Tbilisi, Georgia
Who owns Tbilisi: a public register anyone may consult for a 13–20 GEL extract, a State and capital city that still hold the airports, railway land and civic estates, and a skyline built by a few local developer groups.
8 buildings · 3 with an owner established · 24 sources · 3 tier A · 5 tier B · prepared 2026-10-20
Can you find out who owns it?
Georgia's land and building titles sit in one national register, the Real Estate Registry kept by the National Agency of Public Registry (NAPR, საჯარო რეესტრის ეროვნული სააგენტო) under the Ministry of Justice. The Law on the Public Registry says the registered data 'shall be public and available to any person for viewing', and an extract — which names the owner — is issued to any person on payment of a fee: 13 GEL online, 20 GEL at a counter (next working day). Ordering runs through the my.gov.ge portal; there is no free owner-name search and no bulk owner file, and NAPR publishes only aggregate statistics.
Is ownership public?Public, but one paid search at a time
Cost of one title searchExtract from the Public Registry: 13 GEL (1 working day, via internet) or 20 GEL (1 working day, at a counter); 52 GEL / 75 GEL same-day; English-language extract +26 GEL (NAPR Fees and Terms, Informational Services)
Bulk ownership dataNone published
Sale pricesAggregates only — no individual sales
1
The marquee buildings
The towers that set the tone of the core, and who holds them. A price is the price a document states, on the date it states — not an estimate of what the building is worth now.
| Building | Use | Owner | Owner type | Last price paid |
|---|---|---|---|---|
| Shota Rustaveli Tbilisi International Airport (TBS) Airport settlement, Samgori district, c. 17 km south-east of central Tbilisi 25,000 m² terminal usable area (2007) plus a 12,000 m² arrivals terminal (2017) |
Civic | United Airports of Georgia LLC (100% State, Ministry of Economy and Sustainable Development) UAG's own page: 'a 100% state-owned enterprise under the Ministry of Economy and Sustainable Development of Georgia… owns all three international and three domestic airports'; Tbilisi and Batumi 'are handed over to the private company – "TAV Urban Georgia" for management, however the property itself of the airports belongs to the United Airports of Georgia'. Wikipedia (s8): operated by TAV since October 2005; US$90.5 million reconstruction completed February 2007; US$33 million arrivals-terminal project 2017; 4,750,830 passengers in 2024. The concession end date is reported differently (2027, 2031, 2037) and was not confirmed from a primary document. |
Government | —A |
| Parliament of Georgia building 8 Shota Rustaveli Avenue, Mtatsminda, Tbilisi 0118 |
Civic | Parliament of Georgia (State of Georgia) Wikipedia's infobox: built 1933–1953; 'Owner: Parliament of Georgia'; listed Cultural Heritage Monument of Georgia (designated 1 October 2007, registry item 4845). Parliament sat in a new building in Kutaisi from 2012 to 2018; since 1 January 2019 Tbilisi is again its sole seat (s10). Tier B: no NAPR extract or State property list was opened — the 13 GEL extract sits behind the my.gov.ge reCAPTCHA portal — so the titleholder rests on the encyclopedia and on the building's use. |
Government | —B |
| The Biltmore Hotel Tbilisi (IMELI building and tower) 29 Shota Rustaveli Avenue, Tbilisi |
Hotel | Not established a paid title search would answer it Wikipedia: the 1938 IMELI building was delisted by the Government in 2007 and 'sold to the Capital Vostok company' for a Kempinski hotel; 'By 2008… the building was sold to the Abu Dhabi United Group'; in 2011 City Hall permitted a 36-floor, 138 m tower beside it; opened 31 July 2016 under Millennium & Copthorne's Biltmore Collection; 'About $140 million was invested… mostly by the United Arab Emirates-based construction company Dhabi Group'. 130 m / 32 floors per s13. The 2008 buyer is stated but today's titleholder is not: no filing or register extract was opened, so the owner is left blank. No sale price published. |
Not established | —B |
| Tbilisi Central Station (Tbilisi Central) Station Square (Sadguris Moedani), Chughureti, Tbilisi |
Civic | JSC Georgian Railway (100% JSC Partnership Fund) Wikipedia's infobox gives 'Owner: Georgian Railway'; opened 1872; 3 platforms; served by both metro lines at Sadguris Moedani. Georgian Railway states that 'The Georgian Partnership Fund owns 100% of its shares' (s4). Tier B: the owner rests on the encyclopedia; the station building also houses a commercial centre whose unit owners and leaseholders were not established. Georgian Railway's 2012 Bypass Memorandum would sell ~701,281 m² of central railway land to the Government once tracks leave the centre; the bypass is suspended (s6). |
Government | —B |
