Why compare Batumi's areas side by side
Batumi looks like one long seafront, but the areas along it differ a lot: in price, in what is built there, in how many flats change hands, in what tenants pay and in how far they are from the old town and the airport. Our area guides cover each place in depth. This page puts the numbers next to each other on one page, so you can see the differences before you read further.
Three kinds of figures appear below, and they should not be mixed up. The first are research figures from Galt & Taggart, the research arm of the Bank of Georgia: average prices of new finished flats actually sold, for the zones it defines. The second are asking prices and listing counts that we collected from the listing site ss.ge on one day, 27 October 2026. The third are straight-line distances that we measured ourselves from OpenStreetMap coordinates. Each table says which kind it shows.
The comparison is neutral: it does not say which area is best. If you are choosing for rental income, our guide to the best areas to invest in Batumi weighs yields and supply.
Official units, research zones and listing labels
The names people use do not line up with any single map. Batumi City Council set up 13 administrative units in a resolution of 29 August 2014, among them Old Batumi, Rustaveli, Khimshiashvili, Bagrationi, Airport, Gonio-Kvariati and Mtsvane Kontskhi (the Green Cape); OpenStreetMap now shows 14, with Bagrationi split in two. Makhinjauri is not a unit of its own, and two places on our list lie outside the city: Chakvi belongs to Kobuleti municipality and Sarpi to Khelvachauri municipality.
Galt & Taggart uses its own seven Batumi zones plus Kobuleti, and only Old Batumi has a written boundary; the others appear on a map. The listing site ss.ge uses ten Batumi districts and treats Makhinjauri, Gonio, Kvariati and Chakvi as separate locations. In the tables below, where we match an area to a research zone by reading the map rather than by name, we say so.
Prices by research zone
The mid-2026 Galt & Taggart review, dated 14 August, lists these June averages for new finished flats.
| Zone | June 2024 | June 2025 | June 2026 | Change in the last year |
|---|---|---|---|---|
| Old Batumi | 2,501 | 2,971 | 3,239 | +9.0% |
| Gonio-Kvariati | 2,065 | 2,059 | 2,228 | +8.2% |
| Alley of Heroes | 1,778 | 2,062 | 2,166 | +5.0% |
| Makhinjauri | 1,661 | 1,864 | 1,983 | +6.4% |
| New Boulevard area | 1,506 | 1,614 | 1,800 | +11.5% |
| Peripheral zones | 1,511 | 1,600 | 1,744 | +9.0% |
| Kobuleti | 1,591 | 1,584 | 1,731 | +9.3% |
| Inner areas | 1,435 | 1,556 | 1,672 | +7.4% |
| All Batumi | - | - | 1,960 | +9.8% |
Old Batumi is in a class of its own, about 65% above the city average. The New Boulevard area rose fastest over the year, while Gonio-Kvariati and Kobuleti barely moved between 2024 and 2025 before rising in 2026. The spread between the cheapest and the most expensive zone, about USD 1,570 per m², is nearly as large as the price of the cheapest zone itself.
Where the sales happen
Price alone says little without volume. A zone where few flats sell can show a high average from a handful of premium deals, and a buyer there may wait longer to resell.
| Zone | Flats sold | Share of Batumi sales | Rent, USD per m² a month |
|---|---|---|---|
| New Boulevard area | 1,664 | 39.9% | 12.3 |
| Alley of Heroes | 979 | 23.5% | not published |
| Inner areas | 422 | 10.1% | 10.6 |
| Peripheral zones | 360 | 8.6% | 10.6 |
| Old Batumi | 349 | 8.4% | 11.9 |
| Makhinjauri | 311 | 7.5% | not published |
| Gonio-Kvariati | 83 | 2.0% | not published |
The seven Batumi zones add up to 4,168 sales in the quarter; Kobuleti, a separate town, had 167 more. Two in five Batumi sales were in the New Boulevard area, and Gonio-Kvariati, the second most expensive zone, accounted for only one sale in fifty. The report gives a city-wide gross rental yield of 7.1% while short-stay flats averaged USD 34.6 a night.
