Methodology
A project calendar should say when each building was approved, when sales opened, when it was accepted into use and when buyers got their keys. We looked for those dates in every source this site accepts for market data: Galt & Taggart (G&T), TBC Capital, Colliers Georgia, Geostat and the National Bank of Georgia. None of the 2025-2026 housing reports we could open names a single project or developer with a date; Colliers' own research pages refused access. This first edition is therefore a calendar of totals, and it names no project and no developer. All sources were checked on 2 November 2026.
Four events, and what proves each
| Event | What counts | Where it is recorded |
|---|---|---|
| Permit issued | Issue date of the final-stage permit; land-use terms and design approval do not count | Architecture Service in Tbilisi, the municipality elsewhere |
| Sales launch | First offer of flats to buyers, often called a presale | No register; a commercial act of the developer |
| Commissioning | Act accepting a class II-IV building into use | The authorised body: City Hall in Tbilisi, the municipality elsewhere |
| Handover | Delivery of a flat on the date in the sale contract | No register; a promised date stays a claim |
This edition covers the first two: permits as monthly totals, launches as unnamed remarks. We found no public record of construction starts. Quarterly permits, Geostat's completed buildings, the Batumi pipeline and developer survey results are on our supply tracker and are not repeated here.
Why there is no project list yet
G&T reports how many projects received a permit in a month, never which ones. Colliers keeps project and developer filters on Recov.ge behind a paid plan; its free page shows a few names only as filter labels, without dates, and we leave them out because a short list would read as a selection. Press releases and news stories do name projects, but a date from them is a claim, not a sourced fact. A named list has to be built from official registers, and that work has not been done yet.
Rules for named rows
No named rows exist yet. These are the rules we plan for them, still subject to the owner's decisions listed further down, and built on our independence policy and the rules for developers.
- One objective rule for inclusion, such as every class III-IV residential permit in the Tbilisi register that month. Nothing is added on request or for payment.
- Date order only: no stars, rankings or adjectives about a project.
- A register document number or other primary document behind every row, with its date.
- Developer claims marked "announced by the developer", with source and date, and only next to a register fact.
- A developer's comment shown next to the row, dated; a document proving the row wrong changes it, with the correction dated in the change log, and a row is removed only if its source is wrong.
- Conflicts stated as on the independence page: a unit owned by a team member or a family member, or a business link with the developer beyond selling its flats to our clients.
- No private persons' names; addresses, cadastral codes and company names only.
Tbilisi permits, month by month
Each month G&T, citing the Tbilisi Architecture Service as its source, reports residential construction permits with their living plus balcony area, for class III and IV blocks only, not private houses. From June 2025 its text speaks of projects, before that of permits; it does not say how a project built in phases is counted. No source we use has a monthly series for Batumi.
| Month | Permits, first report | Living and balcony area, m², first report | Latest chart label, thousand m² | Area on a year earlier | G&T report date |
|---|---|---|---|---|---|
| January 2025 | 7 | 71,296 | 71 | -46.1% | 7 March 2025 |
| February 2025 | 18 | 108,977 | 109 | +26.7% | 3 April 2025 |
| March 2025 | 17 | 160,975 | 161 | +7.3% | 29 April 2025 |
| April 2025 | 23 | 245,986 | 246 | +26.1% | 28 May 2025 |
| May 2025 | 25 | 202,697 | 203 | -18.3% | 8 July 2025 |
| June 2025 | 10 | 92,244 | 92 | +25.2% | 22 July 2025 |
| July 2025 | 20 | 113,332 | 122 (revised up) | +36.1% | 10 September 2025 |
| August 2025 | 22 | 145,928 | 146 | +6.9% | 24 September 2025 |
| September 2025 | 17 | 194,189 | 194 | +48.5% | 10 November 2025 |
| October 2025 | 17 | 135,487 | 135 | -44.5% | 5 December 2025 |
| November 2025 | 11 | about 121,000 | 121 | -32.2% | 30 December 2025 |
| December 2025 | not published | not published | 134 | not stated | 30 January 2026 |
| January 2026 | 8 | 28,669 | 29 | -59.8% | 27 February 2026 |
| February 2026 | 10 | 60,283 | 60 | -44.7% | 30 March 2026 |
| March 2026 | 17 | 150,241 | 150 | -6.7% | 30 April 2026 |
| April 2026 | 9 | 113,216 | 113 | -54.0% | 29 May 2026 |
| May 2026 | 23 | 165,484 | 165 | -18.4% | 30 June 2026 |
| June 2026 | 29 | 300,095 | 300 | +225.3% | 31 July 2026 |
| July 2026 | 17 | 182,789 | 183 | +50.3% | 31 August 2026 |
| August 2026 | 15 | 123,711 | 124 | -15.2% | 23 October 2026 |
First reports and later figures
Each month appears twice: in its own report, and later as a label on a monthly chart G&T redraws. The labels match the first reports rounded, except July 2025, raised from 113,332 m² to 122 thousand. Counts shift too: the eight first reports for January-August 2026 add up to 128 (our sum), the later chart to 125, while their areas add up to 1,124,488 m², as in the chart. For periods we quote chart totals: 208 permits and 1,734 thousand m² for 2025. December 2025 appears only as a chart label, so its count stays empty rather than derived from reports of different dates.
