Investment№ 01
Secure ongoing rental income
8–12 % gross yield p.a. — realistically recalculated with management, furnishing and vacancy reserve. You get a clearly calculated property, not brochure numbers.
View investment properties
Livo Property — International Real Estate
Invest wherethe future begins.REAL ESTATE IN GEORGIA
We place your capital in verified properties in Tbilisi and Batumi — with 8–12 % gross yield p.a., personal guidance on the ground, and a team that knows Georgia, Germany and the Caucasus from the inside.
Free. No obligation. In your language.
8–12 %
gross yield p.a. plus capital growth
2 days
from purchase to registered ownership
On site
selection, purchase and letting from one team
Search properties
Your matching selection in 30 seconds
No sign-up. You receive a vetted selection with price list, payment plan and yield calculation.
01 — Positioning
Most decisions are made fromexcitement. We run the numbers first.
Many international buyers decide with their gut — and later wonder about hidden costs, weak letting demand or a resale price below their purchase price. Georgia offers real opportunities, but returns do not come automatically from a country.
We start with your goal: rental income, capital growth, second home or wealth protection. Then we examine location, developer, payment plan and exit strategy — and tell you openly when a project is not a fit.
You get a clear assessment, real numbers instead of brochure yields — and, if you want, full support through to letting. Independent, on the ground and accountable.
Georgia — between Europe, the Caucasus and the Black Sea
Returns don't come from a country alone, but from the right property in the right location.
02 — Strategy & market
Which property matches your goal?
Investment
Capital growth№ 02
Get into good locations early
Enter during construction, pay in instalments — where location and developer truly carry the price. We verify on site what is promised on paper.
View off-plan projects
Own use№ 03
A base of your own in Georgia
A second home in the city, by the sea or in the mountains — and rentable while you're not there. With local care, even from a distance.
Properties for own use
Holiday property№ 04
Sea, mountains and seasonal rental
Sea or mountains, let seasonally — checked for occupancy outside peak season. So your holiday home also earns in winter.
View holiday propertieswe deliver the properties
More than 2,000 vetted properties in Tbilisi, Batumi and on the coast. Pick a category and receive a personal selection with price list, payment plan and yield calculation.
Nothing fits exactly?
Most of our deals start with an individual search: you describe goal, budget and horizon, we source off-market and directly from developers — at no extra cost to you.
Markets & regions
Two core markets,several strong regions.
Tbilisi delivers stability, Batumi delivers yield — plus Gonio, Kvariati, Gudauri and Bakuriani as complementary locations. All far below Western price levels, with entry points still possible today.
8–12 %
gross yield p.a. plus capital growth
+9.4 %
new-build price growth Batumi 2025
78,500
apartments sold nationwide in 2025
52 %
foreign buyers in Batumi
Sources: Geostat, NAPR, Galt & Taggart, TBC Capital — as of 2025/2026
Capital
Tbilisi
The stable core
1.2 million residents, a growing middle class, 77 % of new-build buyers are Georgian. The market sustains itself — independent of tourism, ideal for long-term letting.
- Avg. rent
- 10.0 USD/m²
- Yield
- 8–10 % gross
- 2026 forecast
- +3.2 %
Suited for
Long-term lettingCapital preservationOwn use
Black Sea
Batumi
The Las Vegas of the Black Sea
Casinos, a beach promenade, international hotel brands. Tourism drives short-term letting — sales rose 15 % in 2025, more than half to foreign buyers.
- Avg. new-build
- 1,865 USD/m²
- Yield
- 10–12 % gross
- 2026 forecast
- +4–6 %
Suited for
Short-term lettingHigher yieldsSmall entry
Gonio & Kvariati
The quiet coast
The cleanest beaches in the region, minutes from Batumi. New marina and resort projects are visibly lifting the area — quieter than the city, same season.
Gudauri & Bakuriani
The second season
Mountain regions with a winter season and growing summer tourism. They complement a coastal property and spread occupancy across the year.
Entry
From 15 % down payment
Entry from 50,000 USD.
Total purchase price from 50,000 USD. Down payment from 15 %, remainder interest-free in instalments until completion.
