a
Print
version

Georgians Living. Surprising Real Estate Facts

  • 56
Georgia is amazing. A rare tourist remains indifferent to the hospitality of its inhabitants, the variety of landscapes, and delicious cuisine. However, everything we see is outside the walls of the Georgian house. And what happens inside it, how do the locals live, and what do their homes look like?

They Attach Rooms and Entire Floors

Some expand the living space by buying spacious housing, others demolish the "extra" walls inside the apartment, others take out the kitchen to the balcony, adding another living room. Georgians are taking more radical measures: they make up for the lack of square meters... with the help of self-construction!

Georgia looks authentic (Tbilisi) and modern (Batumi) on postcards. However, there is also a non-parade side: attached balconies, rooms, entire floors, and even additional buildings near many old houses!

At the same time, the number of floors of the original structure does not matter, citizens attach additional rooms even to nine-story buildings. It's not scary if there is nothing under you (and you live high up): an additional room can be put on long supporting beams.

Georgia
Georgians attach balconies and entire floors to apartments. Photo: prian.ru

As a phenomenon, unauthorized homebuilding began in the early 90s. Then and now these actions are illegal, and often such construction does not comply with any safety rules. Previously, unauthorized extensions were periodically demolished, at least in the capital and on state-owned lands. But last January, the deputies of the ruling party proposed to abolish fines for small-scale self-construction.

However, some experts believe that all extensions, including legalized ones, need to be dismantled, otherwise "house collapses cannot be avoided." Precedents, by the way, have already happened. So, in October 2021, one of the entrances of a five-storey building collapsed in Batumi. This happened due to the dismantling of the load-bearing walls on the first floor. And there are a lot of such violations all over the country.

People Live in Unfinished Housing for Years

Georgia
An unfinished yet inhabited house in Batumi. Photo: prian.ru

Construction standards in Georgia are not observed by developers. For example, a building of 15 floors instead of planned 10 erects in the area intended for parking.

All this leads to the fact that the building exists, but legally it cannot be put into operation. People move into such houses, but for years they cannot formalize ownership.

The problem of long-term construction in Georgia appeared in the 90s of the XX century, but has not been solved so far. For example, in 2020 there were up to 200 frozen construction sites in the capital alone.

In July 2021, the country adopted the law "On Building Amnesty". It is aimed at putting into operation long-inhabited houses. Minor violations are going to be forgiven, the main thing is that the building meets the security requirements. City services also promise to supply communications (gas and electricity) to the house only after the official commissioning of the facility – this should prevent the development of the problem.

In any case, realtors recommend paying special attention to the reputation of the developer when buying new buildings in Georgia.

Old Courtyards of Tbilisi as a Cultural Layer

Courtyards in the capital of Georgia are a cultural phenomenon. It is not difficult to recognize them - cozy, covered with vineyards, wide staircases, and carved balconies.

Some call Tbilisi courtyards "Italian" because something is constantly happening here. Running children, crowing roosters, hanging laundry, people are discussing gossip and news, outside dinners, backgammon tournaments, collective watching of football matches...

Georgia
The atmosphere of old Tbilisi. Photo: prian.ru

The central districts of Tbilisi are covered with pre-revolutionary buildings, which give a unique atmosphere and set the tone for the whole city. However, today the vast majority of old houses are in critical condition. Some central streets are waiting for reconstruction, while others are falling into disrepair.

Meanwhile, in an attempt to catch a piece of the history and atmosphere of the old Tbilisi courtyards, excursions are conducted here. The romance of the most beautiful, but dilapidated courtyards is appreciated only by tourists and elderly locals. Young people are striving for a different level of comfort, which is offered by new residential complexes.

New Buildings in Georgia as an Image of the Future

Georgia is changing. And its modern architecture impresses with the originality of its forms. Many buildings become landmarks like the House of Justice and the Alphabet Tower in Batumi, the Parliament building in Kutaisi, the concert hall, and the Peace Bridge in Tbilisi…

Georgia
Modern architecture in the center of Tbilisi. Photo: prian.ru

Approaches to housing construction have also changed. In the vicinity of Tbilisi, you can find organized cottage settlements with minimalistic villas, as in Cyprus or Spain. In Batumi, you'll see dozens of impressive skyscrapers - multifunctional complexes with developed infrastructure, where in addition to apartments there are gyms, swimming pools, restaurants, conference centers… Even typical new buildings correspond to European ideas of comfort: indoor and outdoor Parking lots, playgrounds, well-groomed courtyards with landscaping, neat lobbies…

Foreign buyers in Georgia prefer such projects. But Georgians themselves increasingly buy modern housing as well.

