What the map shows
Each of the twelve tiles is a market zone from the monthly Tbilisi housing report of Galt & Taggart (G&T). Colour the tiles by sale price, rent or gross yield, and select one to see its figures next to two independent asking-price readings, from Geostat and TBC Capital.
The main series is G&T's August 2026 report, published on 23 October 2026: the weighted average price per m² of new flats sold by developers in white frame, and the average rent per m² of new 50 to 60 m² flats. The city figures were USD 1,432 and USD 10.4 a month. Zone prices ran from USD 1,107 in Vashlijvari to USD 3,306 in Vake. No one publishes district yields, so we calculate them from the same report; the method returns G&T's own city yield of 8.7%.
What each field means
- Colour the map by
- Sets the figure behind the shades and the number on each tile; the key under the map gives the five classes.
- Show amounts in
- The lari view multiplies dollar figures by 2.5973, the National Bank of Georgia's official rate valid on 3 November 2026. Geostat publishes in lari and always appears in lari.
- Sale price per m²
- Developer flats in white frame (walls plastered, floor screed, utilities installed, no finishing), all sizes. G&T does not say whether these are contract or list prices.
- Cheapest and dearest prices
- G&T's range for the zone in the same month. Krtsanisi runs from USD 690 to USD 7,500, a sign of very mixed projects.
- Rent per m² a month
- New flats of 50 to 60 m²; G&T does not say whether asking or agreed.
- Flats sold
- All registered flat sales in the zone in August 2026, new and resale. A small count means the averages rest on few deals.
All twelve districts in one table
The text view of the map. Shades run from 1, faintest, to 5, strongest.
| G&T zone | District | Sale, USD/m², Aug 2026 (y/y) | Rent, USD/m² a month (y/y) | Gross yield, our calculation | Shade: sale, rent, yield | Geostat, GEL/m², Q3 2026 (y/y) | TBC, USD/m², Sep 2026 (y/y) | Guide |
|---|---|---|---|---|---|---|---|---|
| Vake | Vake | 3,306 (+27.2%) | 15.4 (+3.4%) | 5.6% | 5, 5, 1 | 6,046 (+2.5%) | 2,143 (-4%) | Vake |
| Mtatsminda (small sample) | Mtatsminda | 2,872 (-2.4%) | 13.5 (+3.8%) | 5.6% | 5, 5, 1 | 7,004 (+3.5%) | 2,336 (+7%) | Mtatsminda |
| Chughureti (small sample) | Chughureti | 2,323 (+15.8%) | 10.3 (+9.6%) | 5.3% | 4, 3, 1 | 4,121 (-7.0%) | 1,593 (+25%) | Marjanishvili and Chughureti |
| Saburtalo | Saburtalo | 1,732 (+10.9%) | 11.7 (+7.3%) | 8.1% | 3, 4, 2 | 4,444 (+3.0%) | 1,604 (-3%) | Saburtalo |
| Krtsanisi | Krtsanisi | 1,683 (+16.3%) | 11.3 (+13.0%) | 8.1% | 3, 4, 2 | 4,635 (+17.4%) | 1,476 (0%) | Krtsanisi |
| Didube (both banks) | Didube | 1,497 (+11.2%) | 10.0 (+8.7%) | 8.0% | 2, 3, 2 | 4,168 (+2.7%) | 1,320 (+2%) | Didube |
| Isani | Isani | 1,400 (+8.7%) | 10.7 (+11.5%) | 9.2% | 2, 3, 4 | 4,032 (+6.4%) | 1,191 (-4%) | Isani |
| Nadzaladevi | Nadzaladevi | 1,307 (+13.1%) | 9.7 (+7.8%) | 8.9% | 2, 2, 3 | 3,932 (+0.9%) | 1,225 (+5%) | Nadzaladevi |
| Samgori | Samgori | 1,178 (+11.8%) | 8.7 (+10.1%) | 8.9% | 1, 1, 3 | 3,657 (+5.0%) | 1,098 (+4%) | Samgori |
| Didi Dighomi | Saburtalo | 1,140 (+7.5%) | 8.8 (+8.6%) | 9.3% | 1, 1, 4 | 4,444 (+3.0%), whole district | 1,181 (+1%) | Didi Dighomi |
| Gldani | Gldani | 1,140 (+10.0%) | 8.9 (+11.3%) | 9.4% | 1, 1, 4 | 3,830 (+5.2%) | 1,103 (-4%) | Gldani |
| Vashlijvari | Saburtalo | 1,107 (+9.5%) | 10.1 (+16.1%) | 10.9% | 1, 3, 5 | 4,444 (+3.0%), whole district | no zone | Saburtalo |
| Tbilisi, whole city | - | 1,432 (+6.8%, G&T) | 10.4 (+8.3%) | 8.7%, printed by G&T | - | no city median | 1,373 (+3%) | Tbilisi |
Yearly changes are our calculation, except TBC's and G&T's city 6.8%, which the sources print.
