Livo Property — International Real Estate
Entry
from $50,000
Livo Property guides international buyers through property selection, project and registry checks, and the purchase process in Tbilisi and Batumi — with clear market context and local support.
Write on WhatsApp or use the secure enquiry form.
Market data
property-specific yield potential, assessed without guarantees
Registration from filing
Same day, 1 or 4 business days, depending on the NAPR fee option and complete documents
On site
selection, purchase and letting from one team
01 — How we work
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
InvestmentWe model the potential gross yield of 5–12% p.a. with management, furnishing and a vacancy allowance. The result is a transparent property calculation rather than a brochure figure.
View investment properties
Capital growthBuying during construction can provide access to good locations with instalment payments. We assess whether the location and developer support the price and verify the claims on site.
View off-plan projects
Own useA 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 propertySea or mountains, let seasonally — checked for occupancy outside peak season. So your holiday home also earns in winter.
View holiday propertiesFrom a let city apartment to a seafront aparthotel – every property is vetted before we recommend it.
Tell us your budget, goal and timeline – we put together an individual selection including payment plan and yield calculation.
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A property purchase is a sequence of decisions. We organise the steps, review the property and coordinate what comes next with you.
A coordination model, not a promise of partner services. Scope, fees and appointments are agreed for each property. Banks decide independently on lending; suitably qualified professionals provide legal and tax advice. No return or financing guarantee.
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You retain the decisions. Livo Property coordinates the process remotely and in person in Tbilisi and Batumi.
A coordination model, not a promise of partner services. Scope, fees and appointments are agreed for each property. Banks decide independently on lending; suitably qualified professionals provide legal and tax advice. No return or financing guarantee.
03 — Markets & 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.
5–12%
Gross-yield calculation scenario, not a market forecast or guarantee
+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
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.
Suited for
Black Sea
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.
Suited for
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.
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
Total purchase price from 50,000 USD. Down payment usually 20–30 %, remainder interest-free in instalments until completion.
Total purchase price for a furnished new-build apartment near the coast.
Total purchase price for a new-build in a strong location, driven by local demand.
Remainder interest-free in instalments until completion.
Available to foreigners after registration.
We verify the terms on site and calculate them for your specific property.
Advantages
Clear ownership rights, fast procedures, low taxes.
Buy in your own name, no local partner needed.
Applies to individuals renting residential property for residential use without deducting costs; check on a case-by-case basis. No transfer tax, minimal property tax.
150 GEL (4 working days) · 270 GEL (1 working day) · 350 GEL (same day)
Live in Georgia a full year as a tourist without a visa.
Multi-currency account in USD, EUR and GEL.
Georgian banks lend — with independent valuation.
We work with Georgian notaries, lawyers and tax advisors.
04 — Tbilisi
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.
Capital with substance.
1.2 million residents, a growing middle class, year-round demand for housing. The market sustains itself — independent of tourism.
05 — Batumi
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.
Yield on the coast.
Tourism, casinos, conferences and a mild climate drive high occupancy. Georgia's strongest value-growth region in recent years.
06 — Landmark projects
Projects that define skyline, demand and price levels — and lift the value of every address around them.
Tbilisi — Vake
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.
Tbilisi — City centre
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.
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.
Batumi — Gonio
Emaar is creating a marina destination on the cleanest stretch of coast: residences, hospitality and promenade — international developer quality right on the sea.
Batumi — Coast
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.
07 — Assurance
Every property goes through the same review. Whatever fails it never reaches you.
Completed projects, build times, delays and financial strength — documented, not claimed.
NAPR registration, encumbrances, third-party rights and the building permit for this exact plot.
Payment plan, completion date, penalties and withdrawal rights — explained in your language.
Benchmarked against real comparable sales nearby, not the seller's list prices.
Off-season occupancy, operator and management fees, realistic net yield.
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.
08 — Buying process
From a vetted shortlist to registered ownership, we guide the purchase clearly and bilingually.
