What is Didi Dighomi?
Didi Dighomi, "Great Dighomi", is the north-western district where more Tbilisi flats change hands than anywhere else. Galt & Taggart counted 9,440 sales there in 2025, the most of any of its 12 zones and, by our calculation, about 22% of all flats sold in the city, and it stayed first in the first seven months of 2026 with 5,740 sales. Prices for new flats are among the lowest in the city, which explains much of the demand.
The name is not an official unit. Under Tbilisi City Council's decision No 16-35 of 2014, Didi Dighomi lies in Saburtalo district, in territorial unit 9, "Dighomi, Vashlijvari"; the older Dighomi massif across Davit Aghmashenebeli Alley is a separate unit of Didube district, covered in our guide to Dighomi. Below you will find prices, rents, the scale of new supply, the coming tram, schools and parks, and a view on who should buy here; for the wider city, start with our Tbilisi guide.
Map and boundaries
Didi Dighomi fills the north-western edge of the city, on the far side of Davit Aghmashenebeli Alley from the Dighomi massif, with the Tsotsora ravine running between microdistricts III and IV.
Open the mapStreets you will see in listings include Petre Iberi, Parnavaz Mepe, Demetre Tavdadebuli, Mirian Mepe, Ioane Petritsi, Giorgi Brtskinvale and Archil Mepe. Mirian Mepe Street splits the planned area in two. Galt & Taggart treats Didi Dighomi as a market zone of its own, separate from its "Saburtalo" and "Vashlijvari" zones, while Geostat reports it inside Saburtalo district, so their figures describe different areas. No population is published for Didi Dighomi. The census does count the village of Dighomi, also in Saburtalo district, at 22,136 people, the largest village in Georgia, but whether any Didi Dighomi blocks fall inside it is unclear, so do not read it as the district's size.
Who Didi Dighomi suits
Suits
- Buyers looking for a new flat at one of the lowest prices per m² in the city.
- Long-let investors who want a gross yield above the city average.
- Families who want new parks and a sports centre with pools nearby.
Does not suit
- Anyone who needs a metro station: there is none, and the tram is years away.
- Buyers who dislike living beside building sites in a district still being built.
- Buyers looking for older character or a central address.
A Soviet plan finished by the market
Georgian reference sources say the idea of expanding the city to the north-west dates from the 1930s and that the 1970 general plan fixed it. Building began in 1985 on vegetable fields of the Dighomi state farm, to a design that foresaw 7 residential districts for about 250,000 people. When the Soviet Union collapsed in 1991, only the first district, microdistricts I and II, and part of the second, III and IV, were finished.
From the 2000s the empty land, including plots meant for district centres, filled with private high-rise blocks, a process the same sources call chaotic. At the opening of a new park in 2022 the mayor himself criticised the earlier practice of building over recreation areas and sports grounds. The result is a district with two clear layers: Soviet blocks in the original microdistricts, and the taller private towers built since, some of 23 storeys and many still going up.
What flats cost and rent for
| Period | New flats, USD per m² | Rent, USD per m² a month | City average, new flats |
|---|---|---|---|
| December 2023 | 965 | 8.8 | 1,233 |
| December 2024 | 1,042 | 8.0 | 1,320 |
| December 2025 | 1,076 | 8.5 | 1,373 |
| February 2026 | 1,111 | 8.7 | 1,398 |
| July 2026 | 1,148 | 8.7 | 1,426 |
The price column is Galt & Taggart's weighted average for new flats sold by developers in white frame, and the rent column is its average for 50 to 60 m² flats. In July 2026 Didi Dighomi was about 19.5% below the city average and 10th of the 12 zones by price, with only Gldani and Vashlijvari cheaper. Project prices ran from USD 890 to 1,870 per m², up from a floor of USD 850 in December 2025. By our arithmetic the price rose 8.0% in 2024, 3.3% in 2025 and 6.7% in the first seven months of 2026.
For resale flats the bank published district figures only until 2024: in December 2024 flats in buildings permitted after 2013 sold at about USD 1,051 per m² and flats in older, mostly Soviet buildings at about USD 805, against USD 999 and 662 a year earlier. Treat these as a guide to the gap between the two layers, not as current prices.
Rent of USD 8.7 per m² against a price of USD 1,148 gives a gross yield of about 9.1% by our calculation, above the city's 8.5%. The figure is indicative, because it sets a white-frame price against the rent of a finished flat: add the cost of finishing and furniture before you compare. The rent itself was the third-lowest of the 12 zones in July 2026, so the yield comes from low prices, not high rents. Other districts are compared in our page on rents by district.
Sales and the scale of new supply
Galt & Taggart's counts of registered sales show how fast the district has grown: 6,755 in 2023, when Saburtalo narrowly led; 7,924 in 2024, up 17% while the city as a whole grew 1%; and 9,440 in 2025. Developers sold 4,788 of the 2024 flats, making Didi Dighomi the busiest market for new flats, which the bank explains by the large number of projects under way. Flats sold in 2024 were worth USD 487.3 million in total; on our arithmetic the average unit was about 61 m² and about USD 61,500.
