You can buy a nice apartment in Tbilisi and still end up with a weak rental if you pick the wrong block.
Tbilisi is a neighborhood-driven market. Two buildings can be five minutes apart and perform very differently depending on walkability, transit, nearby universities, and how easy it is for tenants to live day-to-day. For investors who want hands-off income, the “best areas” are the ones where demand stays steady in normal months – not just during peak tourism – and where property operations are predictable.
Below is a practical, operator-minded breakdown of the best areas to buy rental property in Tbilisi, with the trade-offs you should expect in each.
How we judge the best areas to buy rental property in Tbilisi
Rental performance in Tbilisi usually comes down to two levers: consistent tenant demand and manageable risk.
Demand is about who will rent your unit year-round (local professionals, expats, students, corporate tenants, longer-stay visitors) and how quickly you can re-lease when a tenant leaves. Risk is everything that eats returns: vacancy time, tenant quality, maintenance surprises, building management issues, and “too-good-to-be-true” nightly rental assumptions.
Price matters, but it is rarely the deciding factor. Paying a little more in a proven area can be cheaper than chasing a discount in a location where you lose months to vacancy or constant tenant turnover.
Vake: premium long-term demand, higher entry cost
If you want stable, higher-income tenants and strong resale liquidity, Vake is hard to ignore. This is one of Tbilisi’s most established residential districts, with a reputation that translates directly into rental demand. Tenants who choose Vake typically care about comfort, safety, schools, and proximity to offices and services.
This is a long-term rental area first. You can still do short-term rentals in parts of Vake, but the more dependable play is a well-finished one-bedroom or two-bedroom that attracts professionals, expats, and families.
The trade-off is the buy-in. Entry prices are higher, and yield percentages can look less exciting on paper. In practice, investors often accept a slightly lower yield for fewer vacancy gaps and fewer tenant issues.
Saburtalo: the workhorse district for occupancy
Saburtalo is one of the most practical answers to “best areas to buy rental property in Tbilisi” because it consistently produces tenants. It has universities, hospitals, major roads, and a large base of local renters who want functional apartments close to transit and services.
This area is especially strong for long-term leasing of studios and one-bedrooms, and it can also work well for two-bedrooms if the layout is sensible. Buildings near the metro and high-utility corridors tend to re-lease faster.
The key operational note in Saburtalo is building selection. Some older stock can come with ongoing maintenance and higher management effort. Newer complexes can be more predictable but may come with HOA rules, parking limitations, or higher monthly building fees that you need to price into your rent.
Vera and Mtatsminda: central lifestyle demand, careful building choice
Vera and Mtatsminda sit close to the city core and pull tenants who want central living without being in the loudest tourist lanes. These neighborhoods can perform very well for long-term rentals and medium-term stays, especially for remote workers and expats who want walkability.
The biggest advantage is location. When a tenant can walk to cafes, offices, parks, and central transit options, the apartment becomes easier to market.
The trade-offs are building variability and parking. Many buildings are older and can have higher maintenance needs. Some streets are steep, and parking can be a daily frustration for tenants with cars. If you buy here, you are buying a micro-location, not a district label. One street can be a winner, the next can be a headache.
Avlabari: value-close to center with rising demand
Avlabari has improved significantly as more renters look for “close to center” value. It is near key attractions and has good access to central areas, which supports both long-term and short-term strategies.
For investors, Avlabari can offer a better price point than the most premium central neighborhoods while still keeping you in a strong demand radius. You can position a renovated unit for expats and longer-stay visitors, or you can focus on local tenants who want central access without paying Vake prices.
The trade-off is inconsistency block to block. Some pockets are polished, others feel transitional. If your plan depends on nightly rates, you also need to be honest about seasonality and competition. A unit that looks great online will still face price pressure when supply spikes.
Old Tbilisi / Sololaki: high character, higher operational complexity
If you want charm and you understand the management realities, Old Tbilisi and Sololaki can be strong performers. These areas attract tenants who pay for atmosphere: balconies, historic facades, and walking access to the city’s core.
This is where many short-term rental owners focus, and it can work – but only if you price conservatively and plan for heavier wear-and-tear. Older buildings can bring surprises: plumbing issues, uneven heating performance, and shared-entry responsibilities that don’t exist in modern complexes.
For long-term rentals, a well-renovated one-bedroom in a well-managed building can do very well, especially if you offer reliable heating/cooling and modern utilities. The trade-off is that not every building is a good investment, even when the neighborhood is.
Isani and Samgori: lower entry, tenant-driven returns
Isani and Samgori can make sense for investors who prioritize purchase price and want straightforward, local long-term tenants. These districts often deliver stronger rent-to-price ratios, but the tenant profile and expectations differ from premium central zones.
This is not typically where you buy for expat demand or for top-of-market finishes. You buy here to run a stable, affordable long-term rental with practical features: durable materials, efficient heating, easy access to transit, and a unit that is simple to maintain.
The trade-offs are slower rent growth and a narrower tenant pool for higher-end units. Over-improving a unit can hurt your returns if the area’s rent ceiling is lower. In these districts, the winning strategy is controlled renovation budgets and disciplined tenant selection.
Didi Dighomi and the outer growth areas: newer builds, longer leasing cycles
Outer growth zones like Didi Dighomi can be attractive when you want a newer building at a lower price per square foot, often with better parking and larger layouts. For some tenants, that is a major plus.
But distance changes rental behavior. Leasing cycles can be longer, and tenant demand can be more sensitive to commute times and transport access. Investors should underwrite with more conservative vacancy assumptions and prioritize complexes that have proven occupancy, not just marketing claims.
This can be a solid portfolio play if you are building multiple units and can standardize renovations and operations. It is less ideal if you want your first overseas purchase to lease immediately with minimal friction.
So what is the “best” area for your strategy?
The best area is the one that matches your tenant and your holding plan.
If you want premium, lower-drama long-term tenants, Vake and parts of Vera are usually where you start. If you want consistent leasing velocity and broad demand, Saburtalo is often the most forgiving district operationally. If you want central value and flexibility, Avlabari can be a smart compromise. If you want character with higher upside but more management intensity, Old Tbilisi and Sololaki can work when the building fundamentals are right.
If you are buying from abroad, the biggest mistake is picking a neighborhood based on photos and a promised yield. A better approach is to decide your tenant type first, then choose the neighborhood and building that naturally attracts that tenant.
The building matters as much as the neighborhood
In Tbilisi, two units in the same district can behave like different asset classes.
New-build complexes often give you cleaner operations: predictable utilities, newer elevators, better insulation, and clearer building rules. Older buildings can rent well, especially in central areas, but you need to budget for more frequent repairs and occasionally more complicated coordination with neighbors or building structures.
Layout matters more than many investors expect. A “bigger” apartment with a poor layout can rent slower than a smaller unit that feels functional. Tenants care about heating, water pressure, natural light, noise, and whether the bedroom is actually private.
What remote investors should do next
If your goal is to maximize returns and minimize risk, treat neighborhood selection as an operations decision, not a lifestyle choice.
Start by underwriting a realistic long-term rent first, even if you plan to do short-term rentals. If the deal only works with aggressive nightly rates, you are taking on seasonality risk whether you admit it or not. Then evaluate the micro-location: walkability, transit, building condition, and how easy it is to maintain and re-lease.
If you want an accountable local team to help you pick buildings that perform and then handle tenant sourcing, rent collection, maintenance coordination, and the hard conversations when issues come up, that is exactly what we do at Property Management Georgia.
Buy in a neighborhood where tenants already want to live, choose a building that will not create preventable problems, and you will feel the difference every month when your rental runs without constant decisions from your inbox.