$50,000
Batumi
Total purchase price for a furnished new-build apartment near the coast.
$100,000
Tbilisi
Total purchase price for a new-build in a strong location, driven by local demand.
15 %
Down payment
Remainder interest-free in instalments until completion.
Bank
Follow-up financing
Available to foreigners after registration.
We verify the terms on site and calculate them for your specific property.
03 — Advantages
Why capital
flows to Georgia.
Clear ownership rights, fast procedures, low taxes.
A
Full ownership for foreigners
Buy in your own name, no local partner needed.
B
5 % tax on rental income
No transfer tax, minimal property tax.
C
Ownership in 2 days
Digital land registry instead of months of waiting.
D
360 days visa-free
Live in Georgia a full year as a tourist without a visa.
E
Account outside the eurozone
Multi-currency account in USD, EUR and GEL.
F
Financing for foreigners
Georgian banks lend — with independent valuation.
Tax and residency information does not replace individual advice. We work with Georgian notaries, lawyers and tax advisors.
თბილისი · Tbilisiბათუმი · Batumi8–12 % gross yield360 days visa-freeRegistration in 2 daysGermany–Georgia tax treatyInvestment journeysსაქართველოთბილისი · Tbilisiბათუმი · Batumi8–12 % gross yield360 days visa-freeRegistration in 2 daysGermany–Georgia tax treatyInvestment journeysსაქართველო
05 — Tbilisi
The city at the foot of the Caucasus.
Tbilisi combines ancient Caucasus culture with a fast-growing economic hub. The video shows what the city looks like in real life — not a render, but a real experience.
Cinematic Tbilisiთბილისი
Capital with substance.
1.2 million residents, a growing middle class, year-round demand for housing. The market sustains itself — independent of tourism.
8–10 % yieldRegistration in 2 days
8–10 % yieldRegistration in 2 days
06 — Batumi
The Black Sea phenomenon.
Batumi is growing faster than any other city on the Georgian coast. Modern architecture, a beach promenade, international hotels — and a short-term rental market that operates year-round.
Cinematic Batumiბათუმი
Yield on the coast.
Tourism, casinos, conferences and a mild climate drive high occupancy. Georgia's strongest value-growth region in recent years.
10–12 % yield+15 % sales 2025
10–12 % yield+15 % sales 2025
07 — Landmark projects
The addressesreshaping Georgia
Projects that define skyline, demand and price levels — and lift the value of every address around them.
Tbilisi — Vake
Vake Sky Tower
Our partner is building the tallest tower in Georgia and the entire Caucasus: 260 metres in the capital's most sought-after district. A landmark that redefines a skyline.
- 260 m height
- Tallest in the Caucasus
- Prime Vake location
Tbilisi — City centre
Trump Tower Tbilisi
A globally known brand arrives in Tbilisi. International residence and hotel brands attract tourists, business travellers and capital — strengthening rentability and resale across the district.
- International brand
- Branded residences
- Strong short-term demand
Tbilisi — Waterfront
Tbilisi Waterfront
Eagle Hills is developing a city within the city: living, hotels, retail and promenade in one masterplan. Early phases mean the best entry prices.
- Waterfront masterplan
- Developer Eagle Hills
- Early-stage entry
Batumi — Gonio
Gonio Marina by Emaar
Emaar is creating a marina destination on the cleanest stretch of coast: residences, hospitality and promenade — international developer quality right on the sea.
- Developer Emaar
- Direct beachfront
- Marina & lifestyle
Batumi — Coast
Ambassadori Island
An artificial island with a yacht marina, residences, hotel and promenade. It repositions Batumi from tourism hotspot to a Black Sea address for premium lifestyle and nautics.
- Artificial island
- Yacht marina
- New asset class
საქართველო
Current selection
The bestproperty offers
Carefully vetted, inspected on site and calculated on yield.