Discuss the buying processWe define your goal, budget and intended use, compare suitable properties, and check the developer, registry extract, encumbrances and relevant documents.
You receive the contract documents in a bilingual version. Terms, payment schedule, deadlines and obligations are explained clearly before signature.
Ownership or acquisition rights are registered with Georgia’s Public Registry through a Public Service Hall — in person or remotely under a suitable power of attorney.
We coordinate the agreed payment stages and check that recipient, currency, due dates and payment records match the contract.
Purchase costs
The principal statutory charges and Livo terms at a glance.
| Item | Amount | What it means |
|---|---|---|
| Property transfer tax | 0% | Georgia does not levy a separate transfer tax on the transfer of an ordinary property. |
| Title registration | GEL 150–350 | Depends on the processing time and registration service selected; verify the current fee before filing. 150 GEL (4 working days) · 270 GEL (1 working day) · 350 GEL (same day) |
| Tax on residential rental income | 5% | May apply to individuals letting residential property for residential use under Article 81(2), without cost deductions. |
| Livo Property buyer commission | 0% | Livo Property does not charge buyers a brokerage commission. |
Possible translation, certification, power-of-attorney, independent legal or tax advice, bank transfer, furnishing and property-specific review costs are not included. General information, not individual legal or tax advice.
Last reviewed:
Official sources
For international buyers
Many of our English-speaking clients live in the UK, the US, Israel or the Gulf and buy without relocating. The process is the same as for local buyers, but a few steps work differently when you are not in the country.
We pre-select projects that match your budget and goals and walk you through them on live video calls, including the building, the unit and the surroundings.
If you cannot travel, a trusted representative can sign on your behalf. The power of attorney is usually notarised in your country and apostilled; Georgia is a party to the Hague Apostille Convention. A certified Georgian translation is typically required.
Payments are generally made by international bank transfer (SWIFT) to the account named in the contract. Check currency, transfer fees and your own bank's compliance questions in advance — they can take time.
Ownership is registered with the National Agency of Public Registry (NAPR). Your representative can file the registration, and the registry extract confirms you as the owner.
In many cases, yes — through a notarised and apostilled power of attorney. Many buyers still visit once before signing; whether that is needed depends on the project and your comfort level.
Step-by-step buying processNot necessarily for the purchase itself — payment can often be made by international transfer. An account can be useful later for rental income and running costs. Requirements depend on the seller and the bank.
Documents for buyers from abroadGeorgian law links certain residence permits to property ownership, with different thresholds and conditions. Buying property does not grant residency automatically, and each application is assessed by the authorities.
Residence permits and propertyProperty tax and tax on rental income depend on your situation. The reduced 5% rental income rate only applies under the conditions of Article 81(2) of the Georgian Tax Code.
Property taxes in GeorgiaHow the capital and the Black Sea city differ for living, renting out and resale — side by side.
How payment plans during construction work, and why they are not the same as a bank mortgage.
Which registry extracts, permits and contract clauses to review before you pay a deposit.
Official Geostat price-index figures for Tbilisi, dated and explained — no invented yields.
Living, residence, company, taxes and banking in Georgia — written for people moving or investing from abroad.
Short, sourced definitions of terms such as NAPR, white frame or tax residency.
General information, not legal, tax or banking advice. Requirements can change; please confirm your case with a licensed professional. Sources and review dates: Sources & methodology.
09 — Project map
Current new-build projects in Tbilisi and Batumi, with price per square metre visible at once. Full project details, exposé and payment plan are available on request.
We review location, developer, payment plan and exit potential, then send only the details that match your profile.
Wish matching
Budget, city, timeline, intended use: write freely what matters to you. Matching runs on our anonymised project inventory.
Your text is processed for this matching only and is never published.
The map shows our current overview of active new build projects in Tbilisi and Batumi — anonymised and aggregated to city and price level. You see market breadth first, individual units second.
Many developers work with a down payment plus interest-free monthly instalments until handover. That shifts the financing question from purchase date into the construction period — which makes comparing payment plans as important as comparing prices.
