrade Waterfront in Serbia, Maryam Island in Sharjah and projects in Georgia, Jordan and beyond.
5+
Off-plan now
2014
Founded
FAQ
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Can foreigners buy freehold in Batumi?
Yes—full freehold is open to foreign buyers in Batumi, with agricultural land as the sole legal exception.
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Does purchasing property grant eligibility for a Georgian residence permit?
Yes. Purchasing non-agricultural real estate with an officially appraised market value of at least $100,000 USD entitles the buyer and their immediate family members (spouse and dependent children) to apply for a one-year renewable Short-Term Residence Permit. Holding this permit continuously can lead to permanent residency over time.
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Can I purchase real estate remotely without traveling to Georgia?
Yes. A significant share of transactions in Batumi are executed remotely. You can grant a Power of Attorney (PoA) to our agency or a certified legal representative. The PoA must be notarized and apostilled (or legalized) in your country of residence, after which we can handle property selection, contract signing, and title registration on your behalf.
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What rental yields (ROI) can investors expect in Batumi?
Well-located seafront apartments and managed aparthotels in high-demand districts (New Boulevard, Old Boulevard) typically generate 8% to 13% net annual rental yields. Returns are driven by peak international tourism between June and September, combined with steady mid-season business travel and digital nomad demand.
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Can I pay for property using cryptocurrency or international wire transfers?
Yes. International SWIFT bank transfers in USD, EUR, or GEL are standard practice. In addition, many prominent developers in Batumi accept major cryptocurrencies (such as USDT, BTC, and ETH) via licensed payment processing partners, converting directly into local development escrow accounts.
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Who manages the property and guest bookings if I live abroad?
Most modern residential and hotel-style complexes feature on-site international or local property management operators. Management packages typically operate on a revenue-share model (usually 70/30 or 80/20 in favor of the owner) and cover marketing on Booking.com and Airbnb, key exchange, 24/7 reception, housekeeping, utility payments, and monthly financial reporting.
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