Batumi
$1,960new build, $ per m², June 2026
Resale $1,497 per m², June 2026
By the BatumiReviews TeamUpdated
Agency cost when buyingUsually nothingSeller or developer normally paysA new flat in Batumi$1,960 per m²Average, June 2026; resale $1,497Before you pay an agency5 checksNo deposit before the title checkMore
Our 2026 top three: SM Sale, GulfStream, Orange Group. Call SM Sale for a new build without sales pressure, GulfStream for a resale flat, Orange Group for off-plan on an instalment plan. The seller or developer normally pays the agent.
The 8 best agencies in Batumi, ranked
Our editorial orderChecked 5 October 2026How we rank
New builds
#1 SM Sale
On request
- No complaint in 2 years' reviews
- On WhatsApp and Telegram
- Batumi, Gonio and Chakvi
First choice for a new build, sold without pressure
Catalogue not updated since October 2024
Full review, SM Sale
SM Sale is our first choice among Batumi's agencies, and where we would go to buy a new build from a developer. It sells without pressure, and not one client review in two years is a complaint.
SM Sale works with Batumi's developers and takes a buyer from the first viewing of a new build to the keys. Its general director runs it and fronts it on his own YouTube channel, and the purchase it runs is calm, with no push to sign. GulfStream has the wider range and sells every kind of property, but SM Sale has the cleaner recent record, and for a new build it is the better call.
SM Sale's website is a dormant brochure. The catalogue holds 12 projects, none added since October 2024 and none with a price list, so the real stock lives on its social channels. Its footer prints a Tbilisi flat under the heading "our office in Batumi", and nothing on the site says who pays the commission.
Worth knowing before you go
- The Russian-only catalogue was last updated in October 2024.
- Ask who pays the agent before the first viewing.
Why we would go
- No-pressure selling, and no complaint in two years of client reviews.
- Easy to reach on WhatsApp and Telegram.
- Works across Batumi, Gonio and Chakvi.
- Not ideal for
- Land or a resale flat. GulfStream sells both.
- Price
- Its partner site says the developer pays the commission and the service is free to you. Get that in writing
- The facts
- 5a Tbel-Abuseridze St, Batumi Website in Russian Hours not published On record since 2022 SM Sale LLC, company number 402236512 smsale-batumi.com Google 5.0 (61)
Resale flats
#2 GulfStream
Free to buyers
- Buyers pay nothing, in writing
- Large priced catalogue
Where we would go for a resale flat; buyers pay nothing
First choice but for its suspended registration
Full review, GulfStream
GulfStream is where we would go for a resale flat in Batumi, and buyers pay it nothing in writing. It would be our first choice, but its company's registration is suspended.
GulfStream sells resale flats, new builds, land and houses, lets flats for up to a year, and manages lettings for owners. Its catalogue is the liveliest we found, with fresh priced listings. SM Sale has the cleaner recent record, but it works mainly with new builds, so for a resale flat GulfStream is the better call. Its company, GulfStream LLC, has its registration suspended because it did not update its records by Georgia's 1 April 2026 deadline. Until it does, the company's director has limited power to act for it and the company cannot use its bank account, so ask who signs your contract before you sign.
GulfStream's own figures do not agree. The homepage claims more than 800 properties, the about page more than 3,000, and its listings page showed 2,034 on 5 October 2026. Its record is getting older, and fewer clients write about it now than a year ago.
Worth knowing before you go
- Its company's registration is suspended until it updates its records, so ask who signs your contract.
- The website is in Russian only, and it publishes no team page.
- Its map listing gives Khimshiashvili St 47A, while its site gives David Mamuladze St 31. Confirm the office before you visit.
Why we would go
- Buyers pay nothing, stated on its contact page.
- A large priced catalogue of resale flats, new builds, land and houses.
- Not ideal for
- Renovation or rental management for now: both mean paying the company or letting it hold your rent. For a long let, see Arendator Batumi.
