Best New Buildings in Batumi: HomeRadar’s Updateable Buyer Ranking

The best buy-to-let apartment and the best year-round home in Batumi are rarely identical. Under HomeRadar’s investment analysis, Tekto Franco is projected to earn around 11.9% after modeled operating costs — but it is still under construction. Guru Status offers a lower modeled percentage, yet the building is completed and identifiable apartments are listed. This ranking weighs readiness and everyday livability alongside rental returns.

The shortlist covers ten developments with offers recorded in HomeRadar’s catalogue as of 11 October 2026. The editorial review date is 15 October. Reference prices describe modeled unit purchases, not binding live quotations. Follow each linked project page to check the exact floor plan, sales status, delivery and contractual terms.

What makes a development “best”? The ranking criteria

This is not a ranking of the tallest towers or the largest advertised returns. The editorial index combines HomeRadar’s investment assessment (45%), living-comfort assessment (30%), readiness for use (15%) and evidence completeness (10%). The resulting composite score belongs to this article; it is not a replacement for any individual project score published on HomeRadar.

Readiness is assigned 100 points for an operating completed building with offers, 65 for a stated 2027 delivery, 50 for 2028 and 40 for 2029. If evidence requires meaningful further review, its completeness component is 70 rather than 100. Developer record and resale/liquidity risks remain material inputs to the investment assessment and are also discussed in the text.

Projects must have a known purchase reference, an investment case, a living assessment and recorded availability at the cutoff. This is a selective buyer ranking, not a statement that all unlisted Batumi buildings are inferior. Sold-out schemes and projects whose apparent advantage depends on a special low-floor unit cannot automatically rise to the top.

Ten properties ranked: budget, prospective rent and comfort

The ranking uses the editorial weights described above. “All-in model budget” combines the assumed purchase cost with the preparation required to make that unit usable, without itemizing separate preparation amounts. Annual rental forecasts refer to a fully operating year after delivery; neither the yield nor the index guarantees an outcome.

A model unit price, the minimum price on a project profile and the actual price of a currently available apartment are not interchangeable. Tekto Franco also lists parking spaces, which must not be mistaken for the cheapest residential units. Bagrationi’s living assessment is still subject to further research.

Availability and indicative completion

Available residential unit counts refer to the 11 October observation, not live availability. Confirm handover for the specific building in the contract.

Composite scores follow the stated editorial formula; they do not rank individual apartments or guarantee returns.

Projected net rental yield, %

Living comfort / 100

What each ranking position actually means

1. Tekto Franco: strong projected returns, but the wait matters

The combined model budget is $63,360 and net rent after modeled operating costs is $7,512 per operating year, or around 11.9%. The coastal setting is attractive for holiday use, but no rental cash flow begins until handover and the apartment is actually ready. Verify the specific tower schedule, winter transport links and rental-management contract.

2. Guru Status: a completed alternative to off-plan risk

Its position is driven by being ready rather than by a maximum yield. A listed 27.9 m² studio is used at $51,615, with an all-in model budget of $69,615. Modeled annual net rent is $5,396 and living comfort scores 83/100. Check whether the actual unit is turnkey and what the operating charges include.

3–4. Tekto Rakurs and Next Collection: two coastal styles

Tekto Rakurs is a quieter northern-coast project with a $67,140 all-in model budget and $6,653 expected annual net rent; it still involves construction risk. Next Collection has a higher $72,316 model entry budget but a $7,512 rental forecast and indicative Q2 2027 handover. Views, seasonality, building services and owner charges matter as much as the headline return.

5. Bagrationi Residence: ready to inspect, with evidence gaps

The completed building lists specific apartments, including a 35 m² studio at $49,000. Its modeled yield is about 7%, while the living score is provisionally 88/100. The living research and developer track record need additional verification, so fifth place should not be read as unconditional endorsement. Check lifts, winter heating, common areas and title.

6–8. Next Gardens, Next Address and Next Magnolia: coastal or urban?

Next Gardens focuses on a resort-style Gonio setting, so seasonality and delivery matter. Next Address offers access to Heroes Alley infrastructure and an 84/100 living score. Next Magnolia combines a lower model entry budget with an expected late-2028 delivery. Your decision should reflect whether the property is primarily a holiday flat, daily residence or future rental unit.

