How to buy a beachfront apartment in Batumi, Georgia. Prices, neighbourhoods, pitfalls to avoid, and estimated return on investment.
Quick Answer
Beachfront apartments in Batumi cost $2,000–$2,800/m² in 2026. A first-line studio (~30 m²) runs $60,000–$90,000. Airbnb yields reach 9.5–11% for first-line properties. Note: Batumi's beach is pebble, not fine sand.
The Reality of Batumi's Seafront
Batumi has a 7 km promenade along the Black Sea. Unlike Nice or Cannes, the beach is mainly pebble — some love it, others don't. The water is clean and warm in summer (22–26°C from June through September).
What's on the seafront:
- Orbi City towers (international brand, hotel-grade services)
- New Boulevard residences (modern, sea views)
- A handful of Old Boulevard buildings (older, cheaper)
Detailed Prices (2026)
| Product | Location | Estimated price |
|---|---|---|
| Studio ~30 m² | First-line seafront | $65,000–$90,000 |
| 1-bedroom ~45 m² | First-line seafront | $95,000–$140,000 |
| 2-bedroom ~65 m² | First-line seafront | $140,000–$210,000 |
| Studio | 2nd–3rd row (5–10 min walk to sea) | $45,000–$65,000 |
Estimated Rental Yields
For a 30 m² first-line studio at $70,000:
- Estimated annual Airbnb revenue: $6,000–$7,500
- Gross yield: 8.5–10.7%
- Annual costs (management, service, maintenance): ~$1,500–$2,000
- Net yield: ~6.5–9%
Best Buildings for Seafront Buyers
Orbi City: The most recognised name among investors. Integrated management, strong brand. Downsides: higher service fees ($150–$200/month) and a "grand hotel" atmosphere rather than residential.
New Boulevard residences: Newer buildings (2020–2025), good value, sea views guaranteed above the 6th floor.
Old Boulevard buildings: Lower prices ($1,600–$1,900/m²), but often need renovation. Avoid for immediate Airbnb use.
What to Check Before Buying
1. The actual view. Ask for a view from the balcony, not just a theoretical "sea view". Some buildings sold as "sea view" actually have an oblique view.
2. The noise corridor. The promenade is loud in summer. Sea-facing units are hotter and noisier.
3. Service fees. Range from $50 to $200/month depending on the complex. Check before buying.
4. Construction status. Some promenade buildings have had permit issues. We always verify legal status.
Can You Rent High Season Only?
Yes. The "high season only" strategy is viable: June–September on Airbnb rates, the rest of the year empty or on a low-priced long-term lease. Some owners live in the unit off-season themselves.
Looking for a beachfront apartment? Tell us about your project — we know every building on the promenade.
Robert Ferdman
Founder & Lead Real Estate Consultant
10+ years experience in Georgian real estate. Based in Batumi. Personally guides every client through the buying process.
About Sesame Estate →