- Price
- Free for buyers, and the seller's fee is not published
- The facts
- David Mamuladze St 31, Batumi Website in Russian Monday to Friday, 10:00 to 18:00 On record since 2019 GulfStream LLC, company number 445530408 (registration suspended) gulfstream.ge Google 4.9 (138)
Off-plan
#3 Orange Group
Free to buyers
- Sites in four languages
- Free to buyers
- Developer instalment plans
Off-plan on a developer's 0% instalment plan
Ignore its return promises
Full review, Orange Group
Orange Group is where we would go for an off-plan flat on a 0% instalment plan, with English and Polish websites and no fee for buyers. Ignore its return promises.
Orange Group is the most visible new-build broker on this list. It puts its team at about 60 people, runs websites in Georgian, English, Russian and Polish, and is the only agency here on the member list of GNARE, Georgia's estate agents' association. By its own count it works with 69 partner developers. For an off-plan flat on a developer's 0% instalment plan it has more projects to show than SM Sale, and SM Sale gives the calmer purchase.
Orange Group sells on investment returns. Its English site promises "guaranteed returns" and shows case studies returning up to 122.2%, while its own August 2026 article calls price growth "a statistic, not a guarantee". The complaints its clients wrote in 2025 still have no answer.
Worth knowing before you go
- Treat the return figures on its site as sales copy, not a forecast.
- If something goes wrong, do not count on a reply.
Why we would go
- Real websites in Georgian, English, Russian and Polish.
- Free to buyers, with its 5% resale fee shown in its own examples.
- Off-plan projects on developer instalment plans.
- Not ideal for
- A buyer who wants a quiet, no-pressure purchase. SM Sale is the better fit.
- Price
- 5% of the sale price in its own resale examples
- The facts
- 131a Petre Bagrationi St, Batumi Websites in Georgian, English, Russian and Polish Hours not published Online since 2019 Orange Group Georgia LLC, company number 445685269 orangegroup.ge Google 4.6 (84)
Fee up front
#4 Best Invest Batumi
0% on new builds
The only one stating 0% on new builds, no deposit
Full review, Best Invest Batumi
Best Invest Batumi is where we would go for a new build with the fee settled first, the only agency here stating 0% commission and no deposit on its homepage.
Best Invest Batumi is a small new-build agency with a catalogue of 44 complexes from the centre to Chakvi, most with a starting price. Its homepage states that the buyer pays 0% commission because the developer pays the agency, and no prepayment or deposit is taken. One of its agents lists resale flats and houses on a big property portal as well, and the office opens every day from 9:00 to 21:00, which suits a viewing trip. It states its terms more clearly than SM Sale, whose site says nothing about who pays, while SM Sale has far more recent clients to judge it by.
Best Invest Batumi is thin. Its recent client record is small, and its Russian-only site on a .ru domain gives only a Russian phone number and a mail.ru address.
Worth knowing before you go
- Little recent activity to judge it by, and the site does not say whether the 0% applies to a resale.
Why we would go
- 0% to the buyer and no deposit, stated on its homepage.
- Open every day, 9:00 to 21:00.
- A catalogue of 44 new-build complexes with starting prices.
- Not ideal for
- Buyers who want an English website. Orange Group and BD Realty run one.
- Price
- Ask what applies on a resale
- The facts
- 17 Konstantine Gamsakhurdia St, Batumi Website in Russian Every day, 9:00 to 21:00 On record since 2021 Company number not published bestinvestbatumi.ru Google 4.9 (52)
Remote buying
#5 BD Realty
On request
54 Vakhtang Gorgasali St, Batumi, and Ilia Chavchavadze Ave, Tbilisi (its site gives both No 37 and No 49A)DirectionsWebsiteWebsite in Russian, English and GeorgianBest set up for a buyer who cannot be in Batumi
Full review, BD Realty
BD Realty is the best-organised agency for a buyer who cannot be in Batumi, with named managers, an English version of its website and offices in Batumi and Tbilisi.
BD Realty names the company behind it, BIDI INVESTI LLC, and the heads of sales in its Batumi and Tbilisi offices. It sells new builds and resale flats across Batumi, Gonio, Shekvetili and Tbilisi, and handles purchases for buyers who stay abroad. For a remote purchase it is better set up than Orange Group, which has the larger reach but names only its director on its site.
BD Realty's only complaint in 2026 concerns one deal in which the flat's price rose days before signing. It was posted in May and June, and the agency answered it once. Its marketing promises too much, with "yield from 30% a year" on its Instagram profile and a "17+ years" figure that belongs to its founder's career, not to a company whose website dates from 2022.