Asking prices and listings on one day
Listings show what sellers want now, across new and resale flats of every condition, while research averages show what new finished flats sold for. We read ss.ge on 27 October 2026 and took the median asking price per m² from the first page of each filter, about 7 to 16 adverts each. The first page is sorted by promotion and date, not at random, so treat the medians as rough.
| Area and ss.ge label | Flats for sale | Median ask, GEL per m² | Flats for rent | Median rent, GEL per m² a month |
|---|---|---|---|---|
| Old Batumi District | 925 | 5,770 | 1,281 | 29 |
| Rustaveli District (city centre) | 716 | 7,490 | 1,311 | 26 |
| Khimshiashvili District (New Boulevard and Khimshiashvili) | 3,309 | 4,510 | 3,700 | 30 |
| Airport District | 2,948 | 4,635 | 2,311 | 31.5 |
| Bagrationi District (inland) | 1,261 | 4,670 | 1,454 | 26 |
| Makhinjauri | 54 | 3,705 | 23 | 24.5 |
| Chakvi | 107 | 5,375 | 44 | 24 |
| Gonio | 240 | 5,840 | 44 | 19 |
| Kvariati | 20 | 4,740 | 7 | 27 |
| All Batumi | 10,761 | 4,555 | 11,652 | 33.5 |
Three points stand out. The Khimshiashvili District alone holds about a third of Batumi's flats for sale and rent, almost all in towers. The city-centre median is pulled up by large flats in prestige buildings, so it says more about what is advertised than about a typical flat. And on the coast outside the city, flats for rent are few, because summer income there comes mostly from nightly lets. Makhinjauri, Gonio and Kvariati are inside Batumi by law, but ss.ge lists them outside its Batumi count.
Why the two price sources differ
Compare the two sources and the gaps look large. In Old Batumi the research average for new finished flats was about USD 3,239 per m², while the median ask on ss.ge was about USD 2,220. In Makhinjauri it was USD 1,983 against about USD 1,425. In the New Boulevard area the two were close: USD 1,800 and about USD 1,740.
The reasons are simple. The research counts only new flats sold finished, and in Old Batumi that means expensive new buildings. Listings include older flats and flats sold as white, green or black frame shells, which need money and months before anyone can live in them; Makhinjauri has many of those. Neither source is wrong, but they answer different questions, and comparing a shell with a finished average is the most common pricing mistake. Our guide to frame stages explains the difference.
How far from the centre and the airport
We measured straight-line distances from a reference point in each area to Europe Square in the old town and to the airport terminal, using OpenStreetMap coordinates. Roads are longer, especially on the coast south of the Chorokhi and north past the capes.
| Area (reference point) | To Europe Square | To the airport terminal |
|---|---|---|
| Old Batumi (unit centre) | 0.1 | 5.4 |
| City centre (Rustaveli unit centre) | 0.9 | 4.7 |
| New Boulevard (Orbi City) | 2.3 | 3.6 |
| Angisa (second Angisi lane) | 3.5 | 2.8 |
| Airport direction (unit centre) | 5.3 | 0.8 |
| Makhinjauri (railway station) | 5.8 | 10.6 |
| Green Cape (Botanical Garden) | 8.9 | 13.9 |
| Chakvi (settlement centre) | 11.0 | 16.1 |
| Gonio (village centre) | 10.8 | 5.5 |
| Kvariati (village centre) | 13.0 | 7.7 |
| Sarpi (village centre) | 16.1 | 10.8 |
The southern coast is closer to the airport than to the old town, and the northern coast is far from both. For a flat aimed at visitors, the trip from the airport is part of what you offer; for someone who lives there, the trip to the old town and its services matters more.
What is built where
- Old Batumi: historic low-rise buildings, Soviet five-storey blocks and some towers; the largest flats in our sample; heritage rules apply to listed buildings.
