ბათუმი · your key to the city by the sea
An apartment in Batumi isn't square metres — it's a different kind of Tuesday: the sea before breakfast, mountains outside the window, and taxes that are hard to believe. I'll find your key — for living, investing or wintering.
Where we start
The same apartment can be a poor investment and a wonderful home — or the other way round. So the scenario comes first, the listings second: pick yours, and the site adjusts to you.
Current selection
Scroll sideways. A "fits your scenario" badge appears on the cards that match the key you picked.
Seafront · New Boulevardfits your scenario
Investment · Khimshiashvilifits your scenario
For living · Old Townfits your scenario
Off-plan · Goniofits your scenarioThese are four of 300+ properties on file. Haven't found yours?
Get a shortlist for my briefHonest numbers
I count it as it is: minus the management fee, utilities and the 5% rental tax. Not the brochure's "12% a year" — the market's real range.
Model: short-term rental, season-weighted average nightly rate, 20% management fee, utilities and service charges, 5% rental income tax. A realistic range for Batumi is 6–8% net per year. For any specific property I'll run the numbers on its real rental history.
The keychain
From the colonial balconies of the Old Town to the quiet coves of Kvariati — 25 minutes along one road, and a completely different way of life. Prices are entry-level per m² in new builds.
19th-century balconies, the Piazza, cafés and the seafront two steps away. Top liquidity and year-round rental demand.
from $1,800/m²
Khimshiashvili: modern towers by the sea, the water park, and the city's main district for rental investments.
from $1,200/m²
Quiet, green, with the Botanical Garden next door. For living and remote work with a view over the bay.
from $1,000/m²
A Roman fortress, a wide beach and the coast's most affordable off-plan projects. The growth spot of the coming years.
from $900/m²
The clearest sea in Adjara, mountains right above the beach, a diving centre. Small-scale complexes by the water.
from $1,100/m²Why Georgia
One of the world's simplest jurisdictions for a foreigner to buy property. No hidden fees — here's the entire arithmetic.
No stamp duty, no VAT for the buyer, no transfer tax. The price in the contract is the whole price.
The House of Justice registers ownership within 1–4 working days. The state fee is 50–200 GEL.
A flat rate for residential property. Airbnb and Booking — no licences or permits required.
Own it for more than two years and there's no capital gains tax. Sell earlier — just 5% on the profit.
Depends on your household income in Georgia. For non-residents with no Georgian income it's usually zero.
12–24 months interest-free with most trusted developers. Down payment from 20–30%.
The only restriction for foreigners is agricultural land. Apartments, houses and commercial property — no restrictions, with the same rights as Georgian citizens.
An ordinary Tuesday, not a holiday
The subtropics aren't a brochure picture — they're a schedule. Roughly this one.
Seven kilometres of seafront, empty at this hour: bicycles, magnolias and fishermen on the pier. A 5–10 minute walk from most new complexes.
A bread boat with egg and a knob of butter — 12–15 GEL at any bakery. The kind of breakfast that postpones lunch all by itself.
110 hectares of subtropics above the sea on the Green Cape: bamboo, camellias and views over the bay. Twenty minutes from the centre.
The Italian square in the Old Town, coffee brewed on hot sand, and streets where every balcony is a photograph.
2.5 kilometres above the city: all of Batumi, the port and the Adjara mountains at a glance. At the top — dinner with the most honest view in town.
The sun sets straight into the sea — Batumi is the only major Georgian city where it does. The time on the left is today's actual sunset.
A day like this can start on your own terrace.
Find my home by the seaThe key's journey
The process is the same whatever the budget. Nothing gets signed until you understand every clause.
30 minutes on video. Living, wintering or renting out; cash or installments. You get a realistic price range and a list of areas — not 200 links.
5–7 properties over one or two days. I meet you at the airport and drive you myself. We check more than the flat: the lifts in high season, the neighbours, the walk to the sea, the management company.
Public Registry extract, building permit, encumbrances and debts. A $1,000–3,000 deposit takes the property off the market and counts toward the price.
Bank transfer, cash — with some developers, crypto. 0% installments over 12–24 months. The contract is bilingual, and we go through it line by line.
The House of Justice registers your title within 1–4 working days. Can't fly in? We arrange a power of attorney and I represent you at the deal.
Utility contracts, internet, furniture, insurance. Renting out? I connect a management company and set up Airbnb. Clearing the threshold? I help with residency.
The first step is a 30-minute video call. Free.
Book a consultation
That's me. Come over — I'll show you the city in person.
Who holds the keychain
"I don't show apartments I wouldn't buy myself."
My name is Dmitry Morev, I'm 36. I came to Batumi "for one season" — helping friends rent out their seaside flats — and stayed: first managing other people's rentals, then closing my first sale, then dozens more.
Today I know which buildings leak in the November rains, which developers slip their deadlines, and where a panoramic window will face a neighbouring construction site in two years instead of the sea. That knowledge saves my clients more than any discount.
I work with vetted developers and private owners. The seller pays my commission — for buyers, my services are free. I'll tell you straight if a property is overpriced or its paperwork has problems: in this city, reputation is worth more than any single deal.
მადლობა · thank you
We flew in for three days and saw seven properties — and Dmitry honestly talked us out of the one we liked most: the developer had a court case over the neighbouring building. We bought another one and couldn't be happier.
We did the entire deal remotely by power of attorney — from reservation to registration. Dmitry filmed every step and sent it to WhatsApp. We landed in a flat that was already ours, with the internet working.
We bought to rent out. Dmitry calculated the real yield — with the management company, utilities and tax, not the brochure's "12% a year". It came out to an honest seven, with no surprises: the flat has been working for its second season.
We bought off-plan on installments and were afraid of everything. Dmitry checked the permits, the developer's history and the payment schedule, then sent photos from the site every two months. The building was delivered on time.
We're over sixty and came to spend the winters. Dmitry drove us around for three days, translated everything and found a flat with a lift, a market across the street and an English-speaking clinic ten minutes away. It's our second winter here.
Frequent questions
Your key is waiting
The form takes a minute. I'll reply within a day with options, prices, photos and an honest comment on each. Free, with no obligation.
Across Batumi and its suburbs — from Makhinjauri to Sarpi. Meetings on-site, wherever suits you, or online by video. Time zone GMT+4; I reply from 09:00 to 21:00.
I'll meet you at Batumi airport and plan a 1–2 day route: 5–7 properties, the areas, the sea — and, without fail, a proper Adjarian khachapuri.
