What is New Boulevard?
New Boulevard is the newer, south-western part of Batumi's seafront: the extension of the city promenade begun in 2009 and the belt of high-rise residential towers and aparthotels that has grown up behind it along Sherif Khimshiashvili Street. It is where most of Batumi's new flats are built and sold, and where most of the city's holiday lettings are concentrated.
The name is not an administrative one. According to encyclopaedic sources, Batumi is divided into 13 boroughs under a city council decision of 2008, and the zone appears to fall mostly within Khimshiashvili borough. The municipal boulevard administration uses "new boulevard" for its section of the promenade, travel sites place the divide between the old and new parts at the Aquapark, and Galt & Taggart uses "New Boulevard area" as one of its market zones. The inland streets around Khimshiashvili and Angisa have a character of their own and will be covered in a separate guide; this page deals with the seafront strip. Do not confuse the area with a residential complex on Lortkipanidze Street that is also called "New Boulevard".
Map and boundaries
New Boulevard runs south-west along the sea from the Aquapark towards the airport, with the promenade and beach on one side and the towers of Sherif Khimshiashvili Street on the other.
Open the mapHotel listings put the towers around Orbi City about 4.5 to 4.7 km from Batumi International Airport, roughly 11 to 13 minutes by car, and a few minutes' walk from the beach. The old town is a longer walk or a short bus or taxi ride to the north-east.
Who New Boulevard suits
- Summer-letting investors: a small finished flat in a completed tower with a management company is the typical purchase.
- Buyers on a budget who want the sea: prices per m² are about half those of Old Batumi.
- Holiday-home owners: beach, promenade and malls are close, and the season is lively.
- Less suited to year-round residents: many towers are quiet in winter, when most flats stand empty or let cheaply.
- Less suited to buyers who want a lasting view: new towers keep rising.
From boulevard extension to tower belt
The promenade extension started in 2009, and the land behind it filled with towers through the 2010s and 2020s. The scale is now unlike anywhere else in Georgia. Encyclopaedic lists of the country's tallest buildings put the Orbi City towers at about 160 m, and the Alliance Centropolis tower in Batumi at 210 m and 56 floors once complete; listings show Orbi flats on floors numbered up to 55 and 56. Tall buildings remain easy to approve: a temporary exception added to the planning code in 2022 lets the city go above its usual caps on height and building density until Batumi adopts its next general plan, which the Public Defender's office says is due in 2027, and the office has asked the Constitutional Court to strike it down.
What flats cost
| Measure | Figure | Note |
|---|---|---|
| New finished flats, average | USD 1,800 per m² | June 2026, up 11.5% in a year |
| Range of new flats | USD 1,100 to 2,500 per m² | Same study |
| Sales, second quarter 2026 | 1,664 of 4,168 | About 2 in 5 Batumi sales |
| Sales in 2025 | over 6,800 | The most of any zone |
| Flats for sale on Khimshiashvili Street | 348 | ss.ge, one street only |
| Median asking price, first 15 listings | GEL 4,562 per m² | About USD 1,750 |
Listings for small flats in the big complexes show what the zone sells. On 26 October 2026, Orbi City studios of 28 m² and 33 m² were offered at about USD 48,800 and USD 55,000, and a 45 m² unit, finished and already let, at USD 60,000; a 57 m² flat in Orbi Sea Towers asked about USD 100,000. The dollar figures use the rate the listings imply, about 2.6 lari to the dollar. Many off-plan units elsewhere in the zone are sold in black frame with instalments and completion dates from 2027 to 2029.
Across Batumi, Galt & Taggart's average price for new finished flats rose from USD 1,569 per m² in 2023 to USD 1,699 in 2024 and USD 1,865 in 2025, and the bank's analysts expect growth to slow to 4 to 6% in 2026. Our Batumi zones comparison sets New Boulevard against the other districts.
Rents and the season
Long-let rents in the zone average USD 12.3 per m² a month according to Galt & Taggart, the highest of any Batumi zone, which gives a gross yield of about 8.2% at June 2026 prices. On Khimshiashvili Street, ss.ge carried 463 rental listings on 26 October 2026: studios of 30 to 33 m² asked GEL 701 to 779 a month, about USD 270 to 300; flats of 38 to 45 m² asked GEL 1,170 to 1,300; and 50 to 60 m² flats GEL 1,300 to 2,080.
The listings also show how owners work the season. Several offered flats "until summer", or monthly in winter and by the day in summer, which is the usual pattern here: cheap long lets from autumn to spring, then daily lets at higher rates in July and August. Our guide to Airbnb in Batumi explains the rules and the seasonal income.
How much more is coming
New Boulevard is where most of Batumi's future supply sits. Galt & Taggart counted 22,430 flats in the zone's pipeline for 2025 to 2029, about 3.3 years of its 2025 sales, and 93% of them were designed for investors rather than owners who will live in them. Across the city, about 12,400 flats in surveyed developer projects were unsold at the end of 2025, up by nearly 14% in a year. That volume caps how fast prices and holiday rents can rise, and it means a resale flat competes with thousands of similar new units.
Aparthotels and rental programmes
Many towers in the zone are aparthotels: owners buy a unit and hand it to a management company that lets it by the night and shares the income. In sales listings we saw splits of 70% to the owner and 30% to the operator, and 60/40 in others, with one complex quoting a service fee of USD 1 per m² a month. These are marketing figures, not contract terms. Read the management agreement before you buy, and treat any promised fixed return as a sales offer that depends on the company's finances. Our guides to aparthotel units and aparthotel or own flat go into the details.
Check also what has actually been built. In large complexes, pools, gyms and parking shown in brochures are sometimes finished years after the flats or not at all, so ask to see them, and ask what the monthly service charge covers.