Worth knowing before you go
- One complaint in 2026, about one deal whose price rose before signing, answered once.
Why we would go
- Named managers and a registered company you can check.
- Offices in Batumi and Tbilisi, with remote purchases handled.
- Not ideal for
- A seller who wants a hands-on resale campaign. GulfStream is stronger on resale.
- Price
- Its Telegram channel says "no commission", but two reviews carrying this complaint say a commission was paid. Get the fee in writing before the first viewing
- The facts
- 54 Vakhtang Gorgasali St, Batumi, and Ilia Chavchavadze Ave, Tbilisi (its site gives both No 37 and No 49A) Website in Russian, English and Georgian Batumi office 10:00 to 19:00 (its Russian page says Monday to Saturday, its English page Monday to Friday) Online since 2022 BIDI INVESTI LLC, company number 445675939 bdgroup.ge Google 4.7 (47)
Legal support
#6 Tsurkava Property
On request
A resale deal with a lawyer in the office
Full review, Tsurkava Property
Tsurkava Property is a good choice for a resale deal, with a lawyer in the office and the longest record we could verify, though its recent activity is thin.
Tsurkava Property, which trades as Batumi Realtor too, has a record going back to 2010 and runs its own listings board. Its legal support covers contracts, a power of attorney where needed and registration at the House of Justice, and a lawyer works in its office. It has the longest record we could verify, but its recent client record is thin. It works from several Batumi addresses, so confirm the office before you go.
- Not ideal for
- New-build buyers. SM Sale is the better choice.
- The facts
- 26 May St 68, Batumi Websites in Georgian, Russian and English 10:00 to 18:00 On record since 2010 Tsurkava Property LLC, company number 445446205 batumi-realtor.com Google 4.3 (41)
Long-term lets
#7 Arendator Batumi
Free for tenants
Long-term rentals with no fee for tenants
Full review, Arendator Batumi
Arendator Batumi is the agency we would use for a long-term rental, with the rent on every rental and no fee for tenants, stated on its own website.
Arendator lists each rental with its rent and size. Tenants and buyers pay no commission, and landlords pay the agency. In practice it is one agent, which keeps it personal and small, with about 50 active listings against the 100-plus its homepage claims. It posts no opening hours and asks you to book a meeting in advance at Griboedov St 67.
- Not ideal for
- Buyers who want a wide choice. GulfStream has far more to show.
- Price
- The landlord's fee is not published
- The facts
- Griboedov St 67, Batumi, by appointment Website in Russian, English and Georgian Hours not published On record since 2020 Company number not published apartmentsbatumi.com Google 4.8 (48)
Land listings
#8 Batumi Broker
On request
Browse first for land, with priced plots
Full review, Batumi Broker
Batumi Broker is where we would browse first for land, with its own database of priced flats and plots, though it does not name the team behind it.
Batumi Broker runs its own listing database, which in September 2026 held 174 flats and 81 plots of land for sale, its newer sale listings dating from 2025 and 2026. That makes it a good place to see what is for sale, land in particular. It names no staff, publishes no fees and describes no after-sale service, and its "since 1996" is unverified before its 2017 website. Its rental tabs still carry 2018 listings, so ring before you visit.
- Not ideal for
- A remote buyer who needs the process handled. BD Realty is set up for that.
- The facts
- K. Gamsakhurdia St 33A, Batumi Website in Georgian, English and Russian Monday to Sunday, 10:00 to 20:00 (posted) On record since 2017 Company number not published batumibroker.ge Google 4.9 (33)
What does a Batumi agency cost?
Buying a flat
Usually nothing
Paid by the seller or developer
Selling a resale flat
3% often quoted
Usually 2 to 5% of the price
Long-term rental
Up to 1 month's rent
Paid by the landlord, not the tenant
More
Registering the purchase at the Public Registry costs 150 GEL in 4 working days, 270 GEL in 1 working day or 350 GEL the same day. The registry confirms both signatures on the contract for 7 GEL on the spot, and a notary is not required for the sale contract.
A registry extract, the proof of ownership, costs 13 GEL online in 1 working day or 52 GEL the same day, and 26 GEL more in English. A power of attorney at a notary costs 18 GEL plus a 5 GEL registration fee, plus VAT where the notary charges it.