The supply side is just as large. The district received permits for 328,000 m² of living space in 2024, 18% of the city's total, 288,000 m² in 2025 and 186,000 m² in the first seven months of 2026, more than any other zone. For a buyer this cuts both ways: plenty of choice and keen starting prices, but also years of building around many addresses and a steady flow of new flats competing with yours when you resell or let.
New projects and asking prices
On 21 October 2026 korter.ge listed 64 new-build projects in Didi Dighomi, with starting prices on its first page from USD 890 to 1,800 per m². Examples: Alpha Home on Petre Iberi Street 30 from USD 890, Elinor Towers on Petre Iberi 22a from USD 1,030, ZenX Dighomi on Petre Iberi 6a from USD 1,100, Blox Didi Digomi on Demetre Tavdadebuli Street 1 from USD 1,250, two 23-storey blocks due in the fourth quarter of 2028, and Marshall Didi Dighomi on Mirian Mepe Street 74 from USD 1,280. Archi Dighomi on Petre Iberi Lane, 6 buildings of 10 to 13 storeys, is fully delivered, so flats there sell only as resales.
A starting price may cover only a few units, and a completion date is the developer's plan, not a promise. Before paying a deposit, check the permit, the stage of building and the developer's record with our developer checklist.
Getting around, and the tram
Didi Dighomi has no metro. Soviet plans for a third line included stations here, but work never started. Buses and minibuses carry most trips, and congestion on the few roads into the district is serious enough that City Hall is looking for remedies. From 1 November 2025 bus 306 was extended into Didi Dighomi along Parnavaz Mepe Avenue and Demetre Tavdadebuli Street, with 20 articulated 18-metre buses replacing 8 standard ones, running towards Didube metro. In June 2026 the mayor said a second road entrance from the Mtskheta side was being studied with the Ministry of Infrastructure; no timetable was given.
The bigger change is the tram. On 7 September 2026 the city signed a contract with the Turkish joint venture EYE, worth GEL 287,654,321, to design and build a 7.5 km line with 11 stops from the junction of microdistricts III and IV along Davit Aghmashenebeli Alley, through the Dighomi massif, to Didube metro, plus a depot. The contract runs 36 months, to 7 September 2029, and the mayor spoke of completion within four years; the trams themselves will be bought in a separate tender. Until it runs, do not pay a premium for a flat because it is near a future stop.
Hourly zonal parking reached the district in 2025: City Hall announced 324 paid spaces in Didi Dighomi on 25 June 2025, and cars registered at an address in the zone park there free.
Schools, clinics and shops
- Schools. Public schools No 186, 192 and 211, the last known locally as the "Mega School", serve the district; we found no new public school opened here from 2023 to 2026, so ask each school about places.
- International school. QSI International School of Tbilisi is in nearby Zurgovani and runs buses that cover the Dighomi area.
- Clinics. Evex opened an ambulatory centre at 16 Ioane Petritsi Street in 2017; check its current services before relying on it.
- Shopping. A Goodwill hypermarket stands beside the Alphabet square; Tbilisi Mall stands on Davit Aghmashenebeli Alley at the 16th kilometre, outside the district.
Parks and the sports centre
After years of building over open land, City Hall has added public space. In 2021 it recovered about 1 hectare between microdistricts II and III, and in July 2022 opened a 14,700 m² park there with a fountain, amphitheatre, play area, exercise zone and dog-walking space. A second park at Rostevan and Asmati streets, with cycling and walking paths, a skate park and about 600 trees and plants, was under way in 2024 at a cost of GEL 1.4 million, and an Alphabet square of 3,800 m² near the Goodwill hypermarket cost GEL 314,887.
The largest single project is the sports centre opened on 17 October 2024 at a cost of GEL 17.18 million, with two swimming pools, two basketball courts, halls for gymnastics, boxing, wrestling and fitness, a media library and underground parking, built for up to 10,000 visitors a month. Across the alley, the Dighomi forest park was partly privatised in earlier years; in 2017 the city recovered a 10,000 m² plot there.
Air and wind
The city's air quality plan for 2024 to 2026 lists a passive nitrogen dioxide sampling point at public school No 186 in Didi Dighomi, and an automatic station across the alley on Marshal Gelovani Avenue in the Dighomi massif, installed at the end of 2023. We found no published annual averages for either, so we quote none. The plan also names Dighomi among the open, windier parts of Tbilisi, which helps disperse pollution. We found no official flood or landslide assessment specific to Didi Dighomi, so ask the developer for the site's geological survey.
