What is Nadzaladevi?
Nadzaladevi is the large district on Tbilisi's left bank north of Station Square, stretching from the old railway quarter past Lotkini hill and Temka to the shore of the Tbilisi Sea. Its name means roughly "taken by force": after the Tbilisi-Poti railway opened in 1872, railway workers settled without permission on land beyond the tracks, and the area was long known in Russian as "Nakhalovka". Today it is a district of Soviet blocks, new towers along Tsotne Dadiani Street and Guramishvili Avenue, five metro stations and prices below the city average.
Under the city council's 2014 decision No 16-35, Nadzaladevi has four units: 26, "Dzveli Nadzaladevi, Lotkini", the old southern quarter; 27, "Nadzaladevi", the central belt from the railway to the Tbilisi Sea; 28, "Sanzona", in the north-west along Guramishvili Avenue; and 29, "Temka", in the north-east up to the reservoir. At the 2014 census 154,067 people lived on its 42 km², the third-largest population of the city's 10 districts. Didube lies across the railway to the west, covered in our Didube guide.
Map and boundaries
Nadzaladevi runs north from the Central railway station between the main railway on the west and the hills of Lotkini and Mount Dzedzvi on the east, through Sanzona and Temka to the western and northern shores of the Tbilisi Sea.
Open the mapAvchala, to the north beyond the Gldani bridges, belongs to Gldani district, not Nadzaladevi. Didube metro sits on the railway at the district's western edge, and OpenStreetMap places the settlement on its eastern side in Nadzaladevi. Listing portals use their own sections: ss.ge files "Nadzaladevi", "Sanzona", "Temqa" and "Lotkini" together with Gldani areas, so check the street before comparing prices.
Who Nadzaladevi suits
Suits
- Buyers who want a flat near the metro below the city's average price.
- Long-let investors who want a gross yield a little above the city average.
- Families who want schools, universities and clinics close by.
Does not suit
- Buyers looking for historic streets or a central address.
- Anyone who wants low-rise, green surroundings in the older parts.
- Buyers unwilling to check slopes and retaining walls on the hills.
Railway workers and factories
According to the Georgian Encyclopedia, the Transcaucasian Railway's main workshops moved to Tbilisi in 1883 and employed 3,500 people by 1910, about 17.5% of the city's workers; they became a locomotive and wagon repair plant in 1928 and the base of an electric-train repair plant in 1970. The electric locomotive plant on Guramishvili Avenue, founded in 1949, built its first mainline locomotive in 1957 and, by the encyclopedia's count, about 4,500 locomotives by 2010. The encyclopedia says Lotkini hill, 511 metres high, was a sheep pasture until settlers from the village of Gomareti arrived in the 1920s.
The metro followed the workers. Nadzaladevi and Gotsiridze stations opened with the first section on 11 January 1966, Ghrmaghele and Guramishvili in 1985, and Sarajishvili in 1989. After 1990 the factories shrank: the locomotive plant stopped production from 1993 to 1998, and OpenStreetMap now shows the electric-train repair plant site by Dadiani Street as vacant brownfield land.
What flats cost and rent for
| Indicator | Figure | What it covers |
|---|---|---|
| Zone average, new flats | USD 1,294 per m² | July 2026, 277 sales; USD 1,178 a year earlier |
| Zone average, 2025 | USD 1,189 per m² | 3,145 sales in the year |
| Zone rent | USD 9.5 per m² a month | July 2026 |
| New flats, Geostat median | GEL 4,038 per m² | Second quarter of 2026, 8th of 10 districts |
| New houses, Geostat median | GEL 2,778 per m² | The cheapest of the 10 districts |
| Flats listed, median by section | GEL 3,460 to 4,290 per m² | Temqa lowest, "Nadzaladevi" highest, 48 ads each |
In July 2026 the zone was about 9% below the city average of USD 1,426 and its rent about 6% below; by our calculation its gross yield of about 8.8% is slightly above the city's 8.5%. Prices rose about 10% between July 2025 and July 2026 on the bank's figures. Listings show the range: a 65 m² flat on the 13th of 16 floors on Vakhtang Ninua Street asked GEL 348,000, about GEL 5,360 per m², a 76 m² flat on Guramishvili Avenue in Sanzona GEL 343,000, and a 72 m² flat in a 9-storey block in Temka's microdistrict XI GEL 195,000, about GEL 2,710.
