Georgia Property Market: Cheapest Entry, 7.42% Yields and a Medium-Confidence Caveat
Georgia offers the cheapest entry and lowest transaction costs in Glopra's 15-country set, with a 7.42% gross yield — but our data confidence is only Medium.
Every figure below comes from Glopra Market Data v3, methodology v3, snapshot dated 2026-07-23. Georgia sits near the bottom of the price table in that 15-country set and near the top of the yield table at the same time, which is a combination worth stopping on. It is also a market where we flag our own data confidence as Medium rather than High, so treat what follows as a starting point for your own due diligence.
How much does a square metre cost in Tbilisi?
Our snapshot puts the capital average at 1,925 USD per square metre. Among the fifteen markets we track for these country articles, only Morocco at 1,351 is cheaper; Turkey lands just below Georgia at 1,755, and Portugal, the market many first-time cross-border buyers look at before anything else, costs 2,659. At the Tbilisi average, a 60 m² flat works out at roughly 115,000 USD.
City averages hide a great deal. Vake and Saburtalo trade well above the mean, Gldani and Isani well below it, and Batumi, a Black Sea coastal and business city, follows its own tourist-season logic that has little to do with what the capital does in any given quarter.
Why did prices rise 6.1% in dollars but 3.0% in lari?
Both numbers are in the same Glopra snapshot and both are accurate. Over twelve months, prices measured in lari rose 3.0%. Measured in dollars, they rose 6.1%. The whole difference is the lari's move against the dollar over that window, which you can reconstruct from the GEL/USD series on exchange-rates.org.
Which number applies to you depends on where your money lives. Buy with dollars, sell for dollars, and 6.1% is your reality. Move to Tbilisi, earn lari and spend lari, and 3.0% describes your world far better.
What rental yield can a landlord actually expect?
Gross yield in the snapshot is 7.42%. Turkey at 7.32% and Morocco at 7.31% are within touching distance, but Portugal returns 4.29%, meaning a Tbilisi flat generates roughly three quarters more gross rent per dollar invested than a Lisbon equivalent.
Gross is doing a lot of work in that sentence. Agency and management fees, vacancy between short-let guests, furniture that gets replaced faster than you expect, communal charges and the cost of an on-the-ground contact all come out before anything reaches you. Owners who run their own bookings and live nearby land closest to the headline number.
How much tax will you pay on rent from a Georgian flat?
Owners who qualify for Georgia's simplified regime pay 5% on rental income. Those who do not fall under the standard treatment, which reaches 20%. That is a fourfold difference on the same rent, and eligibility depends on registration status and how the property is used, so it is a question for a Georgian accountant before signature rather than after.
What does buying actually cost on top of the price?
Total transaction costs in our snapshot are 4.9% of the purchase price, the lowest figure in the entire fifteen-country set. Spain sits at 15.3% and Italy at 14%. On that 115,000 USD flat, Georgia costs around 5,600 USD in friction where Spain would take about 17,600. Cheap round-trip costs shorten the holding period you need before a resale can break even, which matters more than most buyers assume when they model an exit.
Is the Georgian market overheating?
Our bubble score for Georgia is 36 out of 100, placing it in the moderate band and far from Portugal's 84. The number that deserves more attention is the price-to-income ratio of 12.1: local salaries buy much less floor space than the headline dollar price suggests, and a market where the marginal buyer is foreign is a market exposed to whatever changes foreign appetite.
Our data confidence for Georgia is Medium. Geostat publishes quarterly residential price data and Global Property Guide compiles per-square-metre asking prices, but transaction-level reporting is thinner than in EU markets and the two sources do not always agree on level.
Sources
Geostat (National Statistics Office of Georgia), Q1 residential price data via Georgia Today — https://georgiatoday.ge/residential-real-estate-prices-rise-in-q1/
Global Property Guide, Georgia square metre prices — https://www.globalpropertyguide.com/asia/georgia/square-meter-prices
exchange-rates.org, GEL/USD history — https://www.exchange-rates.org/exchange-rate-history/gel-usd-2025-07-23
Glopra Market Data v3, snapshot 2026-07-23
Market data: Georgia