Calculated in the open
Return calculator for property in Batumi
Not a flattering example: every assumption is visible and adjustable, tax and management are deducted, and the formula is set out below the result.
Calculation console · available units
A1306 · Studio · 32.3 m²
Apartments are sold without fit-out. A fit-out level is freely chosen and added to the purchase price. A fit-out level covers the interior of the apartment: floor coverings, tiling and bathroom fittings, wall and surface finishes. The levels differ in materials and workmanship. Furniture is not included at any fit-out level. Furnishing is a separate service and is commissioned separately.
Current price level 1,600 €. Batumi primary market 2025: avg. $1,865/m².
60% is customary — that is 40% equity. Up to 70% is possible but requires the bank to assess your credit standing. 9% fixed for 10 years.
Gross, against the value at completion. Batumi market range: 5–12%.
Set conservatively. Batumi primary market 2025: +9.4%.
Counted from handover. From the second year the capital gains tax falls away.
Selected unit
A model calculation, not a promise. Assumptions: 10% down on signing, 30% in 24 monthly instalments during construction, the remainder bank-financed at handover at 9% fixed for 10 years. Value at completion 30.5% above the purchase price. Rental income less 1% Georgian rental tax and 10% for management and vacancy. Total wealth = property value − outstanding debt + the rental surpluses paid out to you by then. The two parts are kept separate: if you spend the surpluses as they come rather than investing them, read only the line "Value of the apartment". The years count from handover, not from purchase — before that there is no rental income. Completion July 2028; the construction period is additional, from purchase to the end of the holding period shown. Prices in EUR; Georgian transactions are settled in USD or GEL, and exchange rates move. This is not financial, legal or tax advice.
How we calculate
The formula behind the result.
Net wealth is the property value less the outstanding debt, plus all the surpluses accrued by then. The multiple sets that figure against the capital you actually put in — not against the purchase price.
- Rental income is based on the value at completion, not on the price you paid.
- 1% Georgian rental tax on residential property is deducted.
- Ten per cent for management and vacancy is deducted — deliberately conservative.
- Once the loan term ends the bank instalment falls away and the surplus rises accordingly.
- Capital gains tax falls away entirely after a two-year holding period.
The leverage
Why the financing makes the difference.
You put in forty per cent of the purchase price and own one hundred per cent of the apartment. Capital growth works on the full value, while your return is measured against the capital you put in. Set bank financing to zero in the calculator — and watch the multiple collapse.
| Example 32.3 m² | with 60% financing | without financing |
|---|---|---|
| Capital put in | 20,672 € | 51,680 € |
| Surplus per month | 208 € | 601 € |
| Multiple 10 years after handover | 6.52× | 3.52× |
Go through the numbers
We will work through your figures with you.
Financing approval, your tax position at home, the holding period — the assumptions in the calculator are a model. In conversation we put your real figures in.