Asking rents were about USD 10 per m² a month in the "Nadzaladevi" section and USD 9.3 in Sanzona, with examples such as USD 550 for 55 m² on Chkondideli Street and USD 600 for 70 m² on Guramishvili Avenue. District comparisons are in our page on rents by district.
New towers
Listings show towers of 24 to 41 storeys next to older 4 to 9-storey blocks, on streets such as Mekanizatsia, Kikvidze, Chkondideli and Guramishvili Avenue. Korter.ge counted 27 projects in the district on 21 October 2026, among them Archi Kikvidze Garden by Archi from USD 1,400 per m², Parks Town by Archigrami on Tsotne Dadiani Street from USD 1,350, Roof Chkondideli by Roof Development from USD 1,250 and White Square Sanzona on Chargali Street from USD 1,250; we found no independent reports on their permits or progress. In 2023 the city council's tall-building decisions concerned other districts, and JAMnews named Nadzaladevi only among areas with high-rise plans, without a specific project.
Two large industrial sites could change the district, but neither has a published plan: the electric locomotive plant on Guramishvili Avenue was put up for auction at GEL 48.8 million around 2020 to 2023, with no outcome found, and the railway repair plant land by Dadiani Street lies empty. Check any project with our developer checklist.
Getting around
Five Line 1 stations lie inside the district: Nadzaladevi, Gotsiridze, Ghrmaghele, Guramishvili and Sarajishvili, with Didube on the western edge. By our measurement Nadzaladevi station is about 4.1 km from Freedom Square in a straight line and about 1 km from the Central railway station, while Sarajishvili, at the northern end, is about 10 km from Freedom Square. Gotsiridze station was closed in February 2021 and reopened on 18 March 2023 after reconstruction with lifts and step-free access.
Guramishvili Avenue is the main north-south road through Sanzona and Temka, and Tsotne Dadiani Street runs through the older south. The 2026 city budget set aside GEL 5 million to rehabilitate the Nadzaladevi metro depot, and in April 2026 City Hall began the first large-scale rebuild of Andria Tsiklauri Street since the 1950s, starting with drainage. Check bus routes in the Tbilisi Transport Company planner.
Schools, universities and clinics
- Schools. OpenStreetMap shows dozens of public schools and kindergartens across the four units, among them No 112 on Tsotne Dadiani Street and No 207 on Chargali Street; check places with each school.
- Universities. Tbilisi Teaching University and European University on Guramishvili Avenue, Caucasus International University on Chargali Street and the International University of Georgia are mapped in the district.
- Clinics. The Tbilisi State Medical University First University Clinic on Tianeti Street, Evex on Guramishvili Avenue and several polyclinics are mapped here.
- Markets. The large Dezertirebi and Eliava markets are just across the railway in Didube; only small markets are mapped inside the district.
The Tbilisi Sea and green space
Much of the Tbilisi Sea's western shore lies in Nadzaladevi: unit 27 follows its south-western shore for 6.8 km and Temka runs along the northern shore to the Central Beach. The Georgian Encyclopedia describes the reservoir, in use since 1953, as 11.8 km² with a water level that falls 7 to 10 metres in summer and autumn, and its northern and south-western shores as a recreation zone. In January 2025 the municipal inspection removed about 30 unfinished structures from up to 2 hectares of public recreational land by the shore. In November 2025 City Hall began restoring 11 hectares of forest near Ratevani Street. Kikvidze Park, near Gotsiridze metro, was the scene of a 2012 protest against a planned police station on its land.
Slopes and old walls
The Georgian Encyclopedia describes Lotkini hill's western slopes as steep, and heavy rain has caused damage. On 1 March 2026 retaining walls collapsed near 3 Guramishvili Avenue and at 26 Guram Asatiani Street in the Lotkini settlement, and City Hall arranged temporary housing for affected families; on 14 August 2026 a storm brought down a house wall on Sanerge Street. We found no official landslide map for Lotkini, so on a sloping street ask for a geological survey and look at the walls below the building.
Air and noise
No automatic air station stands inside Nadzaladevi. The nearest, the roadside station on Tsereteli Avenue in Didube, is about 400 metres west of Gotsiridze metro across the railway, and its high coarse-particle readings reflect that busy avenue rather than the district as a whole. A passive nitrogen dioxide sampler is mapped at Kikvidze Park, but its results are not published individually. We found no noise measurements; flats by the railway and on Guramishvili Avenue will hear trains and traffic.