| Axis Towers Vake, Tbilisi (street address not opened) |
Mixed use | Not established a paid title search would answer it Two 147 m, 37-floor towers completed 2019 — Tbilisi's tallest per Wikipedia's list (s13). Developer Axis Development (founded 1998) says it built 'the first twin-skyscrapers "Axis Towers" in Georgia' (s14). The towers combine sold apartments, offices and a hotel; the developer is not the same as the titleholder of each unit, and no register extract was opened, so the owners of the commercial parts are not established. |
Not established | —A |
| Alliance Highline Tbilisi (address not opened) |
Mixed use | Not established the source would not open Wikipedia's list of tallest buildings (s13): Alliance Highline 1, 141 m / 42 floors, and Alliance Highline 2, 117 m / 35 floors, both 2023, Tbilisi — the city's tallest after Axis Towers. Developer Alliance Group; its project pages (alliancegroup.ge, listed in its own sitemap) returned HTTP 404 on 2026-10-21, so no developer page could be opened. Owners of the units and commercial floors not established. |
Not established | —B |
| Downtown Tbilisi / Trump Tower Tbilisi (planned) Adjacent to Tbilisi Central Park, Tbilisi 8 ha site; 46,500 m² retail, 42,000 m² office, 42,000 m² hotel, 251,000 m² residential |
Mixed use | Not established a paid title search would answer it Archi Group release of 17 Sept 2026: Trump Tower Tbilisi is 'the central component' of Downtown Tbilisi, 'a development valued at approximately US$2 billion'; 'Archi Group and INVIA are the principal partners and developers of Downtown Tbilisi'; The Sapir Organization participates; the tower is developed 'in collaboration with The Trump Organization' (a brand licence, per the release's wording). Located on eight hectares next to Tbilisi Central Park. The release names developers, not the titleholder of the land; no register extract was opened, so the site owner is left blank. The US$2 billion is a stated development value, not a price paid. |
Not established | —A |
| Boris Paichadze Dinamo Arena (national stadium) Tsereteli Avenue area, Didube–Chughureti, Tbilisi |
Institutional | Not established a paid title search would answer it Wikipedia: built 1976, renovated 2006, capacity 54,139 — 'the largest in Georgia'; home of FC Dinamo Tbilisi and the national football team. Its infobox gives 'Owner: Dinamo Tbilisi' with no citation, and the club's stadium page (fcdinamo.ge/en/club/stadium) returned 404. An uncited infobox is not enough to name a titleholder, so the owner is left blank. |
Not established | —B |
2
The core land
The most valuable ground in the city, and what the public record says about it.
Georgia publishes no parcel-level valuation roll and no per-sale price file; NAPR's open statistics count registrations by type and district, and title extracts naming owners cost 13–20 GEL each. The core is therefore described by the register's own volume counts and the City's land-use figures; no assessed value for any central parcel was found.
Purchase-sale registrations, Tbilisi (2025)70,039
NAPR statistics, registration zone Tbilisi: decisions on purchase-sale (ნასყიდობა) 70,039 in 2025 (68,486 in 2024; 61,672 in 2026 to 19 Oct); mortgages 82,012; gifts 13,210; inheritance 6,445. Data endpoint /api/statistic/landreg, read 2026-10-20.
First registrations of flats/units, Tbilisi (2025)43,928
NAPR statistics: 'Initial Registration for Apartment/Unit' 43,928 in 2025 (48,939 in 2024; 39,026 in 2026 to 19 Oct) — a proxy for new homes reaching title.
Properties held by individuals, Tbilisi (Oct 2026)872,044
NAPR gender-segregated statistics for Tbilisi, 19 Oct 2026: 442,797 properties owned by women, 386,346 by men, 42,901 jointly by a woman and a man; owners counted as 331,279 women and 276,046 men. Company- and State-owned property is not in this series.
City area / built-up area504 km² / 165 km²
Tbilisi City Hall, Tbilisi in Figures 2025: city area 504 km², build-up area 165 km², green space 145.5 km²; largest district Samgori 128.4 km².
3
Who owns the town
At this scale the significant owner is rarely a trust or a fund: it is one or two local holding companies, a family in its second or third generation, and often the land around the town rather than the buildings in it.
The great holders of Tbilisi ground are public: the State through its companies (United Airports of Georgia; Georgian Railway, owned by the Partnership Fund, whose central-city railway land is promised to the Government), the City of Tbilisi, which still sells tens of millions of lari of property a year, and the Orthodox Church, which has received land from the State since 2002 for a symbolic price. The National Agency of State Property's annual reports, which would give the State's Tbilisi inventory, could not be opened.
