Georgia 2026 guide: Tbilisi or Batumi?
The 21 checks to run before paying a single euro
What we verify ourselves before presenting a Georgian project. Not a sales pitch: the documents we require, and what a refusal means.
Why 21 checks rather than a pitch
Most overseas investment presentations lead with a stated yield. But a yield is computed afterwards, from assumptions. What actually decides the outcome is what was verified beforehand: who owns the land, whether the permit exists, whether the mortgage over the development can be released on your unit, and who is selling under the contract. The 21 points below are the mandatory checks in our own audit procedure. A single disqualifying point is enough to drop a project, whatever its score elsewhere.
The 21 mandatory checks (13)
A point marked disqualifying is not weighted: if it fails, the project is dropped even if everything else is in order.
Promoteur et société-projet — 25/100
- •Extrait de société récent
- •Bénéficiaires effectifs identifiésdisqualifying
- •Pouvoirs du signataire vérifiés
- •Contrôle sanctions, PEP et adverse mediadisqualifying
Titre, foncier et permis — 25/100
- •Propriétaire confirmé au registre publicdisqualifying
- •Catégorie de terrain non agricoledisqualifying
- •Code cadastral et plan
- •Hypothèques et mécanisme de mainlevée par unitédisqualifying
- •Permis de construire validedisqualifying
Économie nette de l'opération — 20/100
- •Charges réelles documentées
- •Aucun rendement présenté comme garantidisqualifying
Contrat et devises — 5/100
- •Identification précise du lot au contratdisqualifying
- •Clause de remboursement en cas de non-livraisondisqualifying
Tbilisi or Batumi: the wrong question
The useful comparison is not “which city yields more”, because the answer depends entirely on the operating mode, seasonality and the manager. The useful comparison rests on three things: the nature of rental demand (year-round residential or seasonal tourism), the depth of the resale market, and the reliability of the manager available locally. Our project pages and comparison table show these three side by side, marked “to be confirmed” wherever we do not yet hold the document.
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General information only — not legal, tax or investment advice. Capital, rents and liquidity are not guaranteed. Off-plan purchases carry delay and non-completion risks. Acquisition is governed by Georgian law: engage independent local counsel.