6 properties available
Under constructionfrom $178,000
≈ 8% gross
Skyline Residence
Tbilisi — Saburtalo
Early entryfrom $132,000
10–12% gross
Boulevard Seaview
Batumi — New Boulevard
Vettedfrom $372,000
≈ 6.5% gross
Vake Townhouse
Tbilisi — Vake
Move-in readyfrom $395,000
≈ 8% gross
Gonio Beach Villa
Gonio-Kvariati
Off marketfrom $246,000
≈ 7.5% gross
Old Town Loft
Tbilisi — Mtatsminda
Instalmentsfrom $52,000
10–12% gross
Seaside Starter
Batumi — Kakhaberi
Off-market allocations and pre-sale phases are shared on request only.
09 — Budget
What budget is realistic?
The entry price refers to the total purchase price. Small new-build apartments in Batumi are sometimes already available from around 50,000 USD. Down payment and payment schedule are checked on site depending on the developer and project phase.
50,000 to 80,000 USD
Entry level and compact units
- smaller apartments in Batumi
- projects in early construction phase
- development locations
- some apart-hotel concepts
- longer payment plans
80,000 to 150,000 USD
Wider choice and better locations
- compact apartments in Tbilisi
- good coastal locations
- higher-quality new-build projects
- larger units
- stronger choice of developers
From 150,000 USD
Premium locations and larger properties
- larger apartments in Tbilisi
- premium projects
- high-quality coastal properties
- houses and villas
- select holiday properties
- combination of personal use and letting
Payment models
Down payment and monthly instalments
Many new-build projects offer payment plans during construction. A down payment followed by monthly or project-related instalments is common. The amount, term and conditions differ by developer and property.
Follow-up financing
After completion and registration, financing through a Georgian bank can be explored for suitable properties.
10 — Yield
Yield is calculated,not promised.
A high advertised gross yield says little about what actually remains at the end. That's why for every property we look at the entire investment, not just the purchase price.
We take into account:
- purchase price
- registration and contract costs
- furnishing
- service charges
- management
- operator fees
- maintenance
- vacancy
- realistic comparable rent
- tax
- possible financing costs
- resale opportunities
Interactive yield calculator
Move the sliders to build your own calculation.
80,000 USD
8,000 USD
800 USD
1,800 USD
0 %
Net yield on total investment
8.3 %
Gross yield on purchase price
12 %
Payback period
12 years
Total investment
88,000 USD
Annual rent (after vacancy)
9,600 USD
Result before tax
7,800 USD
Result after 5 % rental tax
7,320 USD
Request an individual calculation
This calculation is a simplified example. For every property we offer, we prepare an individual calculation based on the available information and comparable values.
Search profile
Set up a search profile —we search for you
Define your criteria once. Matching properties in Tbilisi and Batumi then land in your inbox, personally vetted — often before they go to the open market.
- —Pre-selection straight from developers, at no extra cost
- —Payment plan and yield calculation for every property
- —Support in German and many more languages
11 — Assurance
What we verifybefore you sign.
Every property goes through the same review. Whatever fails it never reaches you.
01
Developer & track record
Completed projects, build times, delays and financial strength — documented, not claimed.
02
Land registry & title
NAPR registration, encumbrances, third-party rights and the building permit for this exact plot.
03
Purchase contract
Payment plan, completion date, penalties and withdrawal rights — explained in your language.
04
Price & location
Benchmarked against real comparable sales nearby, not the seller's list prices.
05
Lettability
Off-season occupancy, operator and management fees, realistic net yield.
06
Handover & beyond
On-site acceptance, furnishing, management, tax registration and payouts abroad.
The review is carried out with Georgian notaries, lawyers and tax advisors and does not replace individual legal or tax advice.
12 — Buying process
Five steps
to your property.
From the first conversation to handover: structured, verified and personally guided.
Discuss the buying processStrategy
First we clarify your goal, budget, desired timeframe and risk appetite. From this we derive region, location, property type, project phase and letting model.
Selection and comparison
We put together suitable projects and compare location, developer, purchase price, payment plan, costs and possible use. You don't just get a long list, but a well-founded selection.
Due diligence
Before the final decision, the registry extract, contract documents, encumbrances and other relevant documents are checked. For new-builds we pay particular attention to which rights can already be registered before completion.
Purchase and registration
Once approved, the contract and payment method are prepared. The ownership or acquisition rights are then registered with the Georgian Public Registry. Depending on the procedure, regular and expedited processing options are available.