9–10. Parkline B and Strada: the contract beats the label

Parkline B is pitched at family-oriented facilities, with a planned Q2 2029 delivery. Strada has a higher modeled entry price and lower modeled yield but belongs to a developer with an established project portfolio. Confirm the delivery date for the exact Strada block and the finish specification in writing; neither project should be treated as producing current rent.

Which projects suit renting, living or a long holding period?

For future rental income, begin by comparing Tekto Franco, Next Collection and Tekto Rakurs with the actual unit you can reserve. A high percentage may simply reflect a lower purchase cost. The construction waiting period belongs in any real five-year cash-flow decision.

For a home that you want to inspect and use now, Guru Status and Bagrationi Residence are the more relevant starting points. For urban living after delivery, Next Address and Next Magnolia merit comparison; for leisure and coastal use, look more closely at Next Collection and Next Gardens. Parking, heating, schools and building charges may overwhelm small differences in scores.

For a longer holding period, look at developer delivery history, resale depth, competing nearby towers and the management contract. Tonino Lamborghini Tower belongs in a separate premium-budget assessment with a planned 2030 delivery, not in a like-for-like price contest with ordinary studios.

Why some familiar projects are outside the main ten

Next White and Next Apartments have strong living assessments, but developer sales are closed. A historical price is not a current resale quote. Arcon Batumi Residence has an attractive model case, although current sales depth and completion evidence still require a definitive check. They remain useful resale candidates rather than direct substitutes for available off-plan units.

Gate by Artex and Ande Metropolis offer relatively accessible entry prices, but parts of the living evidence still need review. Guru Subtropical’s lowest-priced unit sits on level −1, so it should not stand for a normal sea-view apartment. Orbi Continental is a premium prospect whose actual available price and purchase terms should be established before ranking alongside live offers.

Also compare: Next White · Next Apartments · Arcon Batumi Residence · Gate by Artex · Ande Metropolis · Tonino Lamborghini Tower

How this living ranking should be maintained

The editorial snapshot is dated 15 October 2026. The next review should revisit live unit prices, sold-out status, delivery progress, living quality, liquidity and the plausibility of each rental case. A material change can move a development or remove it from the shortlist.

A monthly editorial review, plus additional checks after handover or significant pricing updates, is the intended standard. A DOCX on its own does not monitor the market or update the site automatically. The existing article URL should be kept stable and each substantive update dated to preserve a clear change history.

Frequently asked questions

What is the best new building in Batumi for rental investment?

Tekto Franco has a strong model percentage in this shortlist, but it remains under construction. For immediate rent, inspect completed properties and verify actual bookings, costs and the purchase price.

Which ranked developments are already completed?

Guru Status and Bagrationi Residence had specific listed apartments at the cutoff date. Unit availability needs to be checked again before any reservation or payment.

Why is the best development for living not necessarily best for renting?

Year-round living is about transport, heating, noise and functional amenities; renting adds nightly rates, actual booked nights, management costs and starting capital.

Are projected returns of 10–12% guaranteed?

No. They are outputs of HomeRadar investment scenarios after modeled operating costs. Actual taxation, debt costs, downtime, major repairs and management differ.

How does completion status affect the ranking?

A completed building benefits because it can be inspected and potentially used immediately. Off-plan projects receive fewer readiness points as their stated delivery moves further away.

Why are some popular buildings excluded?

A sold-out project without a verified resale price or an unusually cheap special-case unit cannot be compared fairly with a documented available apartment.

How often will positions be revised?

The editorial standard is monthly re-checking and additional reviews after major changes. No automatic live updating is implied by this document.

Why can the ranking price differ from the project page?

The ranking uses a dated reference purchase scenario. A project page may show a newer low price, a different unit, or parking; check the exact residential apartment before committing.

Sources and data date

Sources: HomeRadar investment and living models and linked project profiles. Availability reference: 11 October 2026; editorial review: 15 October 2026. Forecasts are not guarantees. Related analyses: Batumi rental yield and Batumi districts.