What does Krtsanisi mean for a buyer?
Krtsanisi is a name that covers three different things, and buyers often mix them up. It is one of Tbilisi's 10 administrative districts, stretching from the old town down the right bank of the Mtkvari. It is a quiet villa neighbourhood on a plain above Ortachala, home to the former government residence and some of the city's most expensive houses. And it is the name of a forest park about 10 km further south-east, where the Emirati developer Eagle Hills plans a large new district.
This guide is mainly about the villa neighbourhood and the forest-park project, with district figures where they help. Kala and Abanotubani are covered in our guide to Old Tbilisi, and the riverside below the villas in our guide to Ortachala.
Map and the three Krtsanisis
The Krtsanisi villa neighbourhood lies on the Krtsanisi plain above Ortachala, reached by Krtsanisi Street from Vakhtang Gorgasali Street; the forest park lies about 10 km south-east, by Ponichala and the Tbilisi-Rustavi road.
Open the map| Name | What it is | Key facts |
|---|---|---|
| Krtsanisi district | One of Tbilisi's 10 districts | 31.7 km², 39,286 people in 2014; units 12 "Kala, Ortachala" and 13 "Ponichala" |
| Krtsanisi neighbourhood | Villa area on the Krtsanisi plain | In unit 12, about 2.6 km from Freedom Square in a straight line |
| Krtsanisi forest park | State forest park by Ponichala | About 10 km south-east of the villas, partly in Gardabani municipality |
The district is the least populous of Tbilisi's 10, with 39,286 residents in 2014 at 1,239 per km²; no district figure from the 2024 census had been published when we checked. The Georgian Encyclopedia describes the Krtsanisi plain as a triangle about 2.5 km long and 1 km wide between the Teleti and Tabori ridges, at 380 to 425 metres, and says the village of Krtsanisi belonged to Gardabani until 2007. Portals draw other lines again: ss.ge files Krtsanisi Street under "Ortachala", while korter.ge's "Krtsanisi" section takes in the old town and even Tabakhmela.
Who Krtsanisi suits
Suits
- Buyers of large houses and villas close to the centre.
- Diplomats and families who want privacy and gardens.
- Buyers of new flats in low-rise complexes with a view.
Does not suit
- Anyone who needs a metro station and shops on foot.
- Budget buyers: the villa area is among the city's most expensive.
- Buyers who want certainty about the forest-park project.
Battle, residence and villas
Krtsanisi is a place of national memory. In September 1795 the army of Agha Mohammad Khan defeated King Erekle II here and went on to sack Tbilisi; the last stand of the "300 Aragvians", highlanders from the Aragvi valley, is marked by a 1959 monument on Vakhtang Gorgasali Street and by the name of a metro station across the river. The Georgian Church canonised them in 2008.
In Soviet times a government residence was built on the plain. On 24 December 2004 the state sold it, with 10 apartments, conference halls and 44 hectares of land, to the New York-based Basel Group for USD 15 million, according to Civil Georgia. Eduard Shevardnadze kept his apartment there, died there on 7 July 2014 and is buried on the site. In 2011 the company said most of the buildings were rented to foreign missions. Today the neighbourhood is a mix of large private houses, gated complexes and a few new low-rise projects.
What houses, plots and flats cost
District statistics blend the villas with old-town flats and Ponichala, so read them as a backdrop only.
| Indicator | Figure | What it covers |
|---|---|---|
| Krtsanisi zone, new flats | USD 1,671 per m² | July 2026; range USD 690 to 7,500, the widest in the city |
| Krtsanisi zone, rent | USD 10.8 per m² a month | July 2026; USD 10.5 in 2025 |
| New houses, district, asking | GEL 3,164 per m² | Geostat, first quarter of 2026 |
| Houses in the villa area | USD 420,000 to 2,200,000 | Houses of 400 to 438 m² listed on korter.ge |
| Plots on Krtsanisi Street | About GEL 1,300 per m² | 4 non-agricultural plots of 745 to 1,190 m² on ss.ge |
| New flats in local projects | From USD 1,900 to 2,552 per m² | Starting prices on korter.ge |
At the top of the market, ss.ge listed an 800 m² villa in the Krtsanisi Villa Residence on Grigol Volski Street at GEL 9,872,000 in September 2026, and a 437 m² house on Krtsanisi Street at GEL 5,196,000. At the other end, a 400 m² house on a 297 m² plot by the first turning of Krtsanisi Street asked USD 420,000. Projects with starting prices on korter.ge included Villion by Millennio Group at 6 Krtsanisi Street from USD 1,900 per m², Krtsanisi Avenue on Krtsanisi 2nd Lane from USD 2,070 and Krtsanisi Resort Residence by VR Holding on Grigol Volski Street from USD 2,552. We found no reliable rents for villas.
