How much is rent in each Tbilisi district?
In July 2026 the asking rent for a new 50 to 60 m² flat ranged from USD 8.5 per m² a month in Samgori to USD 15.1 in Vake, with a city average of USD 10.1, according to Galt & Taggart. For a 55 m² flat that means about USD 468 a month in Samgori, USD 556 at the city average and USD 831 in Vake. Rents in every district except Mtatsminda were higher than in July 2025, by 4.1% to 10.5%, and the city average was 6.3% up. In lari, the national consumer price index for rents rose 10.9% in the year to September 2026.
This page is the detailed data behind those numbers: each district month by month in 2026, how far each has moved since the end of 2023, why the two banks' research teams disagree on the direction, what flats of different sizes ask, and whether a lease may be set in dollars. Who the tenants are is covered in our guide to long-term tenants in Tbilisi, and yields by district in our guide to rental yields.
District by district, July 2026
| District | July 2025 | July 2026 | Change in a year | 55 m² flat, USD a month |
|---|---|---|---|---|
| Vake | 14.5 | 15.1 | +4.1% | 831 |
| Mtatsminda | 13.1 | 13.0 | -0.8% | 715 |
| Saburtalo | 10.6 | 11.4 | +7.5% | 627 |
| Krtsanisi | 9.9 | 10.8 | +9.1% | 594 |
| Isani | 9.7 | 10.2 | +5.2% | 561 |
| Chugureti | 9.5 | 9.9 | +4.2% | 545 |
| Didube | 9.3 | 9.8 | +5.4% | 539 |
| Vashlijvari | 8.6 | 9.5 | +10.5% | 523 |
| Nadzaladevi | 9.1 | 9.5 | +4.4% | 523 |
| Didi Dighomi | 8.2 | 8.7 | +6.1% | 479 |
| Gldani | 8.0 | 8.6 | +7.5% | 473 |
| Samgori | 7.9 | 8.5 | +7.6% | 468 |
| City average | 9.5 | 10.1 | +6.3% | 556 |
Vake's rent per m² is about 1.8 times Samgori's. The 55 m² column multiplies the district average by the flat's area, so it describes a new flat of typical size; an older flat, a flat on a busy road or one without furniture can ask less, and a renovated flat with a view more. Changes are calculated from rounded figures. Galt & Taggart publishes rents for new flats only, and its July 2026 report was the latest available on 20 October 2026.
Month by month in 2026
| District | Jan | Feb | Mar | Apr | May | Jun | Jul |
|---|---|---|---|---|---|---|---|
| Vake | 15.0 | 13.8 | 14.3 | 14.2 | 14.6 | 16.1 | 15.1 |
| Mtatsminda | 12.7 | 11.7 | 12.3 | 12.7 | 13.0 | 13.4 | 13.0 |
| Saburtalo | 11.8 | 11.7 | 11.5 | 11.3 | 11.2 | 11.4 | 11.4 |
| Krtsanisi | 10.9 | 11.3 | 10.6 | 10.5 | 10.3 | 10.3 | 10.8 |
| Isani | 10.7 | 10.2 | 9.8 | 9.9 | 9.8 | 9.8 | 10.2 |
| Chugureti | 9.9 | 9.6 | 9.9 | 10.0 | 9.6 | 9.7 | 9.9 |
| Didube | 9.9 | 9.7 | 9.7 | 9.9 | 10.0 | 9.9 | 9.8 |
| Nadzaladevi | 9.6 | 9.7 | 9.3 | 9.6 | 9.6 | 9.5 | 9.5 |
| Vashlijvari | 9.3 | 8.9 | 8.8 | 8.9 | 8.7 | 8.8 | 9.5 |
| Didi Dighomi | 8.7 | 8.7 | 8.6 | 8.6 | 8.5 | 8.6 | 8.7 |
| Gldani | 8.6 | 8.4 | 8.4 | 8.6 | 8.5 | 8.4 | 8.6 |
| Samgori | 8.5 | 8.4 | 8.2 | 8.2 | 8.4 | 8.3 | 8.5 |
| City average | 10.2 | 10.1 | 9.9 | 10.0 | 9.9 | 10.1 | 10.1 |
The outer districts barely moved: Didi Dighomi stayed between USD 8.5 and 8.7 all year and Samgori between 8.2 and 8.5. The central ones swung more, Vake from 13.8 in February to 16.1 in June. Galt & Taggart itself marks its Mtatsminda and Chugureti samples as small, so read a single month for the central districts with care and use an average of several months when you price a flat there. Through 2026 the city average was 4% to 7% above the same month of 2025.
