01
Delivery delay
Off-plan completion dates slip everywhere in the world. Check the developer's previous projects: promised date vs. actual handover, from public announcements and registry records — not the sales office.
Batumi Verified
Buying off-plan in Batumi: the risks to check
Market-level risks every buyer should verify before wiring money — and how to check each one. No developer named; this is how to protect yourself anywhere.
02
The yield gap
Advertised short-let returns often quote gross figures in peak season. After management fees, utilities, commissions and the off-season, realistic net yield in Batumi is around 6–7%. Ask for the math in writing, per line.
03
Contract without registration
A preliminary agreement that is not registered at NAPR gives you no priority if the developer runs into trouble. Georgian law allows registering it — insist on it.
04
The micro-location trap
The same district can hold excellent and unlivable streets a few hundred meters apart — sewage capacity, seasonal noise, unfinished neighbouring pits. Visit the exact block at street level, or ask someone independent to.
05
Management contract fine print
Revenue splits, mandatory furniture packages, limits on your own use of the apartment, exit clauses. Read the management contract before the purchase contract, not after.
06
Paying into the wrong structure
Confirm the receiving account belongs to the developer entity named in your contract, and understand each installment's trigger. An independent lawyer check costs a few hundred dollars against a six-figure purchase.
07
Resale liquidity
Thousands of similar units reach the market together at handover. If exit matters to you, check the assignment rules and what comparable finished units actually trade at today.