In February, one number attracted considerable attention in Georgia’s property market.
According to TBC Capital, the average sale price of residential property in Batumi reached approximately $1,395 per square metre in 2025, an increase of 16.5% from the previous year. BM.GE: Batumi average property price reached $1,395
TBC Capital also made an important qualification: sales of higher-end residential projects contributed significantly to the increase.
That sentence deserves almost as much attention as the 16.5%.
Because an average property price can rise even when the price of many individual apartments does not rise by anything close to the same amount.
The Mix Can Move the Market
Imagine a simplified Batumi market with inexpensive apartments selling for $1,200 per square metre and premium apartments selling for $3,000.
If more premium apartments are sold this year than last year, the city-wide average will rise — even if neither category changes price.
That is the “mix effect”.
And Batumi is particularly exposed to it because the city contains very different products under the same geographical label: old residential apartments, white-frame new builds, turnkey coastal towers, branded residences and resort-style aparthotels.
By March 2026, Galt & Taggart placed the average turnkey primary-market price at $1,893 per square metre, while the secondary-market average was $1,479. BM.GE: Galt & Taggart Q1 Batumi market data
Those numbers are not evidence that one source is right and another is wrong.
They are evidence that definitions matter.
One series describes a particular segment and finishing standard at a particular date. Another describes a wider annual market.
Combining them into a single “Batumi price” would produce false precision.
Then Came the $1,455 Figure
By June, Colliers/Recov data cited by Real Estate Batumi Blog placed the weighted average price for newly built apartments at approximately $1,455 per square metre, 22.6% higher year on year.
June recorded 1,468 apartment transactions and roughly $100 million in market turnover. Real Estate Batumi Blog: Gonio and Batumi H1 2026 market data
Again, the number needs context.
Late registrations in the primary market and transactions in expensive projects can materially affect monthly averages.
So $1,455 should not be read as a universal June valuation for every new apartment in Batumi.
Nor should it simply be compared with the $1,395 TBC Capital annual figure and interpreted as a $60 increase.
They are different observations.
Estate Briefing Has the Same Problem in Tbilisi
This is not unique to Batumi.
Geostat reported that advertised prices for newly offered residential property in Tbilisi increased 4.9% year on year in Q2 2026.
But the Residential Property Price Index is based on advertised new dwellings and a hedonic methodology. It is not an index of completed transaction prices across Georgia.
That distinction is central to Estate Briefing’s analysis of the Q2 2026 Tbilisi price index.
The same discipline should be applied to Batumi.
An asking price is not a transaction price.
A turnkey apartment is not the same product as a white-frame apartment.
A resale is not an off-plan developer sale.
And an average across all of them is not the price of a particular unit.
The Premiumisation of Batumi
What the data does suggest is that Batumi is moving upmarket.
TBC Capital’s seaside research notes both continued demand and the growing role of premium projects. It also compares Batumi favourably with a number of international resort cities on price and rental yield. TBC Capital: Residential Real Estate — Georgia’s Seaside
Sources and limits
This is research, not investment, tax or legal advice. Definitions and observation dates remain attached to every claim.