Batumi Apartment Prices: HomeRadar Index of Comparable Listings

A comparable set of 1,996 apartments in 22 developments forms HomeRadar’s October 11, 2026 price-index baseline. The median across project-level medians is $2,265 per m². These are asking prices, not completed sale prices or the average for every apartment in Batumi. The first observation starts the index at 100; there is not yet evidence for a monthly market increase or decrease.

The difference between new developments is already substantial. For available apartments of 25–60 m², the project median is $1,135 per m² at Tekto Point, $2,365 at Next Address and $4,893 at Tonino Lamborghini Tower. These are different products, however. A price difference on a single date tells us nothing about which building has appreciated faster.

What does an apartment price in Batumi actually mean?

Listings commonly mix four separate figures: a project’s lowest advertised ticket, a price per square metre, the price of a particular unit, and the full amount needed before move-in. For a defensible price index, HomeRadar uses units with their own known area and asking price instead of relying on the headline “from” figure.

The baseline is restricted to available USD-denominated units between 25 and 60 m² on floors above ground level. Missing-price or missing-area units, basement levels and offers without an available status are excluded. Although 23 developments had usable observations, the main basket retains 22 with at least eight qualifying apartments each: 1,996 units in total.

Where is the square metre more expensive?

Development mix differs between districts. We therefore take the median asking price within each project first, then the median across those projects in each area. A large tower does not dominate simply because it has hundreds of apartments.

Median across projects; Downtown has just one project, too few for a centre-wide conclusion.

In this limited basket, the Airport area has the lowest project-equal median at $1,583 per m². Heroes Alley is $2,374. Downtown has only one qualifying development, so $3,600 cannot be interpreted as a reliable estimate for the entire city centre. Ambassadori Island is a distinct premium product rather than a representative residential district.

Why a falling starting price does not prove a price drop

When the lowest-priced studio sells or becomes reserved, a project’s advertised minimum may rise even if the developer has not repriced any remaining apartment. A new small unit can push that minimum down. Finishing standards, sea views and floors also change the mix.

Recent HomeRadar updates include project-level starting-price changes associated with revisions to available inventory and price-per-m² references. Treating those movements as a market price index would be misleading. To calculate an actual change, the next observation must find the same apartments with consistent IDs, area, floor and offer terms.

Ten examples: the asking price per square metre

The table shows medians for available units, not the cheapest single listing. The sample count beside every project matters: a broad selection and a handful of offers should not have equal evidential weight.

Selected developments across price tiers. Medians use listings with a known price, area and floor.

The range runs from mainstream choices such as Tekto Point and Gate by Artex, through Tekto Franco and Next Address, to materially more expensive Azure Tower and Tonino Lamborghini Tower. This is a snapshot of product positioning, not a ranking of annual price growth.

What can a practical budget buy?

Within the qualifying sample, the median apartment asking price is around $41,100 at Gate by Artex, $50,880 at Next Magnolia and $92,160 at Strada. These are useful reference points, not live offers for an identified apartment number. Floor, layout, size, finish and payment terms must be checked individually.

Price per square metre is not enough for a living decision. Daily transport, usable infrastructure, delivery timing and building condition matter as well. The Batumi districts comparison and HomeRadar’s living analysis can help narrow the search before opening the specific project listings.

How the recurring HomeRadar index will work

The starting observation is October 11, 2026, with index value 100. Future editions will compare asking prices for the same apartments where a stable identifier, area, floor, price and currency are available. Newly added units, newly sold studios and newly launched phases must not distort the observed movement of existing listings.

Each development needs enough genuinely matched observations to avoid one unusual apartment determining the result. Where a district or the overall basket has too few matched units, we will say so instead of manufacturing a percentage. The date, sample size and number of developments will accompany each later reading.

The initial edition cannot legitimately claim that Batumi apartments rose or fell against September. Earlier project-level reference prices do not establish a sufficient set of repeated prices for identical units. Nor should asking-price trends be presented as officially registered transaction-price inflation.

How buyers should use the next update

Even if an area index moves higher, the unit a buyer wants may not change by the same percentage. Check its own asking-price record, area, floor, view, completion condition and any negotiated discount. For developments under construction, obtain the unit-specific payment schedule and contractual delivery terms.

The most useful purpose of the index is to test the familiar claim that “everything will be more expensive next month”. Until the change is demonstrated using repeat prices for comparable homes, it remains a seller’s assertion. HomeRadar observes prices; it does not guarantee capital growth.

Frequently asked questions

What is the average apartment price in Batumi?

This sample cannot establish one citywide average. The $2,265-per-m² figure is the median of project medians in the 22-development basket, with projects given equal weight.

What does an index level of 100 mean?

It is the starting value on October 11, 2026. Measurable price changes require a later observation of the same apartments.

Why not compare each project’s lowest advertised price?

When the cheapest unit sells, the starting price may move without repricing any remaining homes. A matched-unit index avoids this problem.

Which apartments are included?

Available USD-denominated apartments of 25–60 m² with a known price and above-ground floor. Each project needs at least eight eligible listings to enter the main baseline basket.

Why does Downtown appear more expensive than Airport?

The developments in the two samples differ. Downtown has only one eligible project here, so its figure is not a broad estimate for the centre.

Are these transaction prices?

No. They are observed asking prices in HomeRadar. Actual contracts, negotiations and discounts may differ.

How often will the index be updated?

The editorial target is monthly. A movement figure is published only where enough comparable apartments can be matched again.

What should I verify before paying a deposit?

Ask for the exact unit ID, size, floor, current price, included finish, discount terms and contractual delivery and title details.

Data date and limitations

HomeRadar asking-price observation: October 11, 2026; editorial review: October 15. The baseline covers 1,996 apartments measuring 25–60 m² across 22 developments, with a basket median of $2,265 per m². No monthly, quarterly or annual market change has yet been established. Further background is available in the HomeRadar methodology.