Who rents flats long term in Tbilisi?
Five groups make up most of the long-term rental market: foreign students, mostly in medicine; newcomers who moved for work or safety, many from Russia, Ukraine and Belarus; expatriate families and diplomats; Georgians from the regions who come to study or work; and young local households. The 2024 census counted 133,857 foreign residents in Georgia, led by citizens of Russia (37,715), India (23,925) and Ukraine (11,542), and 44,400 foreign students were enrolled in 2025-26. In July 2026 the average rent for a 50-60 m² flat was USD 10.1 per m² a month, about USD 500 to 600, according to Galt & Taggart.
This page describes each group, where it looks, what it pays and what it asks for, so you can match a flat to a tenant before you buy. How to let, the contract and the deposit rules are in our guide to renting out an apartment as a non-resident.
Tenant groups at a glance
| Group | Evidence of size | Where they look | Typical budget a month |
|---|---|---|---|
| Foreign students | 44,400 in 2025-26; in 2024-25 India 20,319 of 37,125, about 91% in medicine | Saburtalo and areas near medical universities | Low; flats often shared |
| Newcomers from Russia, Ukraine, Belarus | Census: 37,715 Russian, 11,542 Ukrainian, 4,473 Belarusian residents | Saburtalo, Vake, Vera, Isani | Around USD 500 for many 2026 arrivals |
| Expat families and diplomats | No published count | Vake, Vera, Sololaki, and near international schools in Didi Dighomi, Zurgovani and Lisi | USD 1,300 and more for larger flats |
| Georgians from the regions | 195,400 students in total, 64.1% of universities in Tbilisi | Saburtalo, Didube, Isani, Gldani | Below USD 600 |
| Young local households | No census tenure figures yet | Isani, Samgori, Didi Dighomi, Gldani | USD 300 to 650 in outer districts |
Groups overlap and shift. Newcomers drove the boom of 2022, students sustain demand around the universities, and families pay the highest rents but are the smallest and most selective group.
Foreign students
Georgia's foreign student body grew to 44,400 in 2025-26, up 19.7% in a year. In 2024-25, 20,319 of the 37,125 foreign students were from India, followed by Jordan, Israel and Sudan, and about 91% studied medicine. Tbilisi State Medical University had the largest number; among private universities, European University and Caucasus International University led. Students look for small flats near their campus or a metro line, often share them, and sign for the academic year. Policy is changing: state universities did not admit new foreign students for 2026-27, and a draft law would let the government cap foreign students at each university, private ones included. Demand around state campuses may therefore soften, while private universities keep growing.
Newcomers who moved for work
The arrival of tens of thousands of Russians, and then Ukrainians and Belarusians, from 2022 drove the steepest rent rise in Tbilisi's recent history. Flows have since settled: in 2025, 20,139 Russian citizens immigrated and 19,226 left, a net gain of 913, while Ukrainians added 3,279 and Indians 1,229. Many newcomers work remotely in IT and want a furnished flat they can move into the same week. In September 2026 agents quoted by Meduza described a new wave of Russian renters, with budgets around USD 500 and good flats letting within a day or two, and expected it to fade within months. Since 1 March 2026 most foreigners also need a separate right to work, which may slow new arrivals who come for remote jobs.
Expat families and diplomats
The smallest group pays the most. Vake and Vera are the traditional expatriate districts, and Sololaki and Mtatsminda attract people who want the old centre. Families choose by school: QSI International School is in Zurgovani, the British International School near Lisi Lake, and other international schools in Saburtalo, the Dighomi corridor and Tskneti. School fees for 2026-27 range from about USD 7,000 to 27,000 a year, so these tenants can pay USD 1,300 or more for a renovated two- or three-bedroom flat, but they expect quality: reliable heating, parking, a lift that works and a landlord who answers.
Rents by district
| District | USD per m² a month | Asking range a month |
|---|---|---|
| Vake | 15.1 | USD 700 to 1,500+ |
| Mtatsminda | 13.0 | USD 650 to 1,400+ |
| Saburtalo | 11.4 | USD 550 to 1,100+ |
| Krtsanisi | 10.8 | USD 400 to 850 (Ortachala) |
| Isani | 10.2 | USD 400 to 800 |
| Chugureti | 9.9 | USD 500 to 1,100+ |
| Didube | 9.8 | USD 400 to 800 |
| Didi Dighomi | 8.7 | USD 400 to 900 |
| Gldani | 8.6 | USD 300 to 650 |
| Samgori | 8.5 | USD 300 to 650 |
The per-m² figures are averages for flats of 50-60 m²; the asking ranges are what listings show and include smaller and larger flats. Crowd-sourced data from Numbeo, updated in October 2026, puts a one-bedroom flat at about USD 676 in the centre and USD 451 outside it, and a three-bedroom flat at USD 1,297 and USD 876. Yields by district are compared in our guide to rental yields.
How rents have moved since 2022
- 2022. Average rents rose 77% over the year, and in December 2022 they were 103% above a year earlier, according to TBC Capital.
- 2023. Galt & Taggart's measure peaked at almost USD 12 per m² in March.
- 2024. Rents fell as newcomers' demand eased and new buildings were completed, to USD 9.7 in December, 18% below the peak.
- 2026. Stable at USD 9.9 to 10.1 per m² through the year, while the consumer price index for actual rents was up 8.4% in August 2026 compared with a year earlier.
The two measures differ because one tracks asking rents for a standard flat and the other all rents paid. Together they suggest a market that has absorbed the 2022 shock and is rising slowly again.
What tenants look for
No platform or research firm has published a survey of Tbilisi tenants' preferences, so the list below combines what agents and relocation guides report with the reasons rents differ by district.
- Furnished and ready to move in, especially for newcomers and students.