How to read the map
Equal tiles stop the large outer districts from dominating the picture. The rough geography stays: right bank of the Mtkvari on the left, left bank on the right, north at the top. G&T publishes no zone boundaries, so the placement is our reading of its map.
- A shade is a class, not a value. Didube (USD 1,497) and Nadzaladevi (USD 1,307) share a shade; read the number.
- Yield mirrors price. Rents vary far less than prices, so the cheapest zones show the highest yields: Vashlijvari 10.9%, against 5.3% to 5.6% in Vake, Mtatsminda and Chughureti.
- One month is a snapshot. G&T's Vake figure went from USD 2,467 in June 2025 to USD 2,719, USD 2,600 and USD 2,479 in the next three months. Part of a large change can come from which projects happened to sell.
- Repeated figures. Saburtalo, Samgori and Chughureti show the same price as in July 2026.
- Small samples. G&T keeps Mtatsminda and Chughureti out of its main price chart for this reason; give them less weight.
- White frame is unfinished. Add the cost of finishing; the renovation cost calculator estimates it.
Didi Dighomi and Vashlijvari have their own tiles but belong to Saburtalo district under Tbilisi City Council Decision No 16-35 of 5 December 2014. G&T's Didube zone straddles the river, like Didube district itself. Metro lines are left off because we could not confirm the station list from an official operator source; see flats near the metro.
Why the three sources give different prices
Each source measures something different, so none of them is "the price".
- G&T: new developer flats in white frame, monthly weighted average, dollars, all twelve zones, with a rent from the same report. That is why it colours the map.
- Geostat: median asking (offer) price of newly built flats collected from the web, quarterly, lari, ten administrative districts. No separate Didi Dighomi or Vashlijvari, and no rents.
- TBC Capital: average asking price on the secondary market (TBC's label: "secondary price"), from myhome portal listings, monthly, dollars, eleven zones; changes come from National Bank data, and the method changed in November 2025.
Geostat looks far higher mainly because it is in lari. TBC sits below G&T in the centre, probably because older resale flats are mixed in. The ranking broadly agrees, with Mtatsminda and Vake on top; the direction of change does not. Over a year Vake rose 27.2% on G&T, 2.5% on Geostat and fell 4% on TBC; Chughureti rose 15.8%, fell 7.0% and rose 25%. Use the three together to judge an offer, and never average them.
Assumptions
| Assumption | Value used | Sources |
|---|---|---|
| Sale price and range | New developer flats, white frame, August 2026 | G&T report, pages 3 and 11 |
| Rent | New flats of 50 to 60 m², August 2026 | G&T report, pages 3, 8 and 11 |
| Yearly change | Against the value printed in G&T's August 2025 report; later revisions not applied | Our calculation |
| Gross yield | Rent x 12 / price x 100 | Our calculation |
| Shade classes | Sale breaks at USD 1,200 and 1,500 follow G&T's own map bands | Our choice |
| Lari view | 2.5973 per dollar | National Bank of Georgia official rate, valid on 3 November 2026 |
| Geostat and TBC readings | Shown as published; Geostat change is our calculation | Geostat district file; TBC report, page 4 |
| District membership | Didi Dighomi and Vashlijvari in Saburtalo | Decision No 16-35 |
How we calculate
Prices, rents, ranges and sales counts are copied from G&T unchanged. Gross yield = monthly rent per m² x 12 / sale price per m² x 100, rounded to one decimal; the shade follows the rounded figure. Yearly change = this year's figure / last year's - 1, x 100, where last year's figure is the one first printed in G&T's August 2025 report, without later revisions. The lari view multiplies by 2.5973.