How far each district has moved since 2023
| District | Dec 2023 | Dec 2024 | Dec 2025 | Jul 2026 | Since Dec 2023 |
|---|---|---|---|---|---|
| Vake | 15.9 | 14.5 | 14.2 | 15.1 | -5.0% |
| Mtatsminda | 14.8 | 12.4 | 12.0 | 13.0 | -12.2% |
| Saburtalo | 12.4 | 11.4 | 11.3 | 11.4 | -8.1% |
| Krtsanisi | 12.0 | 10.0 | 10.5 | 10.8 | -10.0% |
| Chugureti | 11.7 | 10.0 | 9.9 | 9.9 | -15.4% |
| Isani | 11.1 | 10.1 | 10.2 | 10.2 | -8.1% |
| Didube | 10.3 | 9.4 | 8.5 | 9.8 | -4.9% |
| Nadzaladevi | 9.8 | 8.9 | 9.4 | 9.5 | -3.1% |
| Vashlijvari | 9.8 | 8.3 | 9.3 | 9.5 | -3.1% |
| Gldani | 9.0 | 8.1 | 8.4 | 8.6 | -4.4% |
| Didi Dighomi | 8.8 | 8.0 | 8.5 | 8.7 | -1.1% |
| Samgori | 8.6 | 8.0 | 8.4 | 8.5 | -1.2% |
| City average | 10.7 | 9.7 | 9.8 | 10.1 | -5.6% |
Every district fell in 2024; Galt & Taggart described a significant annual drop in all of them. Since then the pattern has split. The outer districts, Didi Dighomi, Samgori, Gldani and Nadzaladevi, have almost returned to their end-2023 levels, while the central ones remain well below: Chugureti 15.4% lower, Mtatsminda 12.2% and Krtsanisi 10.0%. Didube's December 2025 figure of 8.5 is printed in the report but stands out against 9.4 in September 2025 and 9.9 in January 2026, so treat it with caution.
The longer story of the city average explains the shape. Galt & Taggart's measure was USD 5.3 per m² at the end of 2021, before rents jumped from April 2022 with the arrival of people leaving Russia after its invasion of Ukraine; in its April 2023 report the dollar rent index was more than double the level of a year earlier for several months. The peak came in March 2023 at USD 11.8. By December 2024 rents were 17.9% below that peak, the low point was USD 9.3 in May 2025, and the average has stayed between USD 9.9 and 10.2 throughout 2026.
Why TBC Capital and Galt & Taggart disagree
The two research teams of Georgia's largest banks gave opposite answers for early 2026. Galt & Taggart showed rents 4% to 5% higher than a year earlier in the first quarter; TBC Capital showed them 5% to 6% lower, at USD 10.1 per m² in March 2026 with a yield of 8.1%, after an 11% fall in 2025, and forecast a further slight decline of about 2.1% in 2026. The difference is in what they measure:
- Galt & Taggart follows new flats of 50 to 60 m² and gives its source as the National Bank and its own data.
- TBC Capital takes the price level from all rental listings on myhome.ge and the changes from National Bank data, and changed its method in November 2025, which raised its price level slightly.
- Geostat measures rents in lari across the whole country inside the consumer price index: 3.5% higher than a year earlier in April 2026, 8.2% in July and 10.9% in September.
Over the same period a dollar bought fewer lari: GEL 2.5979 on 20 October 2026 against GEL 2.7079 a year before, so a rent fixed in dollars bought fewer lari, and a rent fixed in lari was worth more in dollars. Lari and dollar series can therefore move by different amounts, or in different directions, in the same year. All three are asking or index figures; none comes from signed leases.