For a contract not in Georgian, a notary confirms the translator's signature for 6 GEL on one page (4 GEL a signature for 2 to 10 pages), plus the 5 GEL registration fee. The translator's own fee is not published.
Georgia has no transfer or stamp tax on buying. A private owner letting a home pays 5% of the rent when claiming no deductions. There is no yearly property tax for a private owner on a flat or house while the family's income for the previous year is 40,000 GEL or less; above that, and on land, the local property tax applies.
The state fees for buying a flat come to 170 GEL on the standard timetable, whatever the price. Orange Group shows 5% in its own resale examples. On a long-term rental the tenant pays the first and last month up front.
Flat prices and agencies by area
Gonio
$2,228new build, $ per m², June 2026
Up from $2,048 in December 2025
Makhinjauri
$1,983new build, $ per m², June 2026
Up from $1,854 in December 2025
Kobuleti
$1,731new build, $ per m², June 2026
Up from $1,721 in December 2025
More
In June 2026 a new turnkey flat cost, per m²: Old Batumi $3,239 (December 2025: $3,028), Alley of Heroes $2,166 ($2,095), New Boulevard area $1,800 ($1,761), peripheral zones $1,744 ($1,487) and inner areas $1,672 ($1,730). Chakvi was not reported.
Figures from Galt & Taggart for turnkey new-build flats: June 2026 from its Batumi Residential Real Estate 2Q26 overview (14 August 2026), December 2025 from its 2025 Review and 2026 Outlook (6 March 2026).
Batumi Broker lists the most places along the coast, nine from Sarpi to Ureki. Every agency here except Tsurkava Property lists Chakvi. Five of the eight work in Tbilisi as well: GulfStream, SM Sale, Orange Group, BD Realty and Tsurkava Property.
The Gonio zone lists the agencies that name Gonio; its price is the Gonio and Kvariati figure.
Staff languages the agencies publish: Orange Group Russian, English and Georgian; BD Realty Georgian, Russian and English; Best Invest Batumi English and Russian, one agent; Arendator Batumi signs contracts in Russian, English and Georgian. The other four publish none. Areas as each agency lists them, 26 September 2026.
What to check before you pay an agency
Example
Search them in the register of companies. BD Realty's company, BIDI INVESTI LLC, is registered under number 445675939.
Example
Order the Public Registry extract by that code. It shows the owner, the area and any mortgage, tax lien or public-law restriction registered against the flat.
Example
Best Invest Batumi states 0% for new-build buyers on its homepage. Ask BD Realty, Tsurkava Property and Batumi Broker for their fee in writing before the first viewing.
Example
The same flat can appear on several websites at different prices, so compare before you commit.
Example
Pay nothing before the title check. Best Invest Batumi states on its homepage that it takes no prepayment or deposit.
More
What you should know about real estate agencies in Batumi
Most agencies in Batumi are paid by the seller or the developer, not by you, and that shapes the advice you get. A free agent is usually the seller's or the developer's agent. Ask whose side they are on, and pay nothing before the title check.
Agency, developer's sales office or makler: what is the difference?
The difference between an agency and a developer's sales office is who pays them and what they sell. An agency shows you property from many sellers and is usually paid by the seller or the developer. A developer's sales office sells only its own buildings and works for the developer. A makler is the local word for a self-employed broker, often without formal training.
A new-build agency is usually paid by the developer and sells new builds from many developers. A full-service agency is usually paid by the seller or the developer and sells resale, new builds, land and rentals. A rentals agency is usually paid by the landlord and handles long-term lets. A developer's sales office is usually paid by the developer and sells one developer's buildings.
Is there a licence for estate agents in Georgia?
No. Georgian law has no licence for estate agents, because the Law on Licences and Permits lists every licence exhaustively and estate agency is not among them. GNARE, the estate agents' association, has run a voluntary attestation since 15 November 2023, and Orange Group is the only agency on this list that appears on its member list. Check the company, the property and the fee instead, using the checks above.
Do you need an agency at all?
No, you do not need an agency for every purchase. A new build from a developer you already trust can be bought at its sales office with your own lawyer. A resale flat, a plot of land or a purchase from abroad is where an agency's search, negotiation and checks are most needed.