For the city: USD 10.4 x 12 = USD 124.8, and 124.8 / 1,432 = 8.7%, G&T's own figure. The yield is gross: it ignores empty months, tax, management, repairs and the cost of finishing a white frame flat, and it sets a rent for 50 to 60 m² flats against a price for all sizes. Your real return will be lower; try the rental yield calculator with your own costs.
| District | Sale per m² (change) | Rent per m² a month (change) | Rent x 12 / price | Gross yield | Shade: sale, rent, yield | Lari view: sale, rent |
|---|---|---|---|---|---|---|
| Vake | $3,306 (+27.2%) | $15.4 (+3.4%) | 184.8 / 3,306 = 5.590% | 5.6% | 5, 5, 1 | ₾8,587; ₾40.0 |
| Vashlijvari | $1,107 (+9.5%) | $10.1 (+16.1%) | 121.2 / 1,107 = 10.949% | 10.9% | 1, 3, 5 | ₾2,875; ₾26.2 |
| Saburtalo | $1,732 (+10.9%) | $11.7 (+7.3%) | 140.4 / 1,732 = 8.106% | 8.1% | 3, 4, 2 | ₾4,499; ₾30.4 |
Vake has the city's highest rent, but its price rose far faster, so its yield fell from 6.9% a year earlier to 5.6%. Vashlijvari pairs a price near the bottom with a rent close to the city average; with only 31 sales behind it, treat its 10.9% with care.
Frequently asked questions
Which Tbilisi district has the cheapest new flats?
On G&T's August 2026 figures, Vashlijvari at USD 1,107 per m², then Didi Dighomi and Gldani at USD 1,140. On Geostat's asking prices, Samgori is the cheapest administrative district.
Where are rental yields highest?
By our calculation, Vashlijvari at 10.9%, then Gldani at 9.4% and Didi Dighomi at 9.3%, before vacancy, tax and costs.
Is the price on the map what I will pay?
No. It is a one-month average for unfinished developer flats; a single flat can cost far more or less. Compare an offer with the zone's range and all three readings.
How often is the map updated?
G&T and TBC Capital report monthly, Geostat quarterly. We update the map with each new G&T month and log the change at the foot of the page.
Can I send a district's figures to someone?
Yes: select the district and press the WhatsApp button under the panel; the message carries every line of it.
Related guides
- Tbilisi neighbourhoods compared: price, rent and transport side by side, with what each area is like to live in.
- Rent prices in Tbilisi by district: the rent series in more depth.
- Rental yields in Georgia: gross and net yields by city and district.
- Monthly price index and monthly rent index: the city-wide series behind these figures.
- The most affordable areas in Tbilisi: what you give up for a lower price.
- Methodology: how we choose and combine data sources.
Sources
- Tbilisi Residential Real Estate, August 2026 Update, Galt & Taggart, 23 October 2026, pages 2-4, 8-9 and 11 (accessed 3 November 2026)
- Tbilisi Residential Real Estate, August 2025, Galt & Taggart, 24 September 2025, page 3 (accessed 3 November 2026)
- Residential property prices in Tbilisi, by districts, Geostat, released with the third-quarter 2026 index on 23 October 2026 (accessed 3 November 2026)
- Residential Property Price Index, III quarter of 2026, Geostat, 23 October 2026 (accessed 2 November 2026)
- Tbilisi Residential Market: Monthly Watch, September 2026, TBC Capital, 30 October 2026, pages 4-5 (accessed 3 November 2026)
- Official exchange rate of the lari, US dollar, valid on 3 November 2026, National Bank of Georgia (accessed 3 November 2026)
- Tbilisi City Council Decision No 16-35 (neighbourhood units and their boundaries), 5 December 2014, Legislative Herald of Georgia, in Georgian (accessed 21 October 2026)
- District administrations of Tbilisi, Tbilisi City Hall (accessed 3 November 2026)
Change log
- - Map published with Galt & Taggart's August 2026 district prices and rents (23 October 2026), Geostat's third-quarter 2026 district medians and TBC Capital's September 2026 asking prices.