Handover and management
On request we accompany the handover inspection, documentation of any defects, furnishing and setup, utility providers, tax registration through specialist partners, letting, management and ongoing accounting.
13 — Investment tours
Experience the country
and the projects in person.
Several times a year we organise investment tours to Georgia. You compare cities, districts, micro-locations, developers and projects directly on site. We show not only show apartments but, wherever possible, construction sites, completed reference properties and the actual surroundings.
4 to 5 days — Tbilisi, Batumi and further regions on request
- 4 to 5 days
- Tbilisi, Batumi and further regions on request
- Small group
- Personal guidance instead of a large sales event
- Expert meetings
- Talks with developers and, if needed, with a lawyer, tax advisor and bank
- No obligation to buy
- Taking part in the tour does not obligate you to purchase a property.
- Day 1
Tbilisi and strategy
Arrival and personal introduction; market overview; discussion of your strategy; district comparison; first viewings.
- Day 2
Projects and developers
New-build projects; completed reference properties; existing properties; payment models; comparison of different locations.
- Day 3
Law, tax and banking
Meeting with a Georgian lawyer; tax basics; bank account; financing options; purchase and registration process.
- Day 4
Batumi and the Black Sea coast
Batumi city centre; New Boulevard; completed and planned projects; operator concepts; comparison of tourist locations.
- Day 5
Gonio or individual focus
Coastal projects; holiday properties; further viewings; closing conversation; personal recommendation and next steps.
- Included
Opening your bank account on site
Opening your Georgian bank account is part of the tour. We accompany you to the appointment in person, prepare the documents and translate — so your multi-currency account outside the eurozone is ready before you buy.
After the tour you receive an overview of the properties viewed and the next steps discussed together. Group size is deliberately kept small.
14 — About us
VladiMorai
Vladi Morai
Founder & Managing Director
I come from Georgia and moved to Germany at the age of nine. As a result I know both countries not from the outside, but have experienced their cultures, mindsets and economic differences myself.
The strategic foundation of my work is Tax Corporate Solutions, my firm for international structures, relocation, company formation and cross-border tax matters.
Out of that work a natural development followed. Entrepreneurs and families first asked me about tax, residency and corporate structures. Then another question moved to the centre more and more often: where can I settle long term and invest my capital sensibly and safely?
Livo Property is my answer to that. Not as a conventional brokerage, but as an advisory office for investors who take the Georgian property market seriously. Because between a convincing rendering and a genuinely durable asset there are often large differences. The developer, the contract terms, the build quality, the payment plan, the letting potential and a clear exit strategy decide whether an investment succeeds — not the sales brochure.
Today we guide international buyers from the first strategy through to successful letting. That includes selecting suitable regions and projects, personal viewings, document review, the purchase process, title registration, financing options and the subsequent management.
With offices in Georgia and Spain we connect Europe with the Caucasus and give our clients direct access to selected properties and reliable partners on the ground.
Our benchmark is not the most beautiful image or the most convincing sales promise. For us a single question decides: would we buy this property ourselves?
Sister company
Tax Corporate Solutions
International structures, relocation, bank accounts and tax planning — the foundation Livo Property grew from. If you want property, residency and structure thought through together, you get both from one team.
tax-corporate.solutions- Locations
- Tbilisi, Batumi and Spain
- Focus
- Property, residency and structure from one team
- Support
- From strategy to letting
- Communication
- Multilingual team
15 — Impressions
From our viewings and investment tours.
Impressions from Tbilisi, Batumi and further regions: property viewings, conversations with developers, meetings with local specialist partners and personal comparisons made on site.
16 — Team
The people
who check on the ground.
A multilingual team in Tbilisi, Batumi and Europe — advisors, lawyers and property managers who inspect every asset in person before we show it to you.
Hover to pause and read more
NB
Tbilisi · KA · EN · RU
Nino Beridze
Senior Property Advisor
Has guided buyers through the Tbilisi market for over eight years and knows every relevant developer in Vake and Saburtalo personally.
GK
Batumi · KA · EN · TR
Giorgi Kapanadze
Head of Due Diligence
Checks build quality, permits and completion status directly on site — before a property enters our portfolio.
