Tbilisi’s rental market has entered its first period of stability in years – and for tenants, 2025-2026 may be the best window to secure predictable, long-term pricing.
This guide explains why rents have fallen, why sales continue to rise, and why signing a long-term lease now may work strongly in your favor.
Table of Contents
- What Happened to Tbilisi Rent Prices Since 2020
- Market Data: Rent & Sales Price Index 2020-2025
- Why Rents Dropped While Sale Prices Kept Rising
- What Stabilisation Means for Renters in 2025-2026
- Why Locking in a Lease Now Makes Financial Sense
- Common Mistakes Renters Make in Georgia
- Looking Ahead: What We Expect in 2026
- How ExpatHub Protects Renters: Rental Assistance Service
- FAQs About Renting in Tbilisi in 2026
- Final Thoughts & Free Consultation
1. What Happened to Tbilisi Rent Prices Since 2020
To understand where Tbilisi rent prices are going in 2026, we must understand how the past four years reshaped the entire market. The fluctuations were dramatic, but not random.
A. 2020: COVID Lockdowns → Market Freeze
Borders closed, tourism collapsed, and Airbnb hosts rushed into long-term rentals.
- Rent index fell from 100 → 98 (−2.0%)
- Sales prices rose modestly (100 → 105, +5%)
Supply outpaced demand – a temporary but sharp correction.
B. 2021: Reopening → Slow, Steady Recovery
As digital nomads and expats returned:
- Rents climbed to 110 (+12.2%)
- Sales rose slightly to 107 (+1.9%)
This was normal recovery – until the next shock hit.
C. 2022-2023: War Migration Wave → Record Rent Spike
Following the outbreak of hostilities in Ukraine, tens of thousands of newcomers arrived in Georgia within weeks.
Three forces collided:
1. Airbnb → Long-term price confusion
Most arrivals stayed at Airbnbs at inflated rates 20-30% above normal rents.
When they transitioned to long-term rentals, many unknowingly offered Airbnb pricing – instantly resetting the market upward.
2. Extreme demand
Units in central districts (Saburtalo, Vera, Vake, Old Tbilisi) were booked within hours.
3. Landlord reaction
Landlords adjusted prices aggressively. In some cases, rents shot up by over 100%.
Result: a historic spike.
- 2022 rent index: 110 → 175 (+59.1%)
- 2023 rent index: 175 → 195 (+11.4%)
Sales followed:
- 2022 sales index: 107 → 133 (+24.3%)
- 2023 sales index: 133 → 150 (+12.8%)
But the shock was temporary – and unsustainable.
D. 2024–2025: Departures + New Construction → Rent Correction
By late 2023:
- Many 2022 arrivals left for EU/Serbia/Turkey/Armenia
- 1 year leases signed by newcomers expired. They negotiated or got better terms elsewhere.
- Major development projects completed, increasing supply
- Airbnb demand normalised
And rents corrected sharply.
2. Market Data: Rent & Sales Price Index (2020-2025)
Whilst actual (not asking) rent prices are notoriously difficult to track accurately in Georgia, these are the figures we have compiled from our extensive experience.
Rent Index (2020-2025)
| Year | Index | % Change |
| 2020 | 98 | −2.0% |
| 2021 | 110 | +12.2% |
| 2022 | 175 | +59.1% |
| 2023 | 195 | +11.4% |
| 2024 | 140 | −28.2% |
| 2025 | 137 | −2.1% |
Sales Price Index (2020-2025)
| Year | Index | % Change |
| 2020 | 105 | +5.0% |
| 2021 | 107 | +1.9% |
| 2022 | 133 | +24.3% |
| 2023 | 150 | +12.8% |
| 2024 | 165 | +10.0% |
| 2025 | 175 | +6.1% |
3. Why Rents Dropped While Sale Prices Kept Rising
Many renters assume falling rents mean falling home values – but in Tbilisi, the opposite happened.
Reason #1: Rental demand corrected, ownership demand didn’t
Short-term migrants left; long-term investors stayed.
Reason #2: Construction finished on a massive scale
Thousands of new units delivered at once increased rental supply faster than buyer supply.
Reason #3: Investors still see Tbilisi as undervalued
A 6-10% annual price increase shows the market is still maturing – not contracting.
Reason #4: Macroeconomics
Georgia’s macroeconomic figures are impressive, pointing to a growing, healthy economy.
4. What Stabilisation Means for Renters in 2025-2026
For the first time since 2021:
- Listings stay on the market longer
- Landlords accept negotiations
- Price reductions are common
- Multi-year leases are returning
This is the calmest moment in years.
5. Why Locking In a Lease Now Makes Financial Sense
Here’s why renters should consider acting now, not later:
1. Prices are negotiable
We regularly save clients significantly through negotiation.
2. You can secure long-term stability
12–24 month agreements are available again.
3. Seasonal spikes still happen
Summer and September push prices upward every year.
4. Demand may rise again in 2026
Residency reform, tourism growth, and returning foreign workers could tighten supply.
6. Common Mistakes Renters Make in Tbilisi
Based on 1,500+ consultations, these are the most frequent errors:
Mistake 1 – Accepting Airbnb Pricing as “Normal”
Newcomers often overpay by 20-30%.
Mistake 2 – Signing contracts without legal review
Many include:
- incorrect deposit terms
- unclear exit clauses
- illegal provisions
Mistake 3 – Renting in the wrong district
What looks “central” online may be:
- inconvenient
- noisy
- overpriced
- without expected local amenities
Mistake 4 – Not negotiating
Most prices drop if negotiated correctly – especially today.
7. Looking Ahead: What We Expect in 2026
We are monitoring:
- New construction deliveries
- Migration flows
- Changes in residency rules
- Tourism recovery
- Corporate relocation activity
Current outlook:
Rent prices appear stable – and 2024’s steep correction is unlikely to repeat.
The floor may already be forming.
8. How ExpatHub Protects Renters: Rental Assistance Service
Tbilisi’s rental market is safer today – but still unpredictable.
Our Rental Assistance Service includes:
- Shortlisting of verified listings only (no scams, no fake agents)
- Accurate price benchmarks
- We collect you, accompany you on all viewings, and translate for any communications needed with an owner.
- Negotiation handled by our bilingual team
- Bilingual, legally compliant contracts
- Inspection of the unit
We protect renters from overpaying and from making irreversible mistakes.
9. FAQs About Tbilisi Rent Prices in 2026
1. Are Tbilisi rent prices expected to rise in 2026?
Not sharply, but small increases are possible depending on tourism and migration.
2. Why did rents crash if sales stayed strong?
The rental spike was artificial; the sales market reflects longer-term fundamentals.
3. Is now a good time to negotiate a rental contract?
Yes, 2025-2026 offers the best negotiation window since 2020.
4. How does ExpatHub prevent clients from overpaying?
We benchmark prices for every listing, negotiate, and verify legality.
10. Final Thoughts
The turbulence of the past four years is behind us. Tbilisi rent prices in 2026 now reflect a more balanced, rational market – and tenants finally have leverage.
If you are considering renting in Tbilisi:
This is the ideal time to secure a long-term lease.
ExpatHub’s rental team can help you navigate the market confidently, safely, and at the right price.
Book a free consultation
Let us help you secure a better rental – with zero stress and no surprises.