Are the promised yields real?
No, the high yields in agency advertising are not real. Batumi's measured rental yield was 8.8% in 2024, 7.4% in 2025 and 7.1% in the second quarter of 2026, according to Galt & Taggart's research. Owners and buyers writing on forums put a realistic yield at 5 to 8% a year. Our view: treat a promise far above that as sales copy, and ask the agency how the figure was calculated.
Advertising says "guaranteed returns", "yield from 30% a year" or 10 to 12% a year from rentals. Measured yields fell from 8.8% in 2024 to 7.4% in 2025 and stood at 7.1% in the second quarter of 2026, and owners' and buyers' forums put 5 to 8%.
Which ROI promises are red flags?
An ROI promise is a red flag when it is called guaranteed, when it sits far above the 7.1 to 8.8% measured from 2024 to 2026, or when it counts the rise in a flat's price as rental income. No agency can promise what a flat will earn.
About half of Batumi's buyers are foreigners, 52% of buyers in August 2026 according to Colliers. Every agency on this list runs a Russian website, and three run a Russian one only. The same flat can appear on several websites at different prices, so compare before you commit.
Renting long-term through a Batumi agency
Renting long-term through a Batumi agency usually costs the tenant no fee. The landlord pays the agent, and you pay the first and last month's rent up front. Arendator Batumi specialises in one-year lets with the rent on every rental. GulfStream lets flats for up to twelve months, and BD Realty lists one-year rentals from $400 a month. Daily rentals are a different service, with their own platforms and prices.
Buying from abroad: what you can do remotely
You can buy a flat in Batumi without being there, through a representative holding your power of attorney. Georgian law lets a transaction be concluded through a representative, and a purchase needs a written contract and the buyer's ownership registered at the Public Registry. Best Invest Batumi and BD Realty say they handle remote purchases, and Tsurkava Property lists a power of attorney in its legal support.
Can foreigners buy property in Batumi?
Yes, foreigners can buy property in Batumi. Georgia's Constitution guarantees the right to own property, and the only land it reserves for Georgian citizens is agricultural land, which a foreigner can own only in narrow cases such as inheritance. A flat, a house or a building plot in Batumi can be registered in a foreigner's name.
Owning a flat worth more than USD 150,000 can qualify you for a one-year residence permit, renewable each year while you own it. The threshold rose from USD 100,000 on 1 March 2026, the value is set by a certified valuer, and the permit extends to a spouse and children (Public Service Development Agency).
What the public registry search shows you
The public registry search shows you who owns a property and what is registered against it, and it is open to anyone.
How we judge an agency
BatumiReviews
- 14checked
- 8ranked
- 6left off
- 5 Oct 2026last checked
Not on the list
- 3Fewer than 10 Google reviews in two years
- 1Too short a record to judge
- 2We would not send someone there yet
More
We judge whose side an agency is on, what it charges and whether it says so, its client record over two years, the languages it works in, whether its claims hold up, and its work after the deal.
Common questions
Checked 5 October 2026More
Re-read every month. Updated 7 October 2026.
Who is the best real estate agent in Batumi?SM Sale
The best real estate agent in Batumi, in our view, is SM Sale, our first choice in 2026 for its no-pressure selling and no complaint in two years of client reviews. GulfStream is our pick for a resale flat.
What commission does a seller pay in Batumi?2 to 5% of the price
A seller in Batumi pays about 2 to 5% of the sale price, and 3% is often quoted. Orange Group shows 5% in its own examples when it resells a client's flat.
Can UK and US citizens buy Batumi property?Yes
Yes. UK and US citizens can own a flat, a house or a building plot in Batumi. Only agricultural land is reserved for Georgian citizens, with narrow exceptions such as inheritance.
What yield does a flat in Batumi earn?About 7% a year
Batumi's average rental yield is about 7% a year, 7.1% in the second quarter of 2026 according to Galt & Taggart. Owners and buyers on forums put a realistic yield at 5 to 8%, well below the figures in agency advertising.
How do I check an agency is a real company?Ask its company number
To check an agency is a real company, ask for its company name and number and search the register of companies. BD Realty's company, BIDI INVESTI LLC, is registered under number 445675939. Most agencies on this list publish no company number.