Renting out real estate is one of the most popular and profitable investment strategies in Tbilisi. The city continues to grow and attract tourists, students, expats, IT specialists, digital nomads, and entrepreneurs — creating high demand for both long-term and short-term rentals.

However, the success of your investment largely depends on choosing the right property: its location, layout, building type, infrastructure, floor level, and overall rental potential.

Below is a complete guide to help you choose the best apartment for rental income in 2025.

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1. Choose the Right District — the Foundation of Rental Yield

Location is the most important factor determining rental demand and price.

Best districts in Tbilisi for rental investments:

✔ Saburtalo

• Universities
• Business centers
• Many modern buildings
• Strong demand from students and IT workers

✔ Vera & Rustaveli

• Tourist hub
• Excellent for Airbnb
• Fastest ROI

✔ Avlabari

• Close to the center
• Popular among expats
• Great for short-term rentals

✔ Didi Dighomi

• Large number of families
• Affordable entry price + stable long-term demand

✔ Isani / Samgori

• Metro access
• Large shopping centers
• Strong value-for-money ratio

Tip:
In Tbilisi, proximity to the metro significantly boosts long-term rental demand.

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2. Layout: A Key Factor in Rental Performance

Choosing the right layout directly influences occupancy and rental price.

✔ 1-Bedroom Apartments (35–50 m²)

The most liquid and universally demanded option.

Ideal for:

• couples,
• young professionals,
• students,
• expats.

Yield: 8–14% per year.

✔ Studios (25–35 m²)

Great for short-term rentals, less ideal for long-term tenants.

Yield: 10–16% annually, depending on location.

✔ 2-Bedroom Apartments (50–70 m²)

Perfect for:

• families,
• IT professionals,
• expats staying long-term.

Yield: 8–12% annually, with high rental stability.

Layouts to avoid:

✘ narrow hallways
✘ walk-through rooms
✘ dark living areas
✘ very small bedrooms

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3. Floor Level: Which Floors Work Best for Rental?

✔ Middle floors (3–9) — the optimal choice

• low noise
• comfortable living conditions
• high tenant preference

✔ High floors (10+)

• better views (important for Airbnb)
• modern feeling
  – can be hot in summer
  – longer elevator wait times

✔ Low floors (1–2)

• good for families
  – more street noise
  – less privacy

✔ Top floors

Only if:

• good insulation,
• high-quality roof,
• modern ventilation.

Rule of thumb:
• For long-term rentals → choose 4–8 floors.
• For short-term rentals → higher floors with a view.

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4. Infrastructure Around the Building

A property surrounded by well-developed infrastructure always rents out faster.

Essential elements nearby:

✔ metro station or public transport
✔ supermarkets (Carrefour, Agrohub, Spar)
✔ cafes and restaurants
✔ schools/kindergartens (for family tenants)
✔ parks or green areas
✔ gyms or swimming pools
✔ well-developed roads

For Airbnb:
✔ proximity to tourist points
✔ shopping malls
✔ Old Tbilisi
✔ central districts

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5. Building Type & Construction Quality

✔ New buildings (2020–2025)

• better engineering
• reliable elevators
• modern planning
• high demand among foreigners

✔ Older buildings

• lower purchase price
  – outdated infrastructure
  – poor insulation
  – lower liquidity

✔ Residential complexes with amenities

• playgrounds
• security
• parking
• landscaped courtyards

Such buildings always rent faster.

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6. Property Condition — Renovation Matters

✔ Fully renovated apartments

• ready to rent immediately
• higher rental price
• attractive for expats and Airbnb
• minimal initial effort

✔ Shell & core units

• lower purchase price
• you can design the apartment for rental
  – delayed rental income
  – additional investment needed

Important:
A modern, stylish renovation increases rental income by 20–35%.

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7. Rental Yield: What You Can Earn in Tbilisi

Long-term rental income:

• $300–600 / month — Didi Dighomi, Isani
• $500–900 / month — Saburtalo, Vera
• $800–1500 / month — Rustaveli, Vake

Annual ROI: 8–12%

Short-term rental income:

• $40–120 / night
• 65–85% occupancy

Annual ROI: 12–20%

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8. Quick Checklist for Investors

Before buying, ensure the apartment meets these criteria:

✔ strong demand in the district
✔ metro or public transport nearby
✔ efficient and attractive layout
✔ building from a reliable developer
✔ developed infrastructure
✔ modern renovation
✔ realistic ROI calculation
✔ good resale potential

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Final Conclusion: Which Apartment Should You Choose for Rental?

If your goal is stable long-term rental income:
✔ choose 1- or 2-bedroom apartments
✔ in Saburtalo, Isani, Didi Dighomi
✔ on middle floors
✔ in modern buildings with good infrastructure

If your goal is high Airbnb profitability:
✔ choose studios or 1-bedrooms
✔ in Vera, Rustaveli, Avlabari, Old Tbilisi
✔ on high floors with a view
✔ with stylish renovation

Experts at Tbilisi Property can help you select the most profitable apartment, calculate rental income, organize renovation, and fully prepare the property for rental.