The district zone averaged USD 1,575 per m² in 2025 with 2,792 sales, and by our arithmetic its July 2026 average was about 17% above the city's USD 1,426. For any off-plan purchase, use our developer checklist.
The Eagle Hills project in the forest park
The largest planned development in Tbilisi sits not in the villa area but in Krtsanisi forest park, by Ponichala. The key steps, as reported:
- January 2025. A memorandum with Eagle Hills was signed in Abu Dhabi.
- 17 March 2025. Government decree No 497 set out the state's measures for the cooperation.
- 22 October 2025. Definitive agreements were signed for Tbilisi and Gonio together, valued by the government at USD 6.6 billion; Eagle Hills puts the Tbilisi part at about USD 3 to 3.5 billion. The state holds 33.33% of the joint company, and the agreements were classified as a commercial secret.
- July and August 2026. A development plan was announced for about 633.6 hectares on both banks of the Mtkvari, partly in Gardabani municipality, made up of 41 state plots handed over under usufruct; the concept is mainly villas and townhouses at low density. A strategic environmental assessment scoping report was filed on 27 August 2026.
Eagle Hills says each of three sales phases in 2026 sold out within a day, and BM.ge reported a starting price of USD 2,090 per m² in white frame. The government says the green area will grow and that the developer will fund a park restoration the city had estimated at GEL 158 million. Critics have questioned the secrecy of the agreements and the environmental impact, and campaigners held rallies, including one on 12 September 2026. We found no construction permit or start date as of 21 October 2026. The forest park itself has no protected-area status, according to BM.ge.
Getting around
The villa area is reached by Krtsanisi Street, which climbs from Vakhtang Gorgasali Street along the river. There is no metro: by our measurement on OpenStreetMap, the neighbourhood's centre is about 2.6 km from Freedom Square and 1.8 km from 300 Aragveli station, which is across the river. Route data from third-party sites show bus 331 running from Station Square to the upper end of Krtsanisi Street; check it in the Tbilisi Transport Company planner. The forest park lies by the S4 road towards Rustavi, about 12 km from Freedom Square in a straight line.
Services
- Hospital. New Hospitals, a private multi-profile hospital, is at 12 Krtsanisi Street.
- Schools. We found no international school in the neighbourhood; the best-known ones are in Bagebi, Tskneti and near Lisi Lake.
- Shops. We found no reliable list inside the villa area; Ortachala and the old town are the nearest centres.
- Not to confuse. The Krtsanisi National Training Centre, a military base, is in the village of Krtsanisi in Gardabani municipality, not in the villa area.
Ground, water and air
The Krtsanisi plain is built of loose Quaternary deposits, and the Krtsanisiskhevi, a stream that flows after heavy rain, cuts through it to the Mtkvari near Ortachala. The deadly flood of May 2012 struck Ortachala below, not the villa area, but on a sloping plot ask for a geotechnical survey and check the drainage. We found no landslide mapping or zoning decisions specific to the villa area from 2023 to 2026, so read each plot's zone on the city's planning map.
The district has no automatic air station; the nearest, on Aghmashenebeli Avenue, is about 4.2 km from the villas by our measurement. A passive sampler stands in the Krtsanisi garden, but its results are not published as figures, so we quote none.
Letting in Krtsanisi
Large houses here have historically been let to diplomatic missions and their staff, according to the 2011 report on the former residence, but we found no current rent data. The district zone's rent of USD 10.8 per m² against USD 1,671 gives a gross yield of about 7.8% by our calculation, but that describes flats in the wider district, not villas. District comparisons are in our page on rents by district.