What you can buy in Georgia now:
Apartment for 35 200 euro in Gudauri, Georgia
35 200 €
Apartment in Gudauri, Georgia
32 sq.m 1 1 1
Residence
Commercial Space - Mountain View Apartments Country: Georgia, Ski Resort, New Gudauri Project: TWINS, 3rd floor, apartments 117,118,119,149 Area: 32 sq.m. Condition: White frame Price: 1100 euro / м2
Private person
Apartment for 57 935 euro in Batumi, Georgia
57 935 €
Apartment in Batumi, Georgia
31 sq.m 1 1 1
Online Viewing Remote Transaction
Multifunctional investment complex "Alliance Palace" The 41-storey multifunctional complex "Alliance Palace" in Batumi is located near the sea and the boulevard, in a prestigious area of ​​the city. On the first 5 floors of the multifunctional complex there is a hotel with 150 rooms of the international hotel brand Courtyard...
JoinGeorgia
Apartment for 57 337 euro in Batumi, Georgia
57 337 €
Apartment in Batumi, Georgia
35 sq.m 1 1 1
Online Viewing Remote Transaction
Elite residential complex of premium class on the first line by the sea. 7th Heaven is a designer 40-storey premium residential complex on the first line by the sea. Two towers East and West are located on the first line in the very center of modern life in Batumi with panoramic views of the sea, mountains and the new boulevard. We have created...
JoinGeorgia
Studio for 50 210 euro in Batumi, Georgia
50 210 €
Studio in Batumi, Georgia
34 sq.m 1 1 1
Studio 34.4 sq. m With a Gorgeous sea view, first line, premium LCD Bi Residence. SPA Gym Pool Sauna etc. Underfloor heating, Gas. the market value of this apartment at the moment the Developer has 57900 $ I am the owner selling urgently for 52. Whats app +79035612315
Private person
Flat for 72 419 euro in Tbilisi, Georgia
72 419 €
Flat in Tbilisi, Georgia
125 sq.m 4 3 1
Apartment for sale in a new modern house of high-quality construction. The apartment needs renovation. Large square footage. The metro station is 200 meters away. Stunning view characteristics of the beautiful city of Tbilisi. The price is below the market. Showing at a convenient time for you. Call me!
BD Group
Apartment for 310 595 euro in Tbilisi, Georgia
310 595 €
Apartment in Tbilisi, Georgia
119 sq.m 3 2 2
Online Viewing Remote Transaction
King David is a multifunctional complex in which two towers are harmoniously combined: the office King David Business Center and the residential King David Residences. King David is a 5-star residential and business complex distinguished by its elegant and beautiful design and exclusive service. The high tower of King David Residences - consists...
NIKO LLC
Flat for 54 073 euro in Tbilisi, Georgia
54 073 €
Flat in Tbilisi, Georgia
49 sq.m 2 1 1
Online Viewing Remote Transaction
Apartment for sale in Tbilisi, at the address Valentina Topuridze str. 19.About the apartment :The apartment is located on the 4th floor of a 12-storey building, with a balcony overlooking the city.49 sq . m . the apartments include one isolated bedroom, a kitchen combined with a living room, a new high-quality renovation has been made in the...
NIKO LLC
Apartment for 42 450 euro in Batumi, Georgia
42 450 €
Apartment in Batumi, Georgia
53 sq.m 2 1 1
Online Viewing Remote Transaction Credit
Blue Sky Tower is a 36-storey premium residential and hotel complex on the Black Sea coast. The building is divided into two blocks, one of which will house a hotel of the world hotel brand "Holiday Inn" on the 1st - 9th floors.The company guarantees an income of 8% per annum for 10 years! From the 10th to the 33rd there are premium class...
Atlas Property
Apartment for 27 922 euro in Batumi, Georgia
27 922 €
Apartment in Batumi, Georgia
37 sq.m 1 1 1
Online Viewing Remote Transaction
Installments of up to 24 months.Palm Residence is located on the Black Sea coast at the beginning of the New Boulevard. The first line from the sea. The distance to the sea is 100 meters. The project is one of the best in terms of design and location in the region. Palm Residence is located 1 km from Batumi Airport and less than 10 km...
Atlas Property
Apartment for 94 627 euro in Batumi, Georgia
94 627 €
Apartment in Batumi, Georgia
123 sq.m 3 2 2
Online Viewing Remote Transaction
Located in the Central part of the cityBatumi, near the New Boulevard. The huge recreational area of the New Boulevard attracts all visitors to Batumi — it's nice to walk with your family here, while being in the central part of the city. Designed in the style of a boutique hotel for family holidays and business trips.Here you get not only...
Atlas Property
Cottage for 165 114 euro in Batumi, Georgia
165 114 €
Cottage in Batumi, Georgia
151 sq.m 3 2 1