Rent by size of flat
No bank, research firm or statistics office publishes Tbilisi rents by number of bedrooms. The nearest is Numbeo, a crowd-sourced site; on 20 October 2026 it reported, from 1,680 entries by 159 contributors over 12 months:
| Flat | USD a month | GEL a month | Range reported, USD |
|---|---|---|---|
| 1 bedroom, centre | 676 | 1,755 | 500 to 899 |
| 1 bedroom, outside the centre | 451 | 1,171 | 350 to 600 |
| 3 bedrooms, centre | 1,297 | 3,365 | 992 to 1,927 |
| 3 bedrooms, outside the centre | 876 | 2,273 | 700 to 1,252 |
A 3-bedroom flat asks about 1.9 times the rent of a 1-bedroom flat in either location, not 3 times. Watch the counting when you compare listings: Georgian listings count rooms, not bedrooms, so a "2-room" flat usually has 1 bedroom and a living room.
Two agencies publish their own listing statistics, which are useful as a cross-check but are not independent research. Tbilisi Home's report for the third quarter of 2026, based on what it describes as more than 219,000 listing observations, gives median asking rents per m² of USD 11.1 in Old Tbilisi, 10.5 in Vake and Saburtalo, 9.5 in Didube and Chugureti, and 8.8 in both Gldani-Nadzaladevi and Isani-Samgori. Georgia Aparts, from listings on ss.ge, myhome.ge and Telegram in August 2026, puts the median asking rent in the cheapest neighbourhoods at USD 279 in Orkhevi, USD 320 in Ponichala, USD 373 in Mesame Masivi, USD 419 in Vazisubani and USD 442 in Samgori, without stating flat sizes.
Is there a rental season?
Recent data show only small seasonal moves. Galt & Taggart's city average changed by less than 2% from one month to the next in most of 2025 and 2026, apart from a 4.6% rise in January 2026, and in 2024 it sat at USD 9.8 to 9.9 from February to September. In lari, Geostat's rent index rose 1.4% in April 2026 and 2.3% in July 2026 from the month before. The older pattern, described by the ISET Policy Institute for 2014, was that rents fell in summer as students left and rose in September when they returned. No current source measures whether that pattern still holds.
Long let or nightly: the contrast
Flats let by the night are priced per stay, not per m². AirROI's Tbilisi data for October 2025 to September 2026 show an average nightly rate of GEL 153 and 41.6% of nights booked, with rates from GEL 147 in February to GEL 173 in August. By size the average nightly rate was GEL 110 for a studio, GEL 120 for 1 bedroom, GEL 187 for 2 and GEL 307 for 3. AirROI does not publish figures by district; Airbtics, which measures differently, puts the average nightly rate at USD 50 in Vake and USD 33 in Nadzaladevi. Whether nightly letting beats a long let after costs is worked through in our guide to Airbnb in Tbilisi.
Rent in dollars or lari?
Galt & Taggart and TBC Capital report rents in dollars, and rental guides say most landlords in central Tbilisi quote them that way, while the lari is the only legal tender in Georgia (Organic Law on the National Bank, Article 34(2)). Three rules matter for a landlord:
- Prices in advertising. Under Article 34(2-1) of the same law, an entrepreneur who offers or advertises property or services must show the price in lari alone; the National Bank applied lari-only pricing to legal entities from 1 July 2017. Whether a private person letting one flat counts as an entrepreneur for this rule is not settled in any source we found, so a company or a landlord letting several flats should quote in lari.
- The amount in the lease. The Civil Code allows parties to set a monetary obligation in a foreign currency unless the law prohibits it (Article 383), so a lease can state the rent as a dollar amount.
- Payment. Paying in lari at an agreed rate keeps the payment within the legal tender rule; write in the lease which rate is used and on which day.
A dollar rent protects a foreign owner against a weaker lari but costs the tenant more when the lari falls, and rental guides suggest that tenants offer a fixed lari amount instead.
What the rent covers
Asking rents in Tbilisi usually exclude utilities, which rental guides say the tenant pays on top. Numbeo puts basic utilities for an 85 m² flat, covering electricity, heating, cooling, water and rubbish collection, at about GEL 228 a month, within a reported range of GEL 134 to 350, with broadband about USD 19 more. Building fees and repairs stay with the owner unless the lease says otherwise; our page on running costs lists them. When you compare your flat with the tables above, compare rent with rent: a listing that includes utilities is asking less in rent than its headline figure suggests.
Pricing a flat for a long let step by step
Find the district figure
Use the latest month and the average of the past 6.
Multiply by the area
That gives a benchmark for a new flat.
Adjust for your flat
Age, floor, view, furniture and parking.