Letting in Nadzaladevi
Asking rents of USD 9 to 10 per m² sit close to the bank's zone figure. We found no short-stay data for Nadzaladevi, so plan on long lets; our long-term tenants guide covers what renters compare.
Pros and cons
| Pros | Cons |
|---|---|
| Five metro stations in the district | Far from the centre in the northern parts |
| Prices about 9% below the city average | Many towers and more planned |
| Gross yield of about 8.8% on zone figures | Retaining walls failed in 2026 storms |
| Universities, clinics and many schools | Railway and avenue noise |
| Tbilisi Sea shore and new forest planting | Large industrial sites with no published plan |
To be added by the team: photos for the team to take: Nadzaladevi metro on Tsotne Dadiani Street, new towers on Chkondideli and Mekanizatsia streets, Lotkini hill, Guramishvili Avenue in Sanzona, a Temka microdistrict, the Tbilisi Sea shore, Kikvidze Park and the former plant site by Dadiani Street.
Checking a flat in Nadzaladevi step by step
Name the unit
Lotkini, central Nadzaladevi, Sanzona or Temka.
Walk to the metro
Time the route at rush hour.
Look below the building
Retaining walls and drainage on slopes.
Check the permit
Storeys, stage and developer record.
Ask about neighbours
Empty plots and former factory land.
Price the rent
About USD 9 to 10 per m² a month.
Frequently asked questions
Which units make up Nadzaladevi?
Dzveli Nadzaladevi-Lotkini (26), Nadzaladevi (27), Sanzona (28) and Temka (29).
How much does a flat in Nadzaladevi cost?
Section medians on ss.ge ran from GEL 3,460 to 4,290 per m² on 21 October 2026.
What is the rent in Nadzaladevi?
Asking rents ran at about USD 9 to 10 per m² monthly, against a zone figure of USD 9.5.
Which metro stations are in Nadzaladevi?
Nadzaladevi, Gotsiridze, Ghrmaghele, Guramishvili and Sarajishvili, with Didube on the edge.
What does the name Nadzaladevi mean?
Roughly "taken by force", after workers who settled there without permission.
Is Avchala part of Nadzaladevi?
No. Avchala belongs to Gldani district.
Are there landslide risks?
Retaining walls collapsed in March and August 2026; check slopes for each plot.
Is the Tbilisi Sea in Nadzaladevi?
Much of its western and northern shore lies within the district.
Sources
- Tbilisi City Council decision No 16-35 on territorial units, 5 December 2014, 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)
- Georgian Encyclopedia: Didube, Tbilisi railway workshops, electric locomotive plant, Lotkini hill and Tbilisi reservoir (accessed 21 October 2026)
- Nadzaladevi, Gotsiridze, Ghrmaghele, Guramishvili and Sarajishvili stations, Wikipedia (accessed 21 October 2026)
- Tbilisi residential real estate reports by Galt & Taggart: July 2025, 2025 and July 2026 (accessed 21 October 2026)
- Residential property price index, second quarter of 2026, Geostat (accessed 21 October 2026)
- Flats for sale in Nadzaladevi, with the Sanzona, Temqa, Lotkini and rent sections, ss.ge, and new projects in Nadzaladevi district, korter.ge (accessed 21 October 2026)
- Skyscrapers in Tbilisi, JAMnews, 29 August 2023, and electric locomotive factory up for sale, Commersant (accessed 21 October 2026)
- Nadzaladevi metro depot rehabilitation, 29 January 2026, street rehabilitation in Nadzaladevi, 29 April 2026, and forest restoration in Nadzaladevi, 27 November 2025, Georgia Today (accessed 21 October 2026)
- Illegal land seizure in Nadzaladevi, 1TV, 24 January 2025, and protest in Kikvidze Park, Caucasian Knot, 18 February 2012 (accessed 21 October 2026)
- Retaining walls collapse after heavy rain, Front News, 1 March 2026, and storm damage in Tbilisi, Civil Georgia, 15 August 2026 (accessed 21 October 2026)
- Nadzaladevi, OpenStreetMap, and journey planner, Tbilisi Transport Company (accessed 21 October 2026)
Change log
- - Area guide published from the Tbilisi City Council decision on territorial units, the Tbilisi air quality management plan, the Georgian Encyclopedia, Wikipedia, Galt & Taggart and Geostat data, ss.ge and korter.ge listings, JAMnews, Commersant, Georgia Today, 1TV, Front News, Civil Georgia and Caucasian Knot reporting.