What does it cost to own an apartment in Batumi? Empty months, summer stays and rentals

Checked 21 October 2026. Tariffs and currency conversion can change.

An apartment in Batumi still costs money when nobody is inside. At a planning allowance of $1 per square metre per month, a 35 m² studio incurs $420 a year in building fees alone. A 65 m² apartment in a building charging a published $2 per square metre would cost $1,560 annually before a single utility bill.

Ownership costs are more than electricity. Shared facilities, moisture prevention, internet, cleaning after visits, and replacement of worn equipment add up. Rental properties may also pay an operator a substantial share of revenue. The three budgets below are transparent illustrations, not actual owner statements.

The payment that does not stop when you switch off the lights

Lifts, lobby cleaning, building security, gardens, pools and reception have costs whether you visit Batumi or not. HomeRadar uses $1/m² a month as a comparison assumption, not as a verified fee for every development. Bellevue Residence publicly lists a $2/m² charge and explains which services it covers.

For a 50 m² property, those fees mean $600 or $1,200 a year. The difference is meaningful, but so is the scope: one contract might include facade cleaning and technical-floor equipment; another may cover only lifts and basic cleaning. Ask how and when fees may be increased.

Electricity, water and gas: actual published tariffs

For household customers of EP Georgia Supply, the July–December 2026 VAT-inclusive tariff is 19.731 tetri/kWh at up to 101 kWh monthly, 23.731 tetri from 101 to 301 kWh and 28.227 tetri above 301 kWh. Under the provider's tier rules, the applicable band is calculated against the monthly amount consumed. Thus 250 kWh costs about GEL 59.33 and 350 kWh about GEL 98.79.

Batumi Water publishes GEL 0.518 per cubic metre for metered household water and wastewater together. Ten cubic metres would cost GEL 5.18; unmetered users face a different per-person rule. SOCAR Georgia Gas lists a household price of 56.93 tetri/m³ in its service territory. Do not assume a building has individual gas until its connection is verified.

Batumi's municipal waste collection charge is GEL 1.30 per resident per month. The municipality changed the billing procedure for households not registered as subscribers in early 2026. A vacant owner should check their account status rather than automatically assume the charge disappears.

How the three annual budgets were calculated

The vacant-studio case includes $35 monthly building fees, 40 kWh of electricity each month, one monthly inspection at an assumed GEL 25, and $10 per month set aside for wear. Internet is disconnected and there is no metered water use. Annual estimated cost: roughly $692.

For the 50 m² holiday apartment, assume three occupied months with 250 kWh electricity and eight cubic metres of water per month; the other nine months use 40 kWh. Add an illustrative GEL 50 monthly internet plan, nine inspections at GEL 20, three cleans at GEL 60 and a $15 monthly replacement reserve. Total: approximately $1,250 a year.

The 65 m² premium-service example uses $2/m², six months of occupation consuming 350 kWh a month and six months at 50 kWh; internet at an assumed GEL 75 monthly; occasional inspections and cleaning; plus a $30 monthly reserve. Estimated annual cost is about $2,700. The internet, cleaning, inspection and reserve inputs are illustrative assumptions, not verified tariffs or property offers.

GEL figures are converted at the National Bank of Georgia indicative rate for 21 October 2026: USD 1 = GEL 2.5978. Property tax, insurance, major repairs, loans, rental income and booking-management commissions are excluded because they vary by owner and use.

Why an empty apartment needs care in Batumi

Frequent rainfall and coastal humidity make maintenance more than a heating-budget question. Turning off the water before a lengthy absence may reduce leak risk but does not solve condensation on cold surfaces. A closed apartment with weak ventilation can require periodic visits, properly designed airflow and, where suitable, a dehumidifier with safe drainage.

Remote owners should arrange photographs after heavy rain, checks of air-conditioning drains and balcony waterproofing, and inspections for damp odours or discoloured walls. Electricity savings should not take priority over electrical and fire safety if equipment operates unattended.

What changes when the property is rented out?

Building charges generally continue even when a flat generates rent. Rental operators may deduct their own fee from gross receipts. Batumi Apartment Management publishes 30% for daily lets, 20% for shorter rentals and 15% for long-term tenancies, subject to different terms for utilities and booking-platform charges. These are one company's published terms, not a market-wide average.

At an assumed gross revenue of $8,000, a 30% operator fee is $2,400 before other deductions. It should not be inserted into every owner's fixed annual ownership budget. Investors need to check precisely what the fee covers: cleaning, linen, utilities, repairs, idle periods, tax and the basis for commissions. Avoid deducting an expense twice if the investment model already treats it as operating cost.

Property tax: an important change for 2026

Georgia's Revenue Service announced in October 2026 that the family-income threshold for the exemption on an individual's property other than land increased from GEL 40,000 to GEL 100,000. The relevant household income is assessed under the Tax Code's rules for the prior calendar year. This does not mean every owner is automatically exempt: land follows separate rules, and family composition, income types and reliefs matter.

The Revenue Service announced 2 November as the 2026 annual property-tax return deadline. Buyers with foreign-source income should check their situation using the official Revenue Service calculator. A property-holding tax is distinct from the tax treatment of rental income.

What to request before signing for an apartment

Request the building's service-fee contract plus three anonymised bills from a similar unit: one winter month, one summer month and one month when the flat was vacant. Confirm whether pools, reception, security, internet and lifts are included, who pays for repairs to common property, and what the rules are for pausing services. For managed apartments, also ask for the operator agreement and a sample owner statement.

Compare the total cost of ownership across five years, not just the purchase price. A cheaper property with twice the building charge might become more expensive to hold. HomeRadar can help shortlist properties by their use case and cost assumptions, but invoices and the actual service agreement should settle the decision.

Frequently asked questions

Do I pay building fees when the apartment is empty?

Generally yes. The building has shared expenses all year. Check the written contract and its rules.

How much is the service fee on a 50 m² flat?

At a $1/m² planning assumption, it is $50 monthly and $600 annually; at Bellevue’s published $2/m², $100 monthly or $1,200 yearly.

Why can winter energy bills jump?

Heating, dehumidifying and occupancy increase energy use. Monthly usage above 301 kWh falls in a higher electricity-price band.

Can I pause internet while away?

Possibly, depending on your provider contract. Do not budget for free suspension unless confirmed.

Does every Batumi owner pay property tax?

Not necessarily. In 2026 the relevant family-income exemption threshold for non-land property is GEL 100,000, subject to specific rules.

What does a rental management company charge?

There is no universal fee. One operator publishes 15%–30% depending on the rental format. Check what that percentage includes.

How do I protect an empty apartment from damp?

Arrange inspections, effective ventilation and humidity control; use appropriate drainage for equipment and repair leaks at their source.

The useful budget is not a single “utility bill”. Fixed service fees dominate an empty studio; holiday use adds monitoring and connectivity; rental use adds operator economics. Ask for the actual documents before committing to a building.

Official sources and published terms

Electricity household tariffs / GNERC

Batumi Water household tariffs / GNERC

Gas household tariff / SOCAR Georgia Gas

Waste-collection fee announcement / Batumi municipality

Bellevue Residence maintenance FAQ

Individual property tax — 2026 change / Revenue Service

Property tax guide and calculator / Revenue Service

National Bank of Georgia — official USD/GEL

Batumi Apartment Management — published fees

HomeRadar — property catalogue