How Much Does It Cost to Maintain an Apartment in Tbilisi: Utilities, Property Tax, Maintenance Fees
When purchasing property in Tbilisi, it’s important to understand not only the price per square meter and rental yield — but also the real costs of maintaining the apartment. Georgia remains one of the most affordable countries in terms of utilities and taxes, though the expense structure may differ from what many foreign buyers are used to.
This guide breaks down all monthly and yearly costs of owning an apartment in Tbilisi, whether for living, renting, or investment.
1. Utility Costs in Tbilisi: Monthly Expenses
Utility costs in Georgia are among the lowest in the region. The exact numbers depend on the season, apartment size, and number of residents.
Average monthly utility expenses:
✔ Electricity
- 0.19–0.26 GEL per kWh
- average bill: 30–70 GEL
- winter (heating with AC): 60–120 GEL
✔ Water
- 0.40–0.60 GEL per m³
- average bill: 10–20 GEL
✔ Gas (if the apartment uses gas heating)
- 0.56 GEL per m³
- winter: 30–80 GEL
- summer: 10–20 GEL
✔ Cooling & Heating (AC use)
- summer: +20–40 GEL
- winter: +40–60 GEL (if heating is electric)
✔ Internet + TV (Magti, Silknet, etc.)
- average: 40–80 GEL
✔ Waste collection fee
- fixed: 5 GEL per person
Total monthly utilities for a 1–2 bedroom apartment: 100–200 GEL
2. Property Tax in Georgia: Very Affordable for Owners
Georgia offers one of the most tax-friendly environments for property owners.
✔ Most owners do not pay property tax
The tax applies only if:
- your annual income in Georgia exceeds 40,000 GEL
Most foreign investors fall below this threshold.
✔ If payable, the tax rate is:
0.05% – 1% of the property value,
depending on household income.
Example:
Apartment price: 150,000 GEL
Tax rate: 0.1%
You pay: 150 GEL/year
✔ Rental property taxation
Even if you earn rental income, tax rates remain very low.
3. Building Maintenance Fees (HOA / Service Charges)
Most new buildings in Tbilisi have a management company responsible for cleaning, security, technical maintenance, and the common areas.
Fees depend on the building’s infrastructure:
✔ Basic buildings (cleaning, lighting, elevator maintenance)
20–40 GEL/month
✔ Mid-range complexes (security, cameras, landscaped yard)
40–100 GEL/month
✔ Premium complexes (reception, amenities, parking, security)
100–300 GEL/month
The exact fee is usually stated in your purchase agreement or HOA contract.
4. Renovation & Wear-and-Tear Costs
If you rent out your property, some level of maintenance is inevitable.
✔ Cosmetic renovation every 3–5 years:
800–2500 GEL
✔ Appliance replacement every 5–7 years:
1500–4000 GEL
✔ Furniture & textiles upgrade:
600–1800 GEL every 3–4 years
Tenants in Georgia rarely cause major damage, but natural wear must be considered.
5. Owner’s Expenses When Renting Out an Apartment
✔ Property management fee:
- long-term rental: 5–10% of the rent
- short-term rental (Airbnb): 20–40% of the income
✔ Deep cleaning (for short-term rentals):
40–90 GEL
(typically paid by the guest)
✔ Minor expenses:
- light bulbs
- small repairs
- paint touch-ups
Average: 20–50 GEL/month
6. Average Total Monthly Cost: Summary Table
| Expense Type | Amount (GEL/month) |
|---|---|
| Utilities | 100–200 |
| Building maintenance fee | 20–300 |
| Internet | 40–80 |
| Wear-and-tear (averaged) | 30–60 |
| Miscellaneous | 10–30 |
| Total | 200–350 GEL (standard buildings) 300–650 GEL (premium complexes) |
7. How Tbilisi Compares to Other Countries
Georgia remains one of the most affordable real estate markets in terms of maintenance:
✔ Cheaper than Europe
(services and taxes are 3–7 times lower)
✔ Cheaper than UAE
(service fees can reach $3000+/year)
✔ Cheaper than Turkey
(where taxes and HOA fees increased significantly)
For investors, this means a higher net yield.
Final Conclusion: What Are the Real Costs of Owning an Apartment in Tbilisi?
For a typical 1–2 bedroom apartment:
➤ Standard buildings:
200–350 GEL/month (≈ $70–120)
➤ Modern/premium buildings:
300–650 GEL/month
➤ Property tax:
0–150 GEL/year (for most investors — 0)
This makes Tbilisi one of the most attractive cities in Europe and Asia for rental investments and long-term ownership.
The specialists at Tbilisi Property can help you calculate real rental yield, choose the right project, and fully support your property purchase in Georgia.
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