What the months show
Area fell on a year earlier for eight months running, October 2025 to May 2026, with January 2026 the lowest month at 28,669 m². June 2026 then brought 300,095 m² in 29 projects, over three times June 2025 and G&T's highest month since 2021. July was 50.3% up and August 15.2% down. One large permit can swing a month, so read the supply tracker for quarters and years.
A permit is not a start: its term follows the construction organisation project, and a building unfinished when it runs out needs a new permit.
Sales launches: a dated log without names
No source counts launches per month or quarter. G&T mentions them only to explain sales by its surveyed developers, never naming a project. Below are its dated statements on the subject, by report date; quoted words are its own.
- 25 October 2024, Tbilisi. Third-quarter sales were 7.3% above the first quarter, owing to "the beginning of sales in a few large-scale residential projects" in July 2024.
- 30 December 2024, Tbilisi. November sales rose 12.3% on October, helped by demand held back until after the October 2024 elections and "over five major residential projects starting sales since June 2024".
- 7 February 2025, Tbilisi. Most new large projects opened sales in summer 2024, and their introductory offers lowered the weighted average price during that period.
- 10 November 2025, Tbilisi. September 2025 sales were 81.8% above a year earlier, "supported by the launch of presales in several large-scale projects".
- 30 January 2026, Tbilisi. Surveyed developers' sales were 4.1% down on a year earlier in the first four months of 2025 and 42.0% up over the next eight, again linked to large launches. For 2026, "planned large-scale projects and continued high permit issuance could add substantial new stock".
- 6 March 2026, Batumi. 17,478 flats changed hands in 2025, 15.0% more than in 2024, helped by new large launches and resales. For 2026, "several large-scale premium projects are set to launch".
The 2026 sentences are expectations, not events. Launches come in waves, and early buyers can get introductory prices but commit with construction, commissioning and handover all ahead; see pre-sales and off-plan investment.
When the sources publish
G&T's Tbilisi report moves this page, and it comes weeks late: 22 to 53 days after the month for the twenty months above, 30 in the middle case, with August 2026 the slowest. No publisher announces its next date, so the last column is our expectation.
| Source | Gives | Latest edition | Next, expected |
|---|---|---|---|
| G&T, Tbilisi, monthly | Class III-IV permits | August 2026, out 23 October 2026 | September 2026: November 2026 |
| G&T, Batumi, quarterly | Sales and surveys, no permits | April-June 2026, out 14 August 2026 | July-September 2026: November 2026 (a year earlier: 17 November 2025) |
| TBC Capital, Tbilisi, monthly | Permit area and flats, restated monthly | September 2026, out 30 October 2026 | October 2026: late November 2026 |
| Geostat, quarterly | Official permits and completions | January-September 2026, out 30 October 2026 | Whole of 2026: about 30 January 2027 |
| Colliers, Recov.ge | Transactions; project data paid | No release dates shown | Not known |
On 2 November 2026 G&T's September Tbilisi and third-quarter Batumi reports were not out. Colliers' Recov.ge figures are quoted monthly in the media, but we could not confirm when they change. We found nothing on individual projects from the National Bank of Georgia.
Checking one project's dates yourself
Until projects are listed, a buyer can find the two dates with legal weight, the permit and the commissioning act, for one building. Only what we confirmed on 2 November 2026 is below.
- Get the cadastral code of the plot and the permit number from the developer, and order a fresh Public Registry extract. It shows the owner, the plot and any building or units registered; units in a building under construction can already be registered on its construction documents. See our cadastral code guide.