Residence Online Viewing Remote Transaction
Royal Residence Botanico is a new project from the company Batumi Investment.Prices are shown in a black frame. Royal Residence Botanico is a unique project that has no analogues on the Black Sea coast today. The project includes premium-class town houses as well as a low-rise building (5 floors, 4 apartments per floor) with a huge territory and...
Atlas Property
Flat for 99 455 euro in Tbilisi, Georgia
99 455 €
Flat in Tbilisi, Georgia
52 sq.m 2 1 1
Online Viewing Remote Transaction
For sale 2-room apartment in a new residential complex Lisi Green Urban European low-rise residential complex , all houses are not higher than 5 floors. The house has an underground Parking . The apartment is located on the 2nd floor . 52 sq.m includes an isolated bedroom. Nearby there is all the necessary infrastructure for life : shops ,...
NIKO LLC
Flat for 54 748 euro in Batumi, Georgia
54 748 €
Flat in Batumi, Georgia
32 sq.m 1 1 1
Online Viewing Remote Transaction
White Line is a modern, high–tech complex, its appearance continues the aesthetic traditions of classical architecture, located just 400 meters from the sea.Two modern and thoughtful houses, with high ceilings, spacious Parking lots, their own territory and space for recreation, will decorate the tourist part of the city of Batumi. A...
Recom
Flat for 40 168 euro in Batumi, Georgia
40 168 €
Flat in Batumi, Georgia
32 sq.m 1 1 1
Online Viewing Remote Transaction
Blue Sky Tower is a 36-storey residential and hotel complex of premium class on the Black Sea coast.The building is divided into two blocks, one of which will house a hotel of the world hotel brand "Holiday Inn" on the 1st - 9th floors. From the 10th to the 33rd there are premium class apartments. The high quality of the construction, the...
Recom
Flat for 62 251 euro in Batumi, Georgia
62 251 €
Flat in Batumi, Georgia
31 sq.m 1 1 1
Online Viewing Remote Transaction
The Bianca Batumi complex.The apartments, built in accordance with international norms and standards, guarantee maximum comfort and the best living conditions. Due to the placement of buildings in a certain way, almost all apartments offer a beautiful view of the sea and the walking area of the New Boulevard. Our company provides repair work...
Recom
Apartment for 59 537 euro in Batumi, Georgia
59 537 €
Apartment in Batumi, Georgia
53 sq.m 2 1 1
Online Viewing Remote Transaction
Boulevard Point is a 15–storey apartment hotel by the sea in Batumi. Located on the New Boulevard, 300 meters from the beach. This is the main resort area of Batumi – beautiful and clean, with palm and bamboo alleys, singing fountains, original sculptures, spectacular lighting, cafes and restaurants, bike paths and playgrounds. The complex...
NIKO LLC
Flat for 42 408 euro in Batumi, Georgia
42 408 €
Flat in Batumi, Georgia
61 sq.m 3 2 1
Online Viewing Remote Transaction
Residential complex White Line is a new venue on the map of Batumi, offering comfortable apartments for both permanent residence or to rent out for passive income. Where is White Line located? White Line is built on Kobaladze Street, d. 18/20, located only 300 meters from the coast. The advantageous location in the tourist part of the city...
NIKO LLC
Flat for 53 740 euro in Batumi, Georgia
53 740 €
Flat in Batumi, Georgia
77 sq.m 3 2 1
Online Viewing Remote Transaction
La Batumi Familia is a multi–storey building in a modern style with ergonomic apartments, which organically fits into the overall appearance of the resort of Batumi. The house itself is located at an optimal distance from the sea. The La Batumi Familia project is a nineteen–storey building constructed using modern materials and advanced...
NIKO LLC
Villa for 286 778 euro in Batumi, Georgia
286 778 €
Villa in Batumi, Georgia
85 sq.m 4 2 2
Online Viewing Remote Transaction
Premium class villas with panoramic views, comfortable living conditions on the Black Sea coast. iVillas Company offers profitable investments, modern infrastructure and comfort. Ivillas is a residential complex on the seashore with premium class villas, consisting of 14 exclusive villas with sea and mountain views. The iVillas complex is...
NIKO LLC
Flat for 40 616 euro in Batumi, Georgia
40 616 €
Flat in Batumi, Georgia
48 sq.m 2 1 1
Online Viewing Remote Transaction
Kolos is a new level of modernity and comfort 100 meters from the Black Sea.In the suburbs of Batumi, along the Black Sea coast, there is a resort area called Makhinjauri. Makhinjauri is located next to the Green Cape and the Botanical Garden. It is also famous for sulfur baths. The building has both residential, office and sports...
Recom