Check live listings
Same district, same room count, this month.
Choose the currency
Dollars or lari, and the rate for payment.
Review after 2 weeks
No serious enquiries means the price is high.
Risks and exceptions
- Asking, not agreed. Every series here is built from asking rents or an index.
- New flats only. Galt & Taggart's district figures describe new 50 to 60 m² flats.
- Small samples. Central districts can swing from month to month.
- Currency. A dollar rent and a lari rent can move differently.
- Sources disagree. TBC Capital and Galt & Taggart showed opposite trends in early 2026.
Frequently asked questions
What is the average rent in Tbilisi per m²?
USD 10.1 a month for a new 50 to 60 m² flat in July 2026, according to Galt & Taggart.
Which Tbilisi district has the highest rent?
Vake, at USD 15.1 per m² a month in July 2026.
Which district has the lowest rent?
Samgori, at USD 8.5 per m², closely followed by Gldani and Didi Dighomi.
How much is a 1-bedroom flat in Tbilisi?
About USD 676 a month in the centre and USD 451 outside it, on Numbeo's crowd-sourced data.
Are rents in Tbilisi rising?
In dollars, the city average was 6.3% higher in July 2026 than a year earlier; in lari, the national rent index was 10.9% higher in September 2026.
Are rents back to the 2023 peak?
No. The city average was 5.6% below its end-2023 level in July 2026 and below the March 2023 peak of USD 11.8.
Can I set the rent in dollars?
A lease may state a dollar amount under Civil Code Article 383; the lari is the legal tender for payment.
Do tenants pay utilities in Tbilisi?
Usually yes, on top of the rent, unless the lease says otherwise.
Sources
- Tbilisi residential real estate, July 2026, Galt & Taggart, posted 31 August 2026 (accessed 20 October 2026)
- Tbilisi residential real estate, July 2025, Galt & Taggart, 10 September 2025 (accessed 20 October 2026)
- Galt & Taggart monthly reports for January, February, March, April, May and June 2026 (accessed 20 October 2026)
- Tbilisi residential real estate, 2023 overview, Galt & Taggart, 26 January 2024 (accessed 20 October 2026)
- Tbilisi residential real estate, 2024 overview, Galt & Taggart, 7 February 2025 (accessed 20 October 2026)
- Tbilisi residential real estate, 2025 overview, Galt & Taggart, 30 January 2026 (accessed 20 October 2026)
- Tbilisi residential real estate, April 2023, Galt & Taggart, 6 June 2023 (accessed 20 October 2026)
- Tbilisi residential market monthly watch, March 2026, TBC Capital (accessed 20 October 2026)
- TBC Capital presents research at an international real estate forum, Georgia Today, 10 February 2026 (accessed 20 October 2026)
- Inflation rate in Georgia, September 2026, Geostat, 2 October 2026, with the April, May, June, July and August 2026 releases (accessed 20 October 2026)
- Cost of living in Tbilisi, Numbeo, updated 20 October 2026 (accessed 20 October 2026)
- Market report, third quarter of 2026, Tbilisi Home (accessed 20 October 2026)
- Cheapest areas to rent in Tbilisi, Georgia Aparts, 17 August 2026 (accessed 20 October 2026)
- Where to stay in Tbilisi, The Georgian Guide, 20 September 2026 (accessed 20 October 2026)
- Renting an apartment in Georgia, Georgia Expats, 16 February 2026 (accessed 20 October 2026)
- Real estate prices index, September 2014, ISET Policy Institute (accessed 20 October 2026)
- Tbilisi short-stay data, AirROI (accessed 20 October 2026)
- Airbnb revenue in Tbilisi, Airbtics (accessed 20 October 2026)
- Organic Law on the National Bank of Georgia, Legislative Herald of Georgia (accessed 20 October 2026)
- Larization measures, National Bank of Georgia (accessed 20 October 2026)
- Civil Code of Georgia, Legislative Herald of Georgia (accessed 20 October 2026)
- Official exchange rate of the lari, National Bank of Georgia (accessed 20 October 2026)
Change log
- - Data page published from Galt & Taggart monthly and annual reports, TBC Capital's monthly watch, Geostat consumer price releases, Numbeo, agency listing statistics, AirROI and Airbtics, the Organic Law on the National Bank and the Civil Code.