AVI.GE Exclusive listings

What this page shows

This page collects the properties that the AVI Estates team offers on an exclusive basis. When listings are published, their cards appear at the top of the page and in the AVI.GE Exclusive panel on our guides. If you see no cards above this text, no exclusive listing is published at the moment. We do not show sample properties, illustrative prices or placeholder photos in their place: every card that appears here belongs to a real property offered by its owner through us.

A listing is a starting point, not a verdict. The rest of this page sets out how to check any property you find here, or anywhere else in Georgia, before you pay a deposit. Each step links to the guide on our site that explains it in full, with sources.

What "exclusive" means

In the property market, an exclusive listing is one that the owner has agreed to market through a single agency for a period of time, instead of offering it through many agents at once. For a buyer, this has practical effects. There is one point of contact for viewings, questions and documents, you see one asking price rather than several versions from different agents, and it is clear who should provide papers such as the registry extract and the permit file.

It does not change who you are buying from. The seller is still the registered owner, the sale contract is still between you and the owner, and the ownership passes only when the Public Registry records it. The agency's role and fees are set by its contract with the owner and, if you sign one, by your own agreement with the agency. Our guide to choosing a real estate agent explains what an agency contract in Georgia should say and who pays the commission.

Start with the registry extract

The single most useful document for any property in Georgia is the extract from the Public Registry. It shows who owns the property, its cadastral code, its registered area, and any mortgage, seizure or other restriction recorded against it. It can be ordered online for GEL 13, and you do not need the owner's permission to obtain it, only the cadastral code or the address.

Compare the extract with the listing line by line. The owner named on the extract should be the person, or the company, that will sign the contract. The registered area should match the area you are being asked to pay for; a large gap often means a balcony, an extra room or a whole floor that was added without being registered. Any mortgage or seizure must be lifted at or before the sale, and the contract should say how. Our guides to reading a registry extract, the cadastral code and encumbrances walk through each line.

If the property is a new build or off-plan

For a flat in a building under construction, the extract is only the beginning. Ask for the construction permit and its class, check that the floors already built match the permit, and find out what stage the developer has reached. Georgia has no law requiring buyers' money to be held in escrow, so the payment schedule, the deadline for completion and the penalties for delay are whatever the contract says. Read them closely before you sign.

The finish matters as much as the price. "Black frame", "white frame" and "green frame" describe very different stages of completion, and the cost of finishing a shell flat can add a large share to the price. Our developer checklist lists the documents to ask for, and the guides to checking a developer, frame stages and developer contracts explain what each one tells you.

If the property is a resale flat or house

With an existing property, the risks shift from construction to history and condition. Check whether any part of the flat or the building was built or enlarged without a permit, because unauthorised additions can lead to fines and are hard to sell on. Ask the homeowners' association, if there is one, about planned repairs and shared costs, and ask the seller for recent utility bills to confirm there are no debts on the accounts.

In older buildings, look at the structure as well as the decoration: cracks in load-bearing walls, damp in basements and on top floors, and the age of the wiring and gas installation. A survey by a qualified engineer costs little compared with the price of a flat. Our guides to unauthorised construction, homeowners' associations and utilities after buying cover the details.

The full cost of buying

The asking price is not the whole bill. Registration in the Public Registry carries an official fee that depends on how fast you want it done, a notary may be involved for a power of attorney or a certified translation, and a lawyer's check, an agency fee or an engineer's survey may be added. If the flat is sold without finishing, the renovation is a cost of its own. Our buying cost calculator adds these items up, and the guide to the hidden costs of buying lists each official tariff with its source.

Owning has costs too: service charges in large complexes, utilities, insurance and, depending on your circumstances, property tax and tax on rental income. The guide to the cost of owning an apartment sets them out.

Comparing a listing with the market

An asking price only means something next to other prices. Before you make an offer, look at what similar flats ask in the same building, the same street and the same district: the same size, a similar floor, the same stage of finish. Work in price per square metre, since total prices hide differences in area, and note whether each comparison is new or resale, finished or in black frame, with or without a parking space.

Remember that listing sites show asking prices, not sale prices, and that the same flat often appears several times with different figures. Market studies by banks and research firms give average prices for new and resale flats by district, which help to judge whether a listing is high, low or in line. Our area guides for Tbilisi and Batumi set out those figures with their sources, and our guide to negotiating the price explains how to use them.

Warning signs in a listing

• A price far below similar flats. Ask why before you get excited; there is usually a reason.
• Pressure to pay a deposit at once. A genuine seller can wait a few days while you check the documents.
• No registry extract. It costs little and takes minutes to order, so a refusal to share the cadastral code is a bad sign.
• An area that does not match the extract. The difference may be an unregistered addition.
• Payment to someone other than the owner. Money should go to the registered owner or to an account named in the contract.
• A "permit pending" for a building already rising. Ask to see the permit, not a promise of one.
• Photos that do not match the address. Compare the view, the windows and the entrance with what you see on site or on a map.