Price per square metre is the most honest benchmark, as long as location, finishing level and completion date are read alongside it. Micro-location, developer track record and delivery discipline later decide lettability and resale.
Specific projects, price lists and payment plans we discuss personally — matched to budget, city and time horizon.
Check the return
The existing return calculator stays directly below the map and helps compare purchase price, rent, running costs, vacancy and tax assumptions.
10 — Yield
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:
Interactive yield calculator
Move the sliders to build your own calculation.
These figures are based on our own research into rents, running costs and market data for Tbilisi and Batumi — updated every six months.
Start with a scenario
30,000 – 500,000 USD
0 – 30,000 USD
200 – 4,000 USD
0 – 10,000 USD
0 – 40 %
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
This calculation is a simplified example. For every property we offer, we prepare an individual calculation based on the available information and comparable values.
10 — Investment tours
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
Arrival and personal introduction; market overview; discussion of your strategy; district comparison; first viewings.
New-build projects; completed reference properties; existing properties; payment models; comparison of different locations.
Meeting with a Georgian lawyer; tax basics; bank account; financing options; purchase and registration process.
Batumi city centre; New Boulevard; completed and planned projects; operator concepts; comparison of tourist locations.
Coastal projects; holiday properties; further viewings; closing conversation; personal recommendation and next steps.
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.
11 — About us
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, asset protection, company formation and cross-border tax matters.
Out of that work a natural development followed. Entrepreneurs and families first asked me about tax, asset protection 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, asset protection, bank accounts and tax planning — the foundation Livo Property grew from. If you want property and structure thought through together, you get both from one team.
tax-corporate.solutions15 — Impressions
Impressions from Tbilisi, Batumi and further regions: property viewings, conversations with developers, meetings with local specialist partners and personal comparisons made on site.
12 — Exclusive partnership
German brokerage standards meet the Georgian market: Livo Property is HausHirsch's exclusive premium partner for property in Georgia.
HausHirsch Immobilien
Property that moves. Solutions that inspire.
HausHirsch is one of Germany's leading brokerage groups: more than 140 employees across around 50 locations, a portfolio in the range of €890 million and dedicated units for financing, consulting and off-market property. Beyond Germany the firm covers international markets such as Mallorca, Dubai and Cyprus.
For Georgia, HausHirsch works exclusively with us. Units, developers and numbers are vetted to German brokerage standards, while everything on the ground runs through our team in Tbilisi and Batumi — one contact from selection to registration.
Opens our partner's website in a new tab.
Video interview
In conversation with HausHirsch: why Georgia, which locations actually perform and how the purchase works for buyers from Germany.
Turn on sound — runtime approx. 30 minutes.
HausHirsch Immobilien is an independent German company. Partner brands and content belong to their respective owners.
We model your scenario with real units — purchase price, costs, occupancy, net yield. After that you know whether Georgia works for you.
Free. No obligation. In your language. Reply within hours.
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Concept preview · not yet an available customer portal
Organise units by location, use and construction stage. This preview contains no real client data.
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Your goal shapes the shortlist — not the other way round.
5–12%
Gross-yield calculation scenario, not a market forecast or guarantee
Depending on location, occupancy, costs and letting model.
5%
Taxation of residential rental income under certain conditions
For private individuals with corresponding use.
A few business days
Registration via the Georgian Public Registry
The exact duration depends on the chosen procedure and complete documentation.
Direct ownership
Property acquisition is generally possible for foreign buyers too
Legal restrictions apply to certain types of land.
18 — Contact
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, with our multilingual team.
WHATSAPPkontakt@livo-property.comInternational real-estate advisory
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.
Livo Property supports international buyers with a multilingual team, remotely and in person in Tbilisi and Batumi.
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. NAPR: 150 GEL (4 working days) · 270 GEL (1 working day) · 350 GEL (same day). https://napr.gov.ge/en/page/fees-and-terms/immovable-property-registration-fee (NAPR 2026-09-28).
It may be possible. Banks individually assess income, equity, creditworthiness 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.