Why Apartment Prices Change in Batumi New Builds: Floor Area, Finishes and Asking Prices

An apartment in a new Batumi development can display a higher total price without any increase in the price per square metre. Sometimes the recorded floor area changes; in other cases, a listing is corrected or the seller revises the asking price. HomeRadar compared published project catalogues on 11 and 28 October 2026 to distinguish these situations.

The cases are revealing. Pontus Rotana Resort & Spa Gonio had widespread floor-area revisions, Tonino Lamborghini Tower showed tiny one-cent price differences, while Gate by Artex and Strada displayed meaningful changes for comparable apartments. These are observations from selected developments, not a Batumi-wide property price index.

Five cases at a glance

A higher total price does not always mean a higher price per square metre

The total amount depends on the stated area and the price per square metre. A change to the recorded area can move the total even if the square-metre rate stays exactly the same. Fit-out, furnishing, floor, outlook and payment terms may also affect what is being offered, but those differences need evidence rather than assumptions.

Consider a purely illustrative example. A 50 m² apartment at $1,500 per m² costs $75,000. If its stated area is revised to 52 m² at the same rate, the total becomes $78,000: a 4% increase without a rise in the unit rate. These are example figures, not prices from a particular development.

Before concluding that an apartment has become more expensive, match the apartment number, building, floor and area on both dates.

Pontus Rotana Resort & Spa Gonio: area revisions can obscure the price story

In the October observation of Pontus Rotana Resort & Spa Gonio, the published area was revised for 502 catalogue entries. For 105 entries, both the area and the asking price changed. Those 105 changes cannot be treated as evidence of like-for-like apartment price inflation.

Possible explanations range from corrected measurements to changes in the entry or its specifications. The observations do not establish which explanation applies in each case. Buyers should request the current plan, contractual area and full written price for the exact apartment or residence.

Another 35 newly appearing records were already marked as sold when first seen. Their sale dates are unknown, so they cannot be described as 35 transactions during the observation period.

Tonino Lamborghini Tower: a one-cent difference is not a market trend

For Tonino Lamborghini Tower, HomeRadar found 127 comparable apartments that remained available with unchanged area on both dates. Nine showed a price difference of just $0.01; the rest were unchanged. That provides no basis for claiming material price appreciation among these apartments.

Apartment numbers were also populated for 1,014 existing catalogue records. This made the entries more informative, but it did not create 1,014 additional apartments. Counting newly completed fields as new supply would distort the picture.

When apparent differences are tiny, rounding or a correction may be enough to explain them. A meaningful comparison still requires the same apartment, area, specification and payment terms.

Where asking prices moved meaningfully: Gate by Artex and Strada

For a more reliable comparison, HomeRadar selected entries that represented the same apartment, remained available on both dates, retained the same floor area and had positive prices in US dollars. Across monitored developments, 2,311 pairs met these conditions.

At Gate by Artex, all 290 comparable apartments had higher published asking prices. The median increase was 5.71%, with individual increases of $2,152–$8,088. This is evidence of an asking-price change in that development, not evidence of signed sales at those prices.

At Strada, 49 of 85 comparable apartments had lower asking prices, seven had higher prices and 29 were unchanged. The median movement across all 85 was −1.94%. Two catalogue observations do not establish the developer’s reasons for repricing.

Azure Tower and the problem with comparing two headline prices

Two price changes at Azure Tower coincided with changes in recorded area, so they were excluded from the fixed-area comparison. Even a project’s lowest advertised price can change simply because the least expensive apartment is no longer available and a different apartment becomes the new starting point.

Across the broader catalogue comparison, 503 recorded prices changed numerically: 415 upward and 88 downward. That wider count includes unavailable entries and records with changed area, among other limitations. It is not a measure of the percentage of Batumi apartments that appreciated in value.

A practical checklist before accepting a revised apartment price

Ask for the exact apartment number and building, then obtain the latest floor plan, contractual area and full specification of the finish. If the stated area has changed, request an explanation and the calculation behind the revised total price.

Confirm whether furniture, appliances, parking or service charges are included. Check the contract currency, exchange-rate provisions, deposit, instalment schedule and expiry date of the offer. Compare two written offers for the same apartment, not two promotional starting prices.

Keep dated copies. A published catalogue amount is an asking price, while the agreed purchase price and obligations depend on the signed documentation.

Frequently asked questions

Does a 4% rise in total price mean the price per square metre also rose?

Not necessarily. If the recorded area changes, the total can move even with the same square-metre rate. Compare the area and price of the exact apartment on both dates.

Why can an agent’s quote differ from the advertised price?

The catalogue may have a different update date, included finish or payment arrangement. Ask for a written quote identifying the apartment, area, inclusions, validity period and full amount.

Can this research measure Batumi-wide property price inflation?

No. It follows advertised entries in a selected set of developments on two dates, not completed transactions across Batumi. A city-wide price measure would require broader and longer-running evidence.