Batumi transactions are down, but flats are not getting cheaper: how to check autumn 2026 deals

Batumi registered 1,614 flat transactions in September 2026, 10.4% fewer than a year earlier. Yet the weighted-average price of newly built flats rose 5.2% year on year to $1,408 per square metre. That is not a market crash. It is a market in which the final price of a particular flat deserves more attention than the largest discount percentage in an advertisement.

There are concrete autumn offers. NEXT is advertising a 10% October promotion for a limited group of Next Address apartments, while Ande Group is offering special payment terms. HomeRadar also works with developers who may make individual prices or benefits available through the platform. A public promotion, a partner quote and an investment return are different things.

18 October 2026

What fell over the summer: demand or registered transactions?

Batumi recorded 1,378 flat transactions in July (−11.8% year on year), 1,235 in August (−4.3%) and 1,614 in September (−10.4%). Registered primary-market transactions in newly built projects fell more sharply: 32.8%, 24.2% and 38% respectively. At the same time, resales in new projects increased by 19.1%, 15.1% and 27.3%.

These figures do not prove that one-third of would-be buyers disappeared. Colliers notes that several developments registered transactions in bulk in 2025, inflating the comparison base. Booking a flat, signing a contract and formally registering a transaction need not happen in the same month. The data offer a reason to negotiate, not evidence of a universal distress sale.

Three months: registered transactions and new-build prices

Why have prices not followed transaction volumes down?

The weighted-average new-build price was $1,376/m² in July (−0.1% year on year), $1,386 in August (+1.2%) and $1,408 in September (+5.2%). Bulk registrations of expensive properties in 2025 also complicate price comparisons. The monthly averages do not track the same apartment changing hands repeatedly.

Buyers are not purchasing an average Batumi square metre. They choose among individual units that differ in floor, view, area, fit-out, payment terms and handover timing. A verified price reduction requires two comparable quotes for precisely the same unit and conditions.

Which developer offers can be verified now?

NEXT’s official website advertises a 10% October offer covering 20 apartments at Next Address. The eligible units, original quote, expiry and interaction with instalment plans must be confirmed. This is a public developer promotion, not an additional 10% granted by HomeRadar.

Ande Group displays offers running until 21 December 2026, including a 10% down-payment proposition and special pricing. A smaller down payment is not the same as a smaller total purchase price. Ask for the full written schedule and the agreed fit-out specification.

On 18 October, the HomeRadar page for Ande Metropolis displayed apartment A1422, 35.1 m², for $56,370, with an inventory update dated 17 October. That is a specific advertised unit, not proof that any particular promotion applies to it.

What do HomeRadar partner conditions actually mean?

HomeRadar publicly describes cooperation with Next Group, Ande Group, Guru Holding, Bagrationi Residence, FK Development, Ambassadori Batumi Island and Pontus Development. Depending on what the developer supplies, buyers may be able to request special prices, additional benefits or revised terms. There is no publicly verified blanket discount percentage covering all these partners.

The practical route starts with selecting a project and a specific unit, then sending the first inquiry through the HomeRadar account before contacting the developer directly. The first referral may determine eligibility for partner terms. HomeRadar coordinates the introduction; contract and payment are handled directly between buyer and seller.

Availability, final prices, deadlines, whether offers can be combined and included services must all be confirmed by the developer. Partnership does not improve a project’s independent analytical score or guarantee a better price than every alternative route.

One development, two “from” prices: what is the real discount?

At the time of review, HomeRadar showed Next Address prices starting at $60,390, while NEXT’s own site advertised studios from $68,000. The difference alone is not a discount. These starting figures may describe different units, updates, finish levels or payment conditions. Nor is it valid to add the advertised 10% promotion mechanically to that gap.

Instead ask: what is today’s total price for unit X, area Y, on floor Z, with the same finishing specification and my chosen payment schedule? Then compare the baseline quote, the campaign quote and any separate HomeRadar partner terms for that identical unit.

Compare Next Address on HomeRadar

A 10% price cut or a lighter instalment plan?