Pros and cons
| Pros | Cons |
|---|---|
| Villas and gardens about 2.6 km from Freedom Square | No metro, a car is needed |
| Private hospital on Krtsanisi Street | No international school nearby |
| Low-rise new projects with views | Few public figures on villa rents and prices |
| Historic setting with the 1795 memorial nearby | Forest-park project terms not public |
| Wide choice from flats to large villas | Statistics mix the villas with the old town |
To be added by the team: photos for the team to take: Krtsanisi Street and its villas, the former government residence from the road, a new low-rise project, the 300 Aragveli memorial on Gorgasali Street, New Hospitals, the Krtsanisi plain view and the entrance to Krtsanisi forest park by Ponichala.
Checking a property in Krtsanisi step by step
Confirm the location
Villa area, district or forest park.
Read the registry extract
Owner, plot area and land category.
Check the zone
Planning map and any permit.
Survey the ground
Slope, drainage and the stream bed.
Compare like with like
Villa against villa, not against district averages.
Follow the forest-park project
Permits and assessment results.
Frequently asked questions
Is Krtsanisi a district or a neighbourhood?
Both: a district of 39,286 people in 2014 and a villa neighbourhood within it.
How much does a villa in Krtsanisi cost?
Houses were listed from about USD 420,000 to 2.2 million on 21 October 2026.
Where is the Eagle Hills project?
In Krtsanisi forest park by Ponichala, about 10 km from the villa area.
Has construction of the Eagle Hills project started?
We found no construction permit or start date as of 21 October 2026.
Is there a metro in Krtsanisi?
No. 300 Aragveli station is about 1.8 km away, across the river.
Is Krtsanisi forest park protected?
It has no protected-area status, according to BM.ge.
What happened at Krtsanisi in 1795?
Agha Mohammad Khan defeated King Erekle II and then sacked Tbilisi.
Is there a hospital in Krtsanisi?
Yes. New Hospitals is at 12 Krtsanisi Street.
Sources
- Tbilisi City Council decision No 16-35 on territorial units, 5 December 2014, and amendment No 8-18, 18 March 2022, Legislative Herald of Georgia (accessed 21 October 2026)
- Air quality management plan for the Tbilisi agglomeration, 2024-2026, Ministry of Environmental Protection and Agriculture (accessed 21 October 2026)
- Krtsanisi, Krtsanisi plain and Krtsanisiskhevi, Georgian Encyclopedia (accessed 21 October 2026)
- Battle of Krtsanisi and Three Hundred Aragvians, Wikipedia (accessed 21 October 2026)
- Krtsanisi residence sold, Civil Georgia, 24 December 2004; Shevardnadze buried, Civil Georgia, July 2014; Krtsanisi Government Residence, The Financial, 24 January 2011 (accessed 21 October 2026)
- Tbilisi residential real estate reports by Galt & Taggart: 2025 and July 2026 (accessed 21 October 2026)
- Residential real estate prices in Tbilisi, first quarter of 2026, 1TV, citing Geostat (accessed 21 October 2026)
- Houses for sale in Krtsanisi and new projects, korter.ge; houses and land in the Ortachala section, ss.ge (accessed 21 October 2026)
- Term sheet for two masterplans, 23 September 2025, and Tbilisi Waterfront first sales, 2 February 2026, Eagle Hills (accessed 21 October 2026)
- Agreements with Eagle Hills, Hogan Lovells, 24 October 2025, and the Eagle Hills deal, Civil Georgia, 25 November 2025 (accessed 21 October 2026)
- Eagle Hills Georgia and decree No 497, 17 December 2025, and Krtsanisi development plan and environmental scoping, 31 August 2026, Batumelebi (accessed 21 October 2026)
- Planning begins in Krtsanisi forest park, DFWatch, 4 July 2026; first renders, The Financial, 30 January 2025; price per square metre revealed, BM.ge, 6 January 2026 (accessed 21 October 2026)
- Prime minister on Krtsanisi forest park, Frontnews, 26 November 2025, and rally in Krtsanisi forest park, Caucasian Knot, 12 September 2026 (accessed 21 October 2026)
- New Hospitals and Krtsanisi National Training Centre, Wikipedia (accessed 21 October 2026)
- Krtsanisi, OpenStreetMap (accessed 21 October 2026)
Change log
- - Area guide published from Tbilisi City Council acts, the Tbilisi air quality management plan, the Georgian Encyclopedia, Civil Georgia, Galt & Taggart and Geostat data, korter.ge and ss.ge listings, Eagle Hills and Hogan Lovells releases, Batumelebi, DFWatch, BM.ge, Frontnews and Caucasian Knot reporting.