An Elevator Ride is Not Free

The utility service system in Georgia was destroyed in the 90s. There was not enough money for restoration, so the authorities took all possible measures. For example, they introduced a toll on elevators in residential buildings.

The so-called boxes for small change were installed everywhere in the lifts. Only by dropping a coin there, it was possible to climb to the desired floor. Many have not abandoned this practice until now. Moreover, there are paid elevators both in old houses and in relatively new residential complexes (built in the early 2000s). In the first type, the system remained the same, but in the second type you need to use a "travel card".

Some Georgians save money, preferring to climb to their floor on foot, others regularly pay. But there are also law-abiding citizens: they ride for free using a coin on a rope. The cost of a one–time elevator ride is low - about two to five cents. A monthly travel pass (however, with a limit of, for example, 200 trips) is about $ 5.

The money is taken by the housing association, and it pays for electricity, the work of the elevator operator, and the work of the service company.

Also read: The Guide to Real Estate Deals in Georgia

Central Heating in Georgian

The phrase "central heating" exists in Georgia, but there is no such thing as a phenomenon. The boiler house system has sunk into oblivion after 'perestroika'. Now, this role is taken over by a gas column installed in the apartment, which distributes water through pipes and radiators.

Gas heaters called Karma are also popular. It looks like a small gas fireplace built into the wall. Among the advantages is the simplicity of installation, low price, as well as the ability to quickly warm up the premises. However, this method is not considered the safest, it is recommended to turn off the heater at night and when no one is at home.

Stoves and fireplaces are usually used in rural private homes. In apartments, many install underfloor heating and electric heaters, however, in the case of their active use, the bills for light increase significantly.

Try to Get a Lease Agreement

In Georgia, The tax on the rental of residential real estate in Georgia is small, only 5% of the profit. The fine for illegal work(without signing a contract and paying taxes) starts from $50 to several hundred dollars if the violation is recorded repeatedly.

The tax service can find out about this from disgruntled neighbors or the owners themselves if they contact the police when there are problems with tenants. However, in practice, a contract is very rare here.

Very often, a bilateral agreement is not recorded in writing but is kept only on an honest word. However, in most cases, an oral agreement can be trusted. Reputation in Georgia plays a significant role because the absence of bad reviews is more expensive for local people than material benefits.

Homeowners, as a rule, do not bother tenants – they do not come without warning and do not call for a month to find out how things are going. They get in touch only to receive payment or at the initiative of the tenant.

The money is taken by the housing association, and it pays for electricity, the work of the elevator operator, and the work of the service company.

Georgia
New buildings in Batumi. Photo: prian.ru

The Features of the Georgian Interior

The main room of a true Georgian is a hall. Combining it with the kitchen is a trend of recent years. Until recently, the living room was separate.

The hall in the Georgian dwelling is the most spacious room. At the same time, even in a large apartment (say, 120 meters), it will occupy most of it, and the bedrooms will be miniature.

Another pride of the Georgian can be called a chandelier. If the scale of housing allows, then there will be an interesting, memorable, often large, and luxurious chandelier. But this rather applies to objects in the old housing. Apartment owners in new buildings still prefer a modern IKEA-style design with an unobtrusive interior. This is especially true of apartments intended for renting.

A vine shoot often becomes the accent in the traditional Georgian interior (real one on the balcony, in the courtyard of a private house, or an artificial one in an apartment). For example, it can frame the headboard of a bed, be depicted in a painting, or be carved on the wooden armrest of a chair.

Georgians love details that give the room an atmosphere and comfort (for example, a wall carpet with a national ornament, a wine decanter, an antique lamp, etc.). At the same time, their dwellings do not look crowded, on the contrary, they differ in spaciousness.

And if all of the above mostly applies to wealthy citizens (housing looks simpler for poor people), then there is a corner with icons everywhere. This is because Georgians are very religious people.

Quoting conditions of Prian.info materials

Share the link:
Tags: Georgia, Market Analysis, Life abroad, Real Estate, New buildings and construction

Read also

A Georgian Resort to Relax And Make Money on Real Estate
An example of profitable premium class apartments.
Real Estate Market in Tbilisi Has Reached New Highs
The number of housing transactions in Tbilisi increased by 33.7%, and sales prices increased by...
How Long Does it Take to Move to Cyprus and How to Open a Company There in 7 Days
The passport program of Cyprus has been canceled for a year, but it is still possible to obtain...
Americans are Heating the Portuguese Real Estate Market
A strong dollar attracts wealthy housing hunters.
Where It Is Better to Buy Real Estate in Thailand
The Ambassador recommends not only such popular locations as Phuket or Pattaya.
Italian Residential Real Estate Market Trends
Iimportant stats on prices and transactions.

News and articles on the topic «Georgia»:

Real Estate Market in Tbilisi Has Reached New Highs
  • 8
The number of housing transactions in Tbilisi increased by 33.7%, and sales prices increased by...
Property Investment in Batumi
  • 12
Georgia has lifted almost all pandemic restrictions, and a flood of tourists immediately poured...