Letting a flat in Didi Dighomi
Low entry prices make long lets the natural plan here. Tenants here can choose between many similar new flats, so finish, furniture and parking decide how fast you let. We found no published short-stay data for the district, and with no metro or sights nearby, a tourist let is hard to justify. Our long-term tenants in Tbilisi guide explains what renters weigh up.
Pros and cons
| Pros | Cons |
|---|---|
| New flats about 19.5% below the city average | No metro, and the tram is not due before 2029 |
| Gross yield of about 9.1% on zone figures | Rents among the lowest of the 12 zones |
| The most active market in Tbilisi, easy to compare | Heavy new supply competing for buyers and tenants |
| New parks and a sports centre with pools | Traffic on the few roads in and out |
| Wide choice of developers and layouts | Building sites around many addresses for years |
To be added by the team: photos for the team to take: towers on Petre Iberi Street, a Soviet block in microdistrict I, the 2022 park and its fountain, the sports centre, the Tsotsora ravine, bus 306 on Parnavaz Mepe Avenue, Davit Aghmashenebeli Alley where the tram will run and a building site with its permit board.
Checking a flat in Didi Dighomi step by step
Place the block
Soviet microdistrict or post-2000 tower.
Read the permit board
Permit number, developer and storeys.
Time the rush hour
Drive or ride to work at 8:30.
Look at the empty plots
A vacant lot next door may hold a tower soon.
Compare 3 projects
Same street, same stage, price per m².
Cost the finishing
White frame needs a budget on top.
Frequently asked questions
Which district is Didi Dighomi in?
Saburtalo district, in territorial unit 9, "Dighomi, Vashlijvari"; the Dighomi massif is in Didube.
How much does a new flat in Didi Dighomi cost?
Galt & Taggart's average was USD 1,148 per m² in July 2026, in a range of USD 890 to 1,870.
What rent can I expect in Didi Dighomi?
About USD 8.7 per m² a month in July 2026, so roughly USD 480 for a 55 m² flat.
Why do so many flats sell in Didi Dighomi?
Low prices and many projects: 9,440 sales in 2025, the most of any zone.
Is there a metro in Didi Dighomi?
No. Bus 306 runs towards Didube metro, and a tram line is under contract.
When will the Didi Dighomi tram open?
The contract runs to 7 September 2029; the trams are bought separately.
Are Soviet flats cheaper than new ones there?
Yes. In December 2024 older buildings sold at about USD 805 per m² against USD 1,051.
Is Didi Dighomi the same as Dighomi?
No. The Dighomi massif lies across Davit Aghmashenebeli Alley, in Didube district.
Sources
- Tbilisi City Council decision No 16-35 on territorial units, 5 December 2014, Legislative Herald of Georgia (accessed 21 October 2026)
- Didi Dighomi, Georgian Wikipedia, and Didi Dighomi, Explore Georgia (accessed 21 October 2026)
- 2024 population census, final results, Geostat, 22 June 2026 (accessed 21 October 2026)
- Tbilisi residential real estate reports by Galt & Taggart: 2023, 2024, 2025, February 2026 and July 2026 (accessed 21 October 2026)
- New projects in Didi Dighomi, with project pages for Blox Didi Digomi and Archi Dighomi, korter.ge (accessed 21 October 2026)
- Contract signed for the Didi Dighomi - Didube tram line, Georgia Today, 7 September 2026, and Turkish company wins the tram project, Georgia Today, 15 July 2026 (accessed 21 October 2026)
- List of Tbilisi Metro stations, Wikipedia (accessed 21 October 2026)
- 18-metre buses on route 306, 1TV, 28 October 2025, and expansion of zonal hourly parking, 1TV, 25 June 2025 (accessed 21 October 2026)
- Plans for a new Mtskheta - Dighomi road, Georgia Today, 2 June 2026 (accessed 21 October 2026)
- QSI International School of Tbilisi, Wikipedia, and new ambulatory centre in Didi Dighomi, Evex, 23 January 2017 (accessed 21 October 2026)
- Park in Didi Dighomi completed, 6 July 2022, recreational area in Didi Dighomi, 8 September 2021, and new park in Didi Dighomi, 30 July 2024, Georgia Today (accessed 21 October 2026)
- Alphabet square in Didi Dighomi, Commersant (accessed 21 October 2026)
- Multifunctional sports centre opened in Didi Dighomi, BM.ge, 17 October 2024 (accessed 21 October 2026)
- Plot of the Dighomi forest park returned to the city, Tbilisi City Hall, 25 July 2017 (accessed 21 October 2026)
- Air quality management plan for the Tbilisi agglomeration, 2024-2026, Ministry of Environmental Protection and Agriculture (accessed 21 October 2026)
- Didi Dighomi, OpenStreetMap (accessed 21 October 2026)
Change log
- - Area guide published from the Tbilisi City Council decision on territorial units, Galt & Taggart reports for 2023 to July 2026, Geostat, korter.ge project data, tram, bus and parking announcements, City Hall park and sports centre reports and the air quality management plan.