Paying safely

Most problems in property deals start with money paid too early or to the wrong person. Pay only the owner named on the registry extract or an account the contract names, keep every transfer traceable through a bank, and link each payment to a step that can be checked: signing, registration, or a stage of construction. A deposit should be covered by a written agreement that says when it is returned and when it is lost. Our guides to reservation and deposits, safe payment and common scams explain how deals go wrong and how to prevent it.

Property and residence permits

Many buyers look at Georgian property with a residence permit in mind. A temporary residence permit through property is available when the market value of the property, as set by a valuation, is more than USD 150,000. The asking price in a listing is not that valuation, so if residency is your goal, ask for an independent valuation before you commit. Our guide to residency through property explains the rules and the documents.

Buying from abroad

You do not have to be in Georgia to buy. A trusted person can act for you under a power of attorney, documents from abroad may need an apostille or consular legalisation, and Georgian documents you receive may need a certified translation. Video viewings can replace some trips, provided you know what to ask the person holding the camera. The guides to buying remotely, powers of attorney and video viewings cover each step.

Viewing the property in person

Photos show a flat at its best moment; a viewing shows the rest. Visit at least twice if you can, once in daylight and once in the evening, when traffic, neighbours and street lighting are easier to judge. Run the taps and the shower to check water pressure, switch on the heating and the air conditioning, open the windows to hear the street, and look at the ceilings in the corners of each room for signs of leaks or damp.

Look beyond the flat as well. The entrance, the stairs, the lifts and the yard show how the building is run and whether the neighbours look after it. Ask how old the lifts are and who maintains them, where residents park, and whether any works are planned that you would have to share the cost of. If you are buying from abroad, ask the person showing the property to film these same things, without cutting, rather than relying on edited clips.

If you plan to let the property

Many buyers plan to rent out their flat, either to long-term tenants or to short-stay guests. The two models carry different costs, different taxes and different rules. Short stays earn more per night but depend on the season, need furnishing and management, and may be restricted by the rules of a residential building or its homeowners' association. Long lets earn less but are steadier and need less work.

Before you buy with letting in mind, check what similar flats in the same building or street actually rent for, not what an advertisement promises, and work out the yield after costs, empty months and tax. Rental income is taxable in Georgia, and individuals letting property can choose between different tax treatments depending on their situation. Our rental yield calculator and the guides to long and short lets and tax on rental income help you test the numbers.

After you buy

Ownership passes when the Public Registry registers the sale, so keep a copy of the new extract showing your name. Then put the utility accounts in your name, arrange insurance, and, if you live abroad, decide who will hold the keys and check the flat while you are away. If the building has a homeowners' association, introduce yourself and ask how fees are collected.

Keep every document from the purchase together: the contract, the payment records, the registry extract, the acceptance act for a new build and any written promise from the developer to repair defects. They will matter when you apply for a residence permit, declare income, or sell. Our checklist for the first 30 days after buying lists the steps in order.

Questions to ask about any listing

• Who owns it? Ask for the registry extract and compare the name with the seller.
• What exactly is for sale? The registered area, the floor, any parking space or storage, and what stays in the flat.
• What stage is it at? For new builds, the permit, the frame stage and the completion date.
• Is anything unregistered? Balconies, extra rooms or roof spaces that do not appear on the extract.
• What does it cost to own? Service charges, utilities and any planned repairs.
• How is payment structured? The deposit terms, the schedule and who receives the money.
• Can it be let? Building rules on short stays, any management agreement and its terms.
• When can I see it? In person or by video, at a time you choose, including in the evening.

Before you sign

The sale contract decides what happens if something goes wrong, so it deserves more attention than the listing. It should identify the property by its cadastral code, state the price and how it is paid, list the documents and keys handed over, and say what happens if either side fails to perform. An independent lawyer's check costs far less than a dispute. Our contract checklist and the guide to the sale contract list the clauses to insist on, and the 50-point checklist brings every step together.

How to ask about a listing

To ask about a property shown here, write to us through our contact page and quote the listing so we know which one you mean. Ask for the documents described above early: a seller who is ready to sell can usually provide the registry extract and, for a new build, the permit file within a few days. If you would rather have an adviser look at a property you found elsewhere, our consultation page explains how that works.

Frequently asked questions

Why do I see no listings?

No exclusive listing is published at the moment. Cards appear here as soon as the owners' properties are listed; we never show sample properties in their place.

Does exclusive mean the agency owns the property?

No. The registered owner sells the property and signs the contract; the agency markets it on the owner's behalf.

What should I ask for first?

The extract from the Public Registry, which shows the owner, the area and any mortgage or seizure. It can be ordered online for GEL 13.

Can I buy a listed property from abroad?

Yes. A representative can act for you under a power of attorney, and video viewings can replace some trips.

Does buying a listed property give me a residence permit?

Only if the property's market value, set by a valuation, is more than USD 150,000; the asking price alone does not decide it.

Why is this page not shown in search engines?

The listings change often, so this page asks search engines not to index it. The guides it links to are indexed normally.

Change log

• 26 October 2026 - Published.