- Heating: an individual gas boiler is preferred to old central systems or none.
- Air conditioning, now expected for summer; electricity for it is a main running cost.
- Reliable water pressure and hot water, often a problem in older blocks.
- Fast internet, with a choice of provider.
- A metro station or main bus route within walking distance.
- Parking, important for families and hard to find in the old centre.
- Quiet at night, away from restaurant streets.
- A building with an intercom, a working lift and a cared-for entrance.
How leases usually work
| Point | Usual practice |
|---|---|
| Term | 12 months, renewable; students sign for the academic year |
| Deposit | One month's rent is usual; the Civil Code caps it at 3 months |
| Currency | Usually quoted in US dollars; private parties may agree a foreign currency, but a landlord acting as a business must advertise prices in lari |
| Utilities | Paid by the tenant on top of the rent |
| Agent's fee | Varies; we found no settled rule on whether tenant or landlord pays |
| Contract | Bilingual, with the Georgian text prevailing in a dispute |
Which of the building fee and the waste fee the tenant pays is a matter for the contract; write it down. Dollars or lari is discussed in our guide to paying in dollars or lari.
When demand peaks
Demand follows the academic year. Students return in September, which is when landlords near universities find tenants fastest and can ask the most; the summer is quieter for long lets, as students leave and owners in central areas switch to short stays. Galt & Taggart's monthly figures for 2026 moved by no more than 2% from one month to the next, so timing matters more for how fast a flat lets than for the rent itself. We found no published vacancy rate or average time on the market for Tbilisi.
What could change demand
- New supply. Galt & Taggart expects a record 35,000 completions in Tbilisi in 2026 and 27,000 in 2027, although the area actually commissioned in the first half of 2026 was 19.9% lower than a year earlier.
- Student policy. Fewer new foreign students at state universities may weaken demand near those campuses.
- Migration swings. Arrivals from Russia rise and fall with events there, as 2022 and 2026 showed.
- Work rules. The 2026 labour migration rules add a step for newcomers who want to work.
Matching a flat to a tenant
| Flat | Most likely tenant |
|---|---|
| Studio or one-bedroom near a metro in Saburtalo | Students and young IT workers |
| Furnished one-bedroom in Vera or Sololaki | Remote workers and single expats |
| Two- or three-bedroom in Vake with parking | Expat families and diplomats |
| Two-bedroom in Isani, Didube or Didi Dighomi | Local families and newcomers on a budget |
| Small flat in Gldani or Samgori | Local tenants and students from the regions |
Preparing a flat for a long let, step by step
Choose the tenant first
Decide which group the flat suits before furnishing it.
Price from the district
Use the per-m² average and current listings.
Fix the basics
Heating, air conditioning, water and internet.
Time the listing
August for student areas; any month for families.
Write it down
Currency, deposit, utilities and building fees in a bilingual contract.
Risks and exceptions
- Dependence on one group. Student or newcomer demand can change quickly.
- New buildings nearby. Fresh supply competes on finish and price.
- Unclear costs. Unwritten utility and fee terms cause disputes.
- Currency. A rent in dollars moves with the lari for a tenant paid in lari.
- Slow summers. Student areas can stand empty from June to August.
Frequently asked questions
How much is rent for a flat in Tbilisi?
About USD 10 per m² a month on average, roughly USD 500 to 600 for 50-60 m².
Who rents flats in Tbilisi?
Foreign students, newcomers from abroad, expat families and Georgians from the regions.
Which district has the highest rents?
Vake, at about USD 15 per m² a month.
Are rents still falling after 2022?
No; they fell in 2023-2024 and have been stable or rising slowly since.
How much deposit do tenants pay?
Usually one month's rent; the law allows up to 3 months.
Should I furnish the flat?
For students and newcomers, yes; families sometimes bring their own.
When is the best time to find a tenant?
Late August and September in student areas.
Can rent be set in dollars?
Usually yes between private parties; businesses must advertise in lari.
Sources
- Census 2024 results: population and foreign residents, Civil Georgia citing Geostat, 22 June 2026 (accessed 20 October 2026)
- Higher education indicators, 2025-2026, Geostat, 27 February 2026 (accessed 20 October 2026)
- Foreign students in Georgia, JAMnews, 14 July 2025 (accessed 20 October 2026)
- Foreign students and state universities, APA, 11 September 2026 (accessed 20 October 2026)
- Migration balance in 2025, Georgia Today citing Geostat, 24 April 2026 (accessed 20 October 2026)
- A new housing rush, Meduza, 24 September 2026 (accessed 20 October 2026)
- What it costs to rent an apartment in Tbilisi, Georgia Today, 17 August 2026 (accessed 20 October 2026)
- Cost of living in Tbilisi, Numbeo, October 2026 (accessed 20 October 2026)
- Rent prices increased by 77% in Tbilisi, CBW citing TBC Capital (accessed 20 October 2026)
- Tbilisi rents expected to stabilise, CBW citing Galt & Taggart (accessed 20 October 2026)
- Inflation rate in Georgia, August 2026, Geostat (accessed 20 October 2026)
- International school fees in Tbilisi, 2026, iSchoolAdvisor, 2 September 2026 (accessed 20 October 2026)
- Record housing completions expected in 2026, International Investment citing Galt & Taggart, 30 April 2026 (accessed 20 October 2026)
- Commissioned area in the first half of 2026, Georgia Today citing Geostat, 30 July 2026 (accessed 20 October 2026)
- Civil Code of Georgia, Legislative Herald of Georgia (accessed 20 October 2026)
Change log
- - Explainer published from the 2024 census, Geostat migration and education statistics, Galt & Taggart and TBC Capital rent data and 2025-2026 media reports.