Consider an illustrative $100,000 apartment. A genuine 10% reduction on unchanged terms brings the price to $90,000, saving $10,000. If a hypothetical model estimates $6,000 yearly rental income after operating costs, its simple ratio to purchase price changes from 6% to approximately 6.7%. This is arithmetic, not a forecast for Next Address or any other named project.

An instalment plan with a 10% initial payment changes cash timing, not necessarily total cost. Construction-stage property will not earn operating rental income until completion and launch. Compare the all-in purchase budget, contract delivery terms and payment risks rather than just one attractive headline figure.

Where should different buyers look first?

A buyer seeking a home may prefer an existing building that can be inspected. HomeRadar lists Bagrationi Residence Batumi as complete, with a 35 m² studio advertised at $49,000 and a 43 m² one-bedroom at $60,200 when checked. These are unit-specific reference offers, not promised discounts.

Someone prepared to wait for construction might compare Next Address and Ande Metropolis, while checking completion dates and contractual fit-out. FK Development’s Tonino Lamborghini Tower targets a different, higher-priced segment; Pontus Development’s Rotana project adds hospitality-contract questions. The expense of management and waiting time may matter far more than the promotional percentage.

Request partner terms on a selected unit. A benefit quoted for one apartment says little about the one next door.

Ande Metropolis • Bagrationi Residence

Five checks before paying a deposit

Identify the exact apartment, floor, area and condition, then save a dated baseline quote. Obtain the promotion or partner offer in writing, including currency, all payments and validity. Check whether public and HomeRadar terms can be combined; if not, compare the actual final cost. Verify title, seller, encumbrances, permits and contractual handover obligations. Finally, re-run the rental or personal-use scenario using the negotiated price.

There is no single perfect buying week in Batumi. The opportunity arises when the particular unit suits your plans and a verified quote holds up under scrutiny. A calendar slogan or an alleged market crash cannot substitute for that work.

Questions buyers are asking

Did Batumi property prices fall in summer 2026?

There is no evidence of a broad decline for identical apartments. Weighted new-build prices were 0.1% lower year on year in July and 1.2% and 5.2% higher in August and September. Transaction mix matters.

Why did registrations fall if demand did not collapse?

Bulk project registrations boosted 2025 comparisons. Contracts and registrations also occur at different times, so developer sales data are needed for a fuller demand assessment.

Is the 10% Next Address offer a HomeRadar discount?

No. It is an October campaign advertised by the developer for a limited group of apartments. Any HomeRadar partner quote is separate and may not be combinable.

Do all HomeRadar partners offer the same discount?

No common rate is publicly verified. Terms depend on the developer, unit, date, payment method and referral circumstances.

When should I ask HomeRadar for partner terms?

Before making direct first contact with the developer. Start through HomeRadar so eligibility and referral details can be checked.

Does a low down payment count as a discount?

Not automatically. It changes when money is paid; the total price may stay unchanged. Compare written total costs.

Should I hurry because transaction counts fell?

No. Registered-volume data do not guarantee bargain pricing. Buy only after confirming the exact unit, legal documentation and total price.

As of 18 October 2026, the case for buying in Batumi is not that the market has collapsed. It is that careful comparison and better negotiating terms may improve an individual purchase. A discount is only meaningful for a documented apartment and agreed payment schedule. HomeRadar can help request partner conditions and assess the numbers; the purchase decision remains the buyer’s.

Sources and verification date

Market period: July–September 2026. Prices and promotions checked: 18 October 2026. Offers may change before a purchase.

Colliers Georgia / Recov: Batumi residential statistics

NEXT: official October offer and Next Address project

Ande Group: official promotions and terms

HomeRadar: Next Address listings

HomeRadar: Ande Metropolis offers

HomeRadar: Bagrationi Residence offers

HomeRadar: NEXT partnership

HomeRadar: Ande Group partnership

HomeRadar: Guru Holding partnership

HomeRadar: Pontus Development partnership

HomeRadar: homebuyers and methods