The honest answer is that nobody can value your apartment from its address alone, and anyone who gives you a firm figure over the phone is guessing. What a district average can do is tell you the right order of magnitude, and show you where your property sits relative to the rest of the city. From there, floor, view, building and condition decide the rest.
This page gives you the November 2026 price levels for every district Caucasus Elite Estate covers, what moves a price up or down within a district, and three ways to put an actual number on your own property.
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The four conditions, and why they matter more than the district
Tbilisi prices property by how finished it is. This is the single biggest source of confusion for owners comparing their flat with a neighbour’s, and the gap between the cheapest and the most expensive condition in the same building can reach 40%.
- Black frame (shavi karkasi): bare structure. Walls, roof, windows, nothing else. No heating, no plumbing fitted, no screed.
- White frame (tetri karkasi): plastered walls, screed, utilities brought to the apartment, interior still to be built.
- Renovated: fully finished and habitable. The quality of the renovation, and how recent it is, swings this figure more than anything else.
- New build: a recent development, usually sold finished, with a lift, parking and a managed building.
Sale prices by district, November 2026
Prices in US dollars per square metre, for apartments. Read them as the middle of a range, not as a valuation.
| District | Renovated | New build | White frame | Black frame |
|---|---|---|---|---|
| Mtatsminda | $2,700 | $2,900 | $2,300 | $2,050 |
| Vake | $2,250 | $2,350 | $2,000 | $1,800 |
| Sololaki | $2,100 | $2,400 | $2,000 | $1,850 |
| Vera | $2,000 | $2,300 | $1,950 | $1,750 |
| Ortachala | $1,800 | $1,900 | — | — |
| Saburtalo | $1,700 | $1,750 | $1,400 | $1,300 |
| Chugureti | $1,650 | $1,750 | $1,350 | $1,200 |
| Avlabari | $1,600 | $1,700 | $1,300 | $1,150 |
| Dighomi | $1,150 | $1,200 | $1,000 | $900 |
For reference, the citywide average for a newer secondary-market apartment in Tbilisi was $1,366/m². The table above is checked against the official Geostat district statistics each quarter; converted into dollars, the two agree to within a few per cent in every district.
Houses in Lisi, Tskneti, Tsavkisi and Saguramo are not priced per square metre at all. Plot size, build quality, view and whether the interior is finished drive the value, and two houses on the same street can differ by a factor of two.
What the table does not tell you
Within a single district, and often within a single building, these are what actually move the number:
- Floor and lift. In a period building with no lift, the fourth floor is worth materially less than the first. In a new tower, the opposite: the top floors carry a premium.
- What you see from the window. A view of Narikala, the Sameba Cathedral or the Mtatsminda ridge is paid for. A view of the neighbouring wall is discounted, in the same building.
- Ceiling height and windows. In Sololaki, Mtatsminda and Vera, 3.5 metres and tall original windows are much of what the buyer is paying for.
- The condition of the building, not the flat. A beautifully renovated apartment behind a collapsing stairwell and a leaking roof sells slowly and at a discount. International buyers look at the entrance first.
- Parking. A dedicated space is worth real money in Vake, Vera, Sololaki and Mtatsminda, where there is almost none.
- Registry status. An unregistered extension, a balcony closed without permission or a discrepancy between the Public Registry extract and the actual layout will be found during the buyer’s checks, and it will cost you at that point rather than this one.
- Floor plans. Not a value factor, but the first document a serious buyer asks for. Not having them slows everything down.
Three ways to put a number on your property
- Start with the table above. Multiply your surface by the figure for your district and condition. That is your order of magnitude, nothing more.
- Use the online tools. The free valuation tool takes the district, surface, condition and floor into account. The rental estimator does the same for rent, and the investment calculator turns a purchase price and a rent into a yield.
- Have it seen. A visit is what separates an estimate from a price: the building, the stairwell, the light at the time of day a buyer will visit, the documents, and the comparable properties currently competing with yours. There is no charge for it and no obligation to list.
Questions owners ask
How much is my apartment in Vake worth?
At the district average, a renovated apartment in Vake is around $2,250/m², so roughly $225,000 for 100 m². A top floor with a park view and parking sits well above that; a ground floor behind an unrenovated stairwell sits well below.
Why is my neighbour’s apartment priced so differently?
Almost always condition, floor or view. Black frame and renovated in the same building can differ by 40%. A fourth floor with no lift and a first floor are not the same product.
Are these prices what I will actually get?
They are what comparable properties are being priced at. The achieved price depends on how your property is presented, how well the asking price is set at launch, and how many comparable flats are competing with yours that month. An apartment priced correctly from day one usually sells near its asking price; one priced optimistically tends to sell lower, months later.
Does a renovation pay for itself before selling?
A full renovation rarely does, at these price levels. Fixing what a buyer notices in the first thirty seconds usually does: the entrance, the smell, the light, visible water damage, and the floor plans being available.
Do I need an official appraisal?
Only for specific purposes: a mortgage, a court matter, or the certified valuation required to support an investment residence permit application. For deciding an asking price, a market valuation is what you want.
How current are these figures?
November 2026, reviewed against Geostat’s Q3 2026 district data and the properties currently on the market. Tbilisi prices move, so ask for a current figure rather than relying on a table you read months ago.
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Ask for a valuation on WhatsApp · contact@cel.estate · +995 577 94 00 68
Indicative district averages, Caucasus Elite Estate market data, updated November 2026. Every property is valued individually.
Market figures reviewed and verified by Alain Lavit, Caucasus Elite Estate, Tbilisi. Drafted with AI assistance.