AS
Tbilisi / Berlin · DE · EN
Anna Schneider
Client Care DACH
First point of contact for German-speaking investors: intro call, shortlist and preparation of the investment tour.
LT
Tbilisi · KA · EN · RU
Levan Tsiklauri
Legal & Transactions
Owns contract review, title registration at the NAPR and coordination with notaries and banks.
MO
Batumi · RU · EN · KA
Marina Orlova
Letting & Management
Builds occupancy and rental strategy: short-term letting, property management and monthly owner statements.
DM
Tbilisi · KA · EN · DE
David Meladze
Market Analysis & Yield
Models yields, payment plans and exit scenarios — the numbers behind every recommendation.
NB
Tbilisi · KA · EN · RU
Nino Beridze
Senior Property Advisor
Has guided buyers through the Tbilisi market for over eight years and knows every relevant developer in Vake and Saburtalo personally.
GK
Batumi · KA · EN · TR
Giorgi Kapanadze
Head of Due Diligence
Checks build quality, permits and completion status directly on site — before a property enters our portfolio.
AS
Tbilisi / Berlin · DE · EN
Anna Schneider
Client Care DACH
First point of contact for German-speaking investors: intro call, shortlist and preparation of the investment tour.
LT
Tbilisi · KA · EN · RU
Levan Tsiklauri
Legal & Transactions
Owns contract review, title registration at the NAPR and coordination with notaries and banks.
MO
Batumi · RU · EN · KA
Marina Orlova
Letting & Management
Builds occupancy and rental strategy: short-term letting, property management and monthly owner statements.
DM
Tbilisi · KA · EN · DE
David Meladze
Market Analysis & Yield
Models yields, payment plans and exit scenarios — the numbers behind every recommendation.
17 — Voices & case studies
What buyers sayonce the numbers are done.
No brochure promises — experiences from clients who bought, registered and let their property with us.
I had three projects in Batumi on the table and loved all of them. Livo advised against two of them and explained exactly why. That is precisely why I bought the third.
Michael R.
Entrepreneur from Munich — Batumi, New Boulevard
01 / 04
Some names shortened, figures rounded. Reference calls available on request.
Review references and numbers with us
The next casecould be yours.
We calculate your scenario with real properties — purchase price, costs, occupancy, net yield. After that you know whether Georgia works for you.
- 15 minutes, no sales pitch
- Your numbers calculated with real properties
- Reply within hours — DE, EN, RU, KA
Free. No obligation. In your language. Reply within hours.
01
8 to 12%
Possible gross yield on selected properties
Depending on location, occupancy, costs and letting model.
02
5%
Taxation of residential rental income under certain conditions
For private individuals with corresponding use.
03
A few business days
Registration via the Georgian Public Registry
The exact duration depends on the chosen procedure and complete documentation.
04
Direct ownership
Property acquisition is generally possible for foreign buyers too
Legal restrictions apply to certain types of land.
19 — Contact
Let's talk aboutyour investment in Georgia.
In a free initial consultation we clarify your budget, goals and risk profile. Together we check whether Tbilisi, Batumi, the Black Sea coast or a holiday region fits your strategy. You receive an honest first assessment and learn which next steps make sense — without obligation, in German or with a member of our multilingual team.
WhatsApp — reply within hours→kontakt@livo-property.com
Phone and WhatsApp: +995 571 08 41 17
In-person appointments
Tbilisi — Vake
Batumi — New Boulevard
Consultations and property viewings by prior appointment.
Consultations and property viewings by prior appointment.
Frequently asked questions
Foreign buyers can generally acquire apartments and other non-agricultural property in their own name. Restrictions apply to agricultural land.
Not necessarily. Many steps can be completed remotely with the right preparation and a power of attorney. Still, a personal viewing makes sense for a larger investment.
This depends on the transaction, documentation and the processing service chosen. Georgia's Public Registry offers both standard and expedited services.
It may be possible. Banks individually assess income, equity, creditworthiness, residency status and the specific property.
Under certain conditions, income earned by individuals from renting residential property can be taxed at 5 percent. The exact classification should be checked based on the individual case.