- City centre: mid-rise streets and prestige towers on Rustaveli Avenue.
- New Boulevard and Khimshiashvili: towers, with a median of 36 floors in our sample, and mostly small flats suited to short lets.
- Airport direction: new towers mixed with low-rise houses; building height near the airport needs aviation consent.
- Inland districts: residential streets for local families, with new towers in Bagrationi and the lowest rents per m².
- Makhinjauri: mid and high-rise blocks on the slopes, many sold unfinished.
- Green Cape and Chakvi: low-rise projects beside the Botanical Garden and gated resort complexes in Chakvi.
- Gonio: branded resort towers and low-rise blocks, with heritage limits near the Roman fortress.
- Kvariati and Sarpi: low and mid-rise blocks in Kvariati; houses and land in Sarpi.
Risks to check in each area
| Area | Main point to check |
|---|---|
| Old Batumi | Condition of old buildings and any alterations to load-bearing walls |
| City centre and New Boulevard | Flooding of low streets after heavy rain; fire safety in towers |
| Khimshiashvili and Angisa | New towers allowed on neighbouring plots |
| Airport direction | Aircraft noise and aviation height consent |
| Makhinjauri and Green Cape | Slopes, drainage and which municipality issues permits |
| Gonio | Heritage protection zone and the planned marina |
| Kvariati and Sarpi | Border traffic, the motorway route and land category |
To be added by the team: a map for the team to draw: the areas on one outline of Batumi with the research zones shaded, plus a photo strip of one typical building from each area.
Using this comparison step by step
Pick two or three areas
From distance, building type and budget.
Read their area guides
For the details behind the numbers.
Compare like with like
Finished with finished, shell with shell.
Weigh the volume
Few sales mean slower resale.
Check the legal home
Batumi, Kobuleti or Khelvachauri.
Visit in two seasons
August and January show different places.
Frequently asked questions
Which Batumi area is the most expensive?
Old Batumi: USD 3,239 per m² for new finished flats in June 2026, according to Galt & Taggart.
Which is the cheapest?
Among the research zones, the inner areas at USD 1,672 per m².
Where do most sales happen?
In the New Boulevard area: 1,664 of 4,168 Batumi sales in the 2nd quarter of 2026.
Which area rose fastest?
The New Boulevard area, by 11.5% in the year to June 2026.
Why are listing prices lower than research prices?
Listings include older flats and unfinished shells; the research counts only new finished flats.
Are Gonio and Makhinjauri part of Batumi?
Yes, since 2011; Chakvi and Sarpi are not.
Which area is closest to the airport?
The airport direction, then Angisa; Gonio, just across the Chorokhi, is about 5.5 km away in a straight line.
Where are rents highest per m²?
Among the districts we sampled on ss.ge in October 2026, the Airport and Khimshiashvili districts asked the most, about GEL 30 to 31.5 per m² a month.
Sources
- Batumi Residential Real Estate, 2Q26 Overview, Galt & Taggart, 14 August 2026
- Real Estate Trends in Batumi, Galt & Taggart, October 2025
- Batumi City Council Resolution No 29 of 29 August 2014 on administrative units, Legislative Herald of Georgia
- Flats for sale and for rent in Batumi, with district filters, ss.ge (accessed 27 October 2026)
- Makhinjauri, Chakvi, Gonio and Kvariati listings, ss.ge (accessed 27 October 2026)
- OpenStreetMap coordinates and administrative boundaries, © OpenStreetMap contributors (accessed 27 October 2026)
- Sector snapshot: Batumi residential real estate, Investor.ge, 20 April 2026
- Batumi population, City Population, citing Geostat census results (accessed 27 October 2026)
Change log
- - Data page published from Galt & Taggart reports, a 2014 Batumi City Council resolution, ss.ge listings on 27 October 2026, OpenStreetMap coordinates, Investor.ge and City Population.