Tbilisi Acres
A 62-hectare low-density development by Anagi Collab. 75 buildings on just 15% of the land — the rest is forest, plaza, and sky.
From $1,945/m²
Sizes 44–79 m²
Tbilisi real estate, fully handled.
Buy directly from developers, manage remotely, and earn 8–12% net yield — while we handle every step from contract to keys to your first guest.
Old Tbilisi · Sololaki rooftops · golden hour
§ 01
The numbers behind the city.
11 %
Average net annual ROI
8–18 %
Range across districts & strategies
100 %
Remote, from first call to keys
§ 02
Three principles, nothing more.
i.
Direct from developers.
We don't resell. Every apartment we offer comes straight from the builder, with our negotiated terms — no middle layers, no markup, no surprises in the contract.
ii.
Performance-based management.
No upfront fees. We earn a share of revenue your property generates — and only if it generates. The model is fully aligned: when you grow, we grow.
iii.
Hands-off ownership.
From paperwork to professional cleaning, from dynamic pricing to monthly reports — you receive income, not chores. The keys come back to us.
§ 03
Featured developments.
A curated selection from twelve developer partners — from the 62-hectare Tbilisi Acres to the riverside Park Boulevard.
Idea Panorama
A 12-storey premium tower above the Vere valley by Idea Development. Wide terraces, Green-Frame+ finish, panoramic views.
Phase I 161+ units
Status Selling
Park Boulevard
A new-format complex on the Kura River bank — 5 km of cycling paths, monolithic architecture, family-oriented density.
To centre 7 min
Floors 16–19
White Square
White Square
A residential line under BK Holding — the same group behind Radisson Tsinandali and Moxy Hotel. Built reputation, modern execution.
Heritage Premium
Location Central
Archi
Energy-efficient construction with German Ytong blocks — over 55 completed projects and a deserved reputation for hitting deadlines.
Projects 55+
Standard Eco-eff.
A note on the city
Tbilisi is one of the few European capitals where a thoughtfully bought apartment can pay for itself — and then keep paying.
Why we chose this city, and not another.
— Editor's note
§ 04
Districts of Tbilisi.
Each neighbourhood reads differently — for a tenant, an investor, a guest. Yields, supply, and tenant profile follow the streets.
Premium · Capital preservation
Vake
Long-term 5–6%
Short-term 8–10%
Premium · Refined yield
Vera
Long-term 6–8%
Short-term 10–13%
Balanced · High demand
Saburtalo
Long-term 6–9%
Short-term 12–15%+
Central · Income strategy
Avlabari
Long-term 7–10%
Short-term 12–15%+
Luxury · Short-term
Sololaki
Long-term 8–12%
Short-term 12–18%+
Emerging · High yield
Isani
Long-term 7–9%
Short-term 10–12%
§ 05
From conversation, to keys.
i.
Define the brief.
A short conversation about budget, district, strategy. We propose three to five options matching your goals — not a flood of listings.
ii.
Purchase, remotely.
We negotiate, draft the contract, verify title and deposits. You sign through us. No flight required until the building is ready.
iii.
Furnish & launch.
Renovation coordination, photography, listing creation, dynamic pricing — the apartment goes live as a market-ready asset.
iv.
Receive income.
Guests, cleaners, maintenance, accounting — handled. You receive monthly reports and net income, in your bank, in your currency.
§ 06
The person behind the agency.
KK
Founder · Hospitality & Airbnb specialist
Kristina Kozushnikova
For five years I have helped property owners turn apartments into consistently booked, high-yield assets. The work is part marketing, part hospitality, part patience — and entirely about details others miss.
Happy Homes is the natural extension of that practice. We work with a small number of clients at a time, by intention, because the level of attention this kind of investment deserves cannot be diluted across thousands of listings.
If we agree to work together, you have my number, my time, and my honest assessment of every apartment we look at. Including the ones I think you should not buy.
§ 07 · Begin a conversation
Tell us what you're looking for.
We reply within the working day, in English, Russian, or Georgian — by your preferred channel.
Or, more directly: