Buying real estate in Tbilisi can be more than a lifestyle decision. For many buyers, it is a way to secure capital in a tangible asset, own property in a growing capital city, create a rental product, or build a longer-term plan connected with living in Georgia.
In this article, we look at why buying property in Tbilisi can be a practical decision, what makes Twin Towers Residence an interesting option, how the purchase process works for Georgian citizens and foreign buyers, and what real estate ownership may mean for residence permit purposes.
This article is for general information only. Before making a purchase, it is better to consult a real estate lawyer, tax advisor or migration specialist in Georgia.
Why Tbilisi Is Interesting for Real Estate Buyers
Tbilisi is the capital of Georgia and the country’s main business, administrative, educational and cultural center. This makes the city attractive both for personal living and for real estate investment.
For property buyers, Tbilisi offers several practical advantages:
- demand from locals, expats and international buyers;
- a wide rental market;
- different apartment formats, from compact units to large residences;
- active development of modern residential complexes;
- relatively simple property registration procedures;
- the possibility, under certain conditions, to use real estate as a basis for a residence permit.
For investors, a capital city is usually more liquid than smaller markets. A well-located apartment in Tbilisi is often easier to rent, show to buyers, maintain and resell.
Why Consider Twin Towers Residence
Twin Towers Residence is a completed residential complex in Tbilisi developed by Alliance Construction. The project consists of two buildings: Block A with 22 floors and Block B with 18 floors. Both buildings are delivered and were completed in 2023.
The completed status of the project is important for buyers. You are not buying into an early-stage construction project and waiting for delivery. You can evaluate the real building, common areas, entrances, territory, location, floor, view and apartment condition before making a decision.
The complex also offers private infrastructure and resident amenities. Public project descriptions mention facilities such as a restaurant, cinema, fitness / wellness infrastructure, three-level underground parking and the Flat+ service with shared spaces for residents.
For a buyer, this matters because the value of an apartment is not limited to square meters. The building, territory, security, infrastructure and future rental appeal all affect the overall quality of the asset.
Location: Why It Matters
Twin Towers Residence is located in the Ortachala / Krtsanisi area of Tbilisi, close to the Kura embankment, Gorgasali Street and the historic part of the city. The complex is also near the 300 Aragveli metro station and Ortachala bus station according to public project descriptions.
For living, this gives access to central Tbilisi, transport, shops, restaurants, medical facilities and daily infrastructure.
For investment, location is even more important. Tenants usually look not only at the apartment itself, but also at the building, transport access, safety, neighborhood and distance to key parts of the city.
A good location can help the apartment compete better on the rental market, especially after a thoughtful renovation.
Why an Unfinished Apartment Can Be a Good Choice
An unfinished apartment is not the right choice for everyone. But for many buyers, especially investors, it has strong advantages.
The main benefit is control. You do not pay extra for someone else’s renovation, materials, kitchen, lighting or furniture choices.
Buying unfinished property allows you to:
- choose materials yourself;
- control the renovation budget;
- plan the kitchen, storage and lighting correctly;
- create an interior for personal living or rental use;
- avoid removing an outdated or unsuitable renovation;
- design the apartment for a specific target tenant or future buyer.
In a completed residential complex, an unfinished apartment can be a strong starting point: the building is already delivered, while the apartment itself remains flexible.
Investment Scenarios
There are several ways to look at this purchase.
1. Personal Residence
The buyer can create a home in a completed residential complex with private infrastructure, security and shared amenities. This is suitable for people planning to live in Tbilisi and design the interior around their own lifestyle.
2. Long-Term Rental
After renovation, the apartment can be prepared for long-term rental. For tenants, important factors include location, building quality, apartment layout, balcony, security and overall comfort.
3. Renovation and Resale
An unfinished apartment can be purchased as a base asset. The buyer renovates it, increases its market appeal and later resells it as a finished apartment. This strategy requires careful calculation: renovation cost, timeline, expected resale price and market demand.
4. Buying Both Apartments
Buying both apartments creates a small real estate portfolio in one completed complex. One apartment can be used for personal residence and the second for rental income, or both can be renovated for investment use.
How to Buy If You Are a Georgian Citizen
For Georgian citizens, the purchase process is generally straightforward.
A typical process includes:
- Viewing the apartment
The buyer checks the unit, building, entrance, floor, view, technical condition and surrounding infrastructure. - Checking documents
The ownership extract, cadastral data, possible encumbrances, mortgage, debts or legal restrictions should be verified before signing. - Agreeing on price and payment terms
The parties agree on the purchase price, payment method, currency, deadlines and handover conditions. - Signing the sale and purchase agreement
The agreement may be prepared with legal support, especially if the transaction involves special conditions. - Registering ownership
Property rights are registered through the Public Registry. NAPR lists several processing options for immovable property registration, including 4 working days for 150 GEL, 1 working day for 270 GEL and same-day service for 350 GEL. - Final payment and handover
After the agreed conditions are met, the payment is completed and the apartment is handed over to the buyer.
How to Buy If You Are a Foreigner
Foreigners can buy apartments and non-agricultural real estate in Georgia. The main restriction concerns agricultural land: foreigners are prohibited from buying agricultural land, but can buy apartments and non-agricultural property.
For a foreign buyer, the process usually requires:
- a valid passport;
- passport translation into Georgian, if required;
- personal presence or a representative acting under a power of attorney;
- a sale and purchase agreement;
- registration of ownership in the Public Registry;
- an agreed payment method.
If the buyer does not speak Georgian, a translator may be needed during the transaction. If the buyer is outside Georgia, the transaction may be handled through a representative, but the power of attorney must be prepared correctly and should include the necessary powers.
A foreign buyer should carefully check:
- who legally owns the apartment;
- whether there are any encumbrances;
- whether there are unpaid debts;
- whether the actual apartment matches the documents;
- whether the property can be rented out;
- whether the building management has any restrictions;
- how payment and registration will be handled.
Residence Permit Through Real Estate
Real estate ownership may be relevant for foreign buyers who are considering a residence permit in Georgia.
From March 1, 2026, Georgia increased the minimum real estate threshold for a property-based residence permit to $150,000. Legal.ge describes this as an increase from the previous $100,000 level to $150,000, effective March 1, 2026.
The key point is that the threshold is based on the property’s market value confirmed by an accredited appraiser, not only on the advertised price. AACC also notes that a short-term residence permit may apply to a foreigner who owns real estate in Georgia, excluding agricultural land, with a market value exceeding $150,000, confirmed by a certified accredited appraiser.
For these apartments, this means:
- the 65.6 m² apartment at $108,240 is below the $150,000 threshold on its own;
- the 81.5 m² apartment at $122,250 is also below the $150,000 threshold on its own;
- buying both apartments for $230,490 may potentially meet the threshold, but the final decision depends on official valuation and legal requirements.
Some sources note that investors can combine multiple properties to reach the minimum threshold, provided the properties are registered and valued properly.
If residence permit eligibility is one of your goals, consult a Georgian immigration lawyer before signing the transaction.
Does Real Estate Ownership Give Citizenship?
Buying property in Georgia does not automatically give citizenship.
A residence permit and citizenship are different legal statuses. Real estate may help create a basis for legal residence if the legal requirements are met, but citizenship requires a separate procedure and approval by the relevant authorities.
It is safer to view real estate ownership as:
- an asset;
- a possible basis for residence permit eligibility;
- a way to support longer-term living plans in Georgia;
- part of a personal or investment strategy.
Potential Advantages of a Georgian Residence Permit
A residence permit can be useful for a foreign buyer who plans to spend more time in Georgia, manage property, open or maintain local relationships, use services and organize life in the country more predictably.
Potential advantages may include:
- more stable legal stay in Georgia;
- easier long-term planning;
- better ability to manage property locally;
- more convenience for family life or relocation;
- fewer concerns about short-term stay limits.
However, a residence permit must be maintained and renewed according to current rules. If the permit is based on property ownership, the buyer should keep ownership and follow the legal conditions.
Taxes, Rental Income and Holding Costs
Before buying, it is important to evaluate not only the purchase price but also ongoing costs.
A buyer should clarify:
- building maintenance fees;
- utility costs;
- management company rules;
- parking costs;
- renovation budget;
- rental income taxation;
- tax consequences of future resale.
For rental income, PwC’s Georgia tax summary states that personal income tax at 5% applies to rental income derived by an individual from renting residential space for residential purposes, provided the individual does not deduct expenses from that income.
Tax rules depend on personal circumstances, residency, ownership structure and actual use of the apartment, so tax advice should be obtained before renting or reselling the property.
Why This Purchase Can Be Rational
This purchase can be attractive for several reasons.
First, Twin Towers Residence is completed. This reduces construction-stage uncertainty.
Second, the location in Tbilisi supports both personal living and rental potential.
Third, the apartments are unfinished, which gives full control over renovation.
Fourth, the two apartment sizes offer different strategies: the 65.6 m² unit is compact and practical, while the 81.5 m² unit allows a more spacious and premium layout.
Fifth, buying both apartments may be more interesting for buyers considering residence permit requirements, because the combined purchase price is above the current $150,000 threshold, subject to official valuation and legal review.
Conclusion
Buying real estate in Tbilisi can be both a lifestyle decision and an investment step. In the case of Twin Towers Residence, the buyer gets a completed residential complex, a location close to central Tbilisi, private infrastructure, security systems and unfinished apartments ready for custom renovation.
The 65.6 m² apartment on the 20th floor is a compact and practical option. The 81.5 m² apartment on the 12th floor gives more flexibility for a spacious layout and a higher-positioned rental or living concept.
If the buyer is also considering a residence permit, the combined purchase of both apartments may be more relevant than buying either unit separately, but this must be checked through legal advice and official valuation.
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