How much you can really earn letting an apartment in Batumi: figures and yields

"Seaside apartments pay for themselves in 7–8 years" is a figure buyers in Batumi often hear. In practice the result depends on how you let, where the building is and how much goes on costs. We look at real market data for 2025–2026 and work through a studio example from a "weak" to a "strong" scenario.

What the market data says

• Yields are falling as prices rise. According to Galt & Taggart, the average rental yield in Batumi fell from 8.8% in 2024 to 7.4% in 2025: apartments rose to $1,865 per m² (renovated), while the average daily rate barely moved at about $35.6.
• Long-term letting. According to Global Property Guide (Q3 2026), a Batumi studio rents for €330 a month on average against a median price of €47,400, a gross yield of 8.35%; a one-bedroom apartment rents for €470 at 8.08%. The source puts net yields 1.5–2 percentage points lower.
• Short-term letting. Analytics services differ widely because they count listings differently. AirROI (October 2025 – September 2026) shows 3,813 active listings in Batumi, an average rate of ₾153 a night, about 36% occupancy and average revenue of ₾10,108 a year. Airbtics, for a similar period, shows 54% median occupancy, a $46 rate and about $9,000 a year in revenue.
• Seasonality. High season runs from June to September, peaking in August (about 49% occupancy and the highest rates, per AirROI). The weakest months are January and February: January revenue is roughly 2.5 times lower than August.
• Demand. Batumi received 2.6 million foreign visitors in 2025, 5% more than a year earlier (Georgian National Tourism Administration).

A worked example

Take a renovated 30 m² studio on New Boulevard at an average of about $1,800 per m²: $54,000. Add about $5,000 for furniture and appliances. Total investment: $59,000. All figures below are an illustrative calculation, not a promise of income.

Option 1. Long-term letting

We let it for $380 a month and allow one empty month a year: $4,180 in revenue. Minus 5% tax ($209) and about $300 for minor repairs and upkeep; the tenant pays utilities.

Net: about $3,670 a year, or 6.2%. Payback: roughly 16 years. The upside: minimal hassle and steady income all year.

Option 2. Short-term letting through a management company

Costs assumed in every scenario:

• Airbnb fee — 15.5% (since 2026 the platform charges a single host fee); Booking.com's commission is comparable;
• management company — an assumed 25% of revenue (cleaning, check-in, marketing; the actual rate depends on the contract);
• utilities, internet and consumables — about $1,000 a year;
• tax — 5% of revenue (if the preferential regime applies; see below).

The key takeaway: fully managed short-term letting earns, on average, about the same as long-term letting. The winners are units with a strong location, sea view and good design, which hold high rates and occupancy out of season. A weak unit on short-term lets can earn under 3% a year.

Option 3. Hotel-managed apartments

In branded projects a hotel operator handles letting and the owner receives a share of income. For example, at Metropol Oval, managed by Royal Tulip, owners receive 60% of rental income and can stay up to 60 days a year. In operating hotels such as STEPS Batumi, income can be judged from a working property. Developers estimate yields of 7–12% a year for such projects (Next White 7–11%, BLUE 7–10%), but that is a forecast, not a guarantee. Before buying, ask for the operator's report on actual occupancy and payouts.

What affects income most

• Location. The seafront and New Boulevard have the most liquid demand; see our article on Batumi districts.
• Sea view and floor. They let you charge above-average rates.
• Purchase price. The cheaper the entry, the higher the yield on the same rent: off-plan units usually cost less than finished ones.
• Off-season. In winter, demand comes from long-term tenants and remote workers; a flexible "nightly in summer, monthly in winter" strategy smooths the dip.
• Competition. Galt & Taggart counts about 12,400 unsold developer apartments in Batumi at the end of 2025, so rental supply will keep growing.

Taxes

Individuals registered as landlords on rs.ge pay 5% on residential rent. Whether this applies to short-term letting is interpreted differently; we cover it in detail in our article on taxes for non-residents. If rental income exceeds GEL 100,000 in 12 months, you must register for VAT.

What about price growth?

Besides rent, income comes from the apartment's rising value. Galt & Taggart forecasts Batumi prices to grow 4–6% a year. With that, total return in the average scenario could be around 10–12% a year, though price growth is not guaranteed either.

Bottom line

• A realistic net yield for an ordinary Batumi studio is 5–7% a year; payback from rent alone takes 14–20 years.
• 10% or more is achievable, but only for strong units with good occupancy and a sensible purchase price.
• Check promises of "guaranteed" 10–12% against the contract and actual payouts.

Want a calculation for a specific project? Leave a request and we will suggest options for your budget and strategy. All properties are in our Batumi new-build catalogue.

This article is for information only and is not legal or financial advice. Rules and figures can change; confirm current terms before any transaction.