Will the sea view last?
Not necessarily. We found no height cap for the seafront, and the temporary rules letting City Hall exceed height limits run until the new general plan. A tower on the first line today can lose part of its view when the plot in front is built on. Before paying a premium for a view, find out what is planned on the plots between the building and the sea, and look at flats on high floors facing along the coast rather than straight out.
Storms, flooding and the coast
The seafront takes the force of winter storms. Batumi's boulevard administration reported silt and gravel covering the area near the Aquapark after a storm in September 2025, debris and flooding at the end of December 2025, and sand over part of the promenade and some flooded areas in February 2026; earlier storms damaged infrastructure on the new boulevard. Heavy rain flooded Khimshiashvili Street among others in August 2020, according to the city water company. A coast protection project supported by the Asian Development Bank restored about 2 km of shoreline by 2021, after erosion had been reported along about 5 km of coast south-west of the city. Ground-floor shops, basements and underground car parks are the units to check most carefully.
Living in a tower
High-rise living brings its own checks. The deadliest recent fire in Batumi, at the Leogrand hotel in November 2017, killed 11 people, and a later fire on the upper floors of a residential tower on Aghmashenebeli Avenue showed how height complicates firefighting. We found no fire reported in a New Boulevard tower. Ask how many lifts serve the building and whether they work in winter, how the fire alarms and escape stairs are maintained, and who pays for them. Delays are another risk: the Azure Tower in Batumi stood unfinished for years before a new builder completed it in 2024.
Schools, shops and services
Hotel listings place Grand Mall close to the Orbi City towers, and the beach and promenade are the zone's main open spaces. Batumi has several English-medium schools, including American International School Progress, the Georgian-American School of Batumi and a campus of the European School; check their location, curriculum and fees directly, since the figures we found came from school directories. Batumi Shota Rustaveli State University teaches medicine in English. We did not find enough reliable data on hospitals inside the zone to list them.
Winter on New Boulevard
Off season, the zone changes. We found no reliable count of empty flats, but travel accounts describe the seafront towers as quiet on wet winter days, and the rental listings show owners cutting prices to fill flats until summer. If you plan to live here all year, visit in January, check which shops and cafes stay open near your building, and ask how many neighbours live there full time.
Pros and cons
| Pros | Cons |
|---|---|
| Sea and promenade on the doorstep | Very large pipeline of new flats |
| About half the price of Old Batumi per m² | Quiet and partly empty in winter |
| Highest long-let rent per m² in Batumi | Views can be blocked by new towers |
| Close to the airport | Storm and flood exposure on the seafront |
| Established letting market and operators | Promised returns depend on the operator |
To be added by the team: photos for the team to take: the new boulevard promenade near the Aquapark, the towers along Sherif Khimshiashvili Street, a typical studio interior in a completed aparthotel, a tower lobby, and the beach after a winter storm.
Checking a flat on New Boulevard step by step
Get the registry extract
Check the owner and the unit's area.
Confirm the building is finished
Or check the developer and permit.
Read the management agreement
Income split, fees and exit terms.
Ask what is planned in front
The plots between you and the sea.
Check lifts and fire safety
Who maintains them, and the cost.
Visit in winter
See how full the building is.
Frequently asked questions
Is New Boulevard an official district?
No. It is the name of the newer promenade section and a market zone, not an administrative borough.
How much does a flat on New Boulevard cost?
New finished flats averaged USD 1,800 per m² in June 2026; small studios in big complexes ask about USD 49,000 to 60,000.
What rent can I expect?
About USD 270 to 300 a month for a studio on a long let; more by the day in summer.
Is the rental yield high?
Gross long-let yield is about 8.2%, among the highest in Batumi, before costs and empty months.
Will my sea view be protected?
No height cap applies to the seafront, so a later tower can block it.
Does the seafront flood?
Storms in 2025 and 2026 covered parts of the promenade with sand and silt; check ground floors and car parks.
Are aparthotel returns fixed?
Promised returns are a commercial offer; read the management contract and check the operator.
How far is the airport?
About 4.5 to 4.7 km, roughly 11 to 13 minutes by car.
Sources
- Batumi Residential Real Estate, 2Q26 Overview, 2025 Review and 2026 Outlook and Real Estate Trends in Batumi, October 2025, Galt & Taggart
- Sector snapshot: Batumi residential real estate, Investor.ge, 20 April 2026
- Flats for sale and for rent on Khimshiashvili Street, ss.ge (accessed 26 October 2026)
- Batumi and List of tallest buildings in Georgia, Wikipedia (accessed 26 October 2026)
- Batumi Boulevard, Visit Batumi, 11 April 2023
- Coastal clean-up after the storm and storm clean-up works, Batumi Boulevard administration, 2025 and 2026
- Constitutional challenge to Batumi's temporary building rules, Public Defender of Georgia
- Heavy rains flood Batumi streets, First Channel, 23 August 2020, and Batumi boulevard renovation and coast protection completed, Business Week, 2021
- Fire at the Leogrand hotel in Batumi, Civil.ge, November 2017, and fire in a Batumi residential tower, Front News
- Azure Tower (Babillon Tower), Wikipedia
- Developer and aparthotel listings on realting.com and hotel listings on trip.com (accessed 26 October 2026)
- English-language medical programme, Batumi Shota Rustaveli State University
Change log
- - Area guide published from Galt & Taggart Batumi reports and Investor.ge, ss.ge listings, Visit Batumi, the Batumi Boulevard administration, the Public Defender, First Channel, Business Week, Civil.ge, Front News, Wikipedia and developer and hotel listings.