Why this guide contains no prices
You will find “what €70,000 gets you in Georgia” tables everywhere. We publish none, for a simple reason: we hold no official source covering the whole market.
Geostat publishes price indices, but their coverage focuses notably on Tbilisi and on defined segments — not the entire market, nor every new-build segment in every city. Publishing a table would mean copying commercial listings and dressing them as a statistic.
What we can do is give you the method. It is worth more than a table, because it stays correct when prices move.
The budget is not the price
The most common mistake is to reason on the advertised price. What actually leaves your account covers several items, some of them forgotten until signing.
Purchase price of the unit.
Registration fees and public registry formalities.
Intermediation fees, where they fall on the buyer.
Furniture pack, usually essential for furnished or short-stay letting.
Works or finishes not included in the price: get this stated in writing.
Ancillary costs: translation, power of attorney, international transfers, local legal counsel.
Independent local legal counsel is an expense, not an option. On an overseas purchase, it is the line item where saving money costs the most.
Currency conversion is part of the budget
A price quoted in dollars or lari only becomes a euro amount at a rate, on a date. The National Bank of Georgia publishes daily official rates, which serve as the public reference.
Note carefully: an official rate is a publication reference, not the rate at which your bank will execute. The rate you actually get, the commission and the transfer fees depend on the institution. Have the full transfer cost confirmed before you sign.
This is why our simulations freeze the rate used with its date: a converted figure without its dated rate cannot be explained six months later.
The method, step by step
1. Set your total envelope, not your target price. This is the maximum that will leave your account, all in.
2. Subtract the fees listed above. What remains is your real available purchase price.
3. Require the developer's dated price list, and the matching payment plan.
4. Verify actual availability of the unit: a price list is not available stock.
5. Simulate the net, not the gross: charges, management, platform commissions, vacancy, indicative local tax.
6. Apply stress tests: income below plan, delivery delay, currency depreciation.
Key takeaways
No price per square metre appears here: we hold no exhaustive official source.
Your budget must cover the price and fees, furniture, legal counsel and the real cost of currency conversion.
A developer price list must be dated and accompanied by real availability.
Prices and availability are to be confirmed at the moment you decide, never taken from a guide.
Risks to be aware of
Forgotten fees: the budget turns out short at signing.
Gap between list and stock: the unit shown is gone and you are steered to another, less well placed.
Underestimated conversion cost: commission and spread shrink the real envelope.
Off-plan purchase: payment is staged, but delay and non-completion risks exist and carry none of the French protections.
Unpriced furniture: an unfurnished unit cannot be let on short stays.
Checklist for your budget
Do I have a total envelope, fees included, rather than a target price?
Do I have the developer's dated, signed price list?
Do I have written confirmation that the specific unit is available?
Is the furniture pack priced, and what exactly does it contain?
Have I budgeted for independent local legal counsel?
Has my bank confirmed the full transfer cost, rate and commission included?
Is the payment plan itemised, with its triggers?
Illustrative example
This example is fictional. The amounts illustrate the structure of a calculation, not a market price.
A buyer has a total envelope of €70,000. They first subtract fees: registration, any intermediation, furniture, legal counsel, currency and transfer costs. The remainder is their available purchase price — necessarily below €70,000.
They then request the developer's dated list and written availability for the specific unit. Then they simulate the net, not the gross, applying stress tests.
At no point do they start from an “average price per m²” read in an article.
Why don't you give a price range?
Because we hold no official source covering the whole market. Publishing a range drawn from commercial listings would lend it an authority it does not have.
Is €70,000 enough to invest in Georgia?
That depends on the real price of the unit, the fees, the furniture and your operating mode. The useful question is not “is it enough” but “what does my envelope absorb once every item is counted”.
Is a developer's advertised price negotiable?
That is a matter of each developer's commercial policy and current conditions. Have any agreed condition confirmed in writing, with its validity date.
Going further
Gross yield versus net yield: what your rent actually becomes.
Documents to check before an off-plan purchase.
The simulator: total cost, net and stress tests, with your own assumptions.
Get a selection
We put together three projects matching your budget, each with the verification level actually reached, and “to be confirmed” wherever the document is still missing.
Sources
Every regulatory statement in this guide rests on the official sources below. They were consulted on the date shown; check they have not changed since.
Geostat — National Statistics Office of Georgia — Price Indices. https://www.geostat.ge/en/modules/categories/25/price-indices (consulté le 2026-07-26)
Geostat — Construction and real estate prices portal. https://prices.geostat.ge/construction (consulté le 2026-07-26)
National Bank of Georgia — Monetary Policy — Currency (taux officiels). https://nbg.gov.ge/en/monetary-policy/currency (consulté le 2026-07-26)
National Agency of Public Registry (Géorgie) — Real Estate Registry. https://www.napr.gov.ge/en/service/registers/real-estate-register (consulté le 2026-07-26)
Disclaimer
This guide is general information. It is not legal, tax or investment advice and takes no account of your personal circumstances. Capital, rents and liquidity are not guaranteed. A purchase in Georgia is governed by Georgian law and does not carry the French protections that apply to off-plan sales at home. Engage independent counsel in Georgia and, for your French obligations, a tax adviser.