- Search the Tbilisi register. The Architecture Service publishes a search of its decisions on tas.ge. Its page code points to a form open without a login, with a spreadsheet export. We have not yet searched it in a browser, so the fields it returns and whether the export works for everyone await a manual check. The date that matters is the issue date of the final-stage permit.
- Compare the permit with what is sold: class, floors, use and area. Floors beyond the permit are unauthorised construction; our permit guide explains stages and classes.
- Check commissioning. Tbilisi City Hall launched a public map on 27 November 2025 of buildings accepted into use and suspended sites; we found no direct link, and whether the City Hall map portal reached from tas.ge carries it is not confirmed. A building permitted from 2022 on may not be used or connected to power and gas without a commissioning act; ask for it before the final payment.
- Outside Tbilisi, ask in writing. We found no public permit search for Batumi; its City Hall map covers emergency housing. Send a public information request to the City Hall, or to Khelvachauri or Kobuleti for Gonio, Kvariati or Chakvi.
Set the promised handover date against the commissioning act: the gap is the real delay. Our developer checklist covers the other questions; the new builds and developers guides explain handover and delivery records, and a late developer covers delays.
What a calendar with project names needs
Named rows can follow once the register routine below is tested and the owner has decided the open points.
To be added by the team: what the team must collect first.
- One manual browser session on the Architecture Service search: the result fields, whether the export works without a login, and whether class, flats, floors and area are in the record. Then a monthly export of final-stage permits issued the month before, raw file kept, or a monthly written request if the export is closed.
- The address of the City Hall commissioning map, and whether it has dates and a download; otherwise a monthly request for commissioning acts of class III-IV housing.
- Batumi permits and commissioning acts by quarterly request to the City Hall, and to Khelvachauri and Kobuleti for the coast beyond it; check whether the Municipal Services Development Agency portal has a public search.
- The special-significance permits behind Geostat's count (27 in the third quarter of 2026), from the Technical and Construction Supervision Agency.
- Launches from developers' own announcements, logged with date and link, or first registrations of units by cadastral code; never from listings or advertising.
- Handover dates kept as "announced" and "actual", to measure delays.
- A primary document linking each permit to a marketed name; without it the row stays unnamed.
- A lawyer's view on republishing register data and on applicants' personal data.
- Owner decisions: projects or totals only for now; the commission statement still pending on the independence page, needed before any project is named; and the inclusion threshold (suggested: every class III-IV residential permit).
The data file and the next update
The file has 131 rows: per month, G&T's count, first and latest area, change on a year earlier and report date; period totals and our check sums; the launch remarks; release dates; and expected releases, marked as ours. Each row gives its source and our check date, and its unit and publication date where they apply.
Our plan, not a publisher's date: update after G&T's September 2026 Tbilisi report, expected in November 2026, then monthly.
Sources
(accessed 2 November 2026)
- Tbilisi Residential Real Estate - August 2026, Galt & Taggart, 23 October 2026
- Tbilisi Residential Real Estate - 2025 Overview, Galt & Taggart, 30 January 2026
- Report list, Galt & Taggart; each monthly report is linked in the data file
- Tbilisi Residential Real Estate - September 2024, Galt & Taggart, 25 October 2024
- Tbilisi Residential Real Estate - November 2024, Galt & Taggart, 30 December 2024
- Tbilisi Residential Real Estate - 2024 Overview, Galt & Taggart, 7 February 2025
- Tbilisi Residential Real Estate - September 2025, Galt & Taggart, 10 November 2025
- Batumi Residential Real Estate - 2025 Review and 2026 Outlook, Galt & Taggart, 6 March 2026
- Batumi Residential Real Estate - 2Q26 Overview, Galt & Taggart, 14 August 2026
- Tbilisi Residential Real Estate Monthly Watch - September 2026, TBC Capital, 30 October 2026
- Permissions granted for construction and completed objects, Geostat
- Recov.ge, Colliers Georgia
- Decision search, Tbilisi City Hall Architecture Service
- Tbilisi launches map to verify construction project status, Georgia Today, 27 November 2025
- Public information and map of emergency houses, Batumi City Hall
- Spatial Planning, Architectural and Construction Activities Code, Legislative Herald of Georgia
Change log
- - First edition published: Galt & Taggart's monthly Tbilisi permit counts and areas from January 2025 to August 2026 with revisions, a dated log of unnamed sales launches, the release calendar of each source, a guide to the official registers and a 131-row data file.