| Name | Type | Holdings |
|---|---|---|
| JSC Georgian Railway (Sakartvelos Rkinigza) — owned 100% by JSC Partnership Fund (State) Audited 2025 statements: land carrying amount GEL 374,003 thousand at 31 Dec 2025 , national. Under an April 2012 Bypass Project Memorandum the Government 'aims to purchase from the Group approximately 701,281 square meters of land plots with attached constructions which would be freed up as a result of the removal of railway infrastructure from Tbilisi city center'; consideration CHF 138 million (GEL 231,592 thousand) set against dividends; plots worth GEL 184,999 thousand were transferred 2012–2017 and GEL 46,593 thousand remain to be transferred. The Bypass itself was suspended; formal cancellation expected in 2026. Non-core property: GR Property Management Ltd. |
Government | Land at cost GEL 545.5 million, carrying amount GEL 374.0 million (31 Dec 2025, whole network); ~701,281 m² of central-Tbilisi railway land earmarked for sale to the GovernmentA |
| United Airports of Georgia LLC (100% State, Ministry of Economy and Sustainable Development) UAG's own page: 'a 100% state-owned enterprise… owns all three international and three domestic airports in Georgia'; Tbilisi and Batumi are run by the private TAV Urban Georgia under management, but 'the property itself of the airports belongs to the United Airports of Georgia'. No land area published. |
Government | Owns all 3 international and 3 domestic airports of Georgia, including Tbilisi InternationalA |
| City of Tbilisi (Tbilisi Municipality) — Property Management Agency Tbilisi City Hall's budget table (GEL thousand): 'არაფინანსური აქტივების კლება' (decrease in non-financial assets — the line that carries receipts from selling municipal property) 108,774.2 in 2024 actual, 85,000.0 in the 2025 plan and 70,000.0 in the 2026 plan, against total receipts of 1,989,330.5 / 2,085,967.8 / 2,259,563.7. The City sells its property through its Property Management Agency (ქონების მართვის სააგენტო), linked from the City Hall site to auction.tbilisi.gov.ge. No inventory or land area of municipal holdings was found. |
Government | Asset sales ('decrease in non-financial assets'): GEL 108.8 million actual 2024; GEL 85.0 million planned 2025; GEL 70.0 million planned 2026A |
| JSC Partnership Fund (State) — through JSC Georgian Railway Georgian Railway: 'The Georgian Partnership Fund owns 100% of its shares.' The railway's land and the central-Tbilisi plots promised to the Government are recorded under Georgian Railway above. |
Government | 100% of Georgian RailwayA |
| Georgian Apostolic Autocephalous Orthodox Church (Patriarchate of Georgia) JAMnews (2017): 'After concluding the 2002 agreement, the Patriarchy received 6270 hectares of land, and received at least 285 million lari from the government'; places of worship nationalised by the Soviets were returned in 1990; transfers run by presidential order, with the Patriarchate buying 'for the symbolic price of one lari or one dollar'; in Tbilisi the Church received a maternity hospital and a cardio clinic from the Shevardnadze government. National, 2017 figures; no current Tbilisi holding figure found. |
Institution | 6,270 ha received after the 2002 Constitutional Agreement (national, as of 2017); no Tbilisi figureA |
5
Who builds the houses
New-home building in this market: the volume, and the firms behind it. Ownership of a builder matters as much as its volume — a private-equity platform and a family firm behave differently.
New homes in Tbilisi are built by local developer groups that sell apartments off-plan, often 'white frame' or 'black frame', with in-house instalment plans — the developers act as lenders. NAPR registered 43,928 first registrations of flats and units in Tbilisi in 2025 (s3). No official league table of developers exists, and the market research houses' pages (Galt & Taggart, TBC Capital) render by script; the figures below are the developers' own.
| Name | Type | Scale (developer's own figure) |
|---|---|---|
| Archi Group Archi's own home-page counters, read 2026-10-21: '55 completed projects… 1 238 468 sq.m. ongoing construction… 20 years of experience… 31 ongoing projects… 1 568 653 sq.m. completed construction', 'Projects in every district of Tbilisi'. Company-wide, so it includes Rustavi and Kobuleti schemes; it sells apartments with in-house instalments 'up to 12 years without proof of income'. Archi and INVIA are the principal developers of Downtown Tbilisi (Trump Tower Tbilisi). Privately held; its own release names a co-founder as supervisory-board chairman. |
Private company | 1,568,653 m² completed; 1,238,468 m² under construction (55 completed, 31 ongoing projects)A |
| m² (JSC m2 Real Estate) m²'s finished-projects page lists 14 completed schemes, each marked 'გაყიდული' (sold), among them m³ Saburtalo (23 Marshal Gelovani Ave). It was 'the wholly-owned subsidiary of Bank of Georgia' in 2013 (s22). Its own news of 8 June 2026 says that with a transaction completed on 5 June 2026 the company passed to two private investors, one the founder of an investment group (s17). No unit count published. |
Private company | 14 finished projects listed, all marked soldA |
| Axis Development Axis says it was founded in 1998, built 'the first terrace residential house' and the first 'palaces' with service, and 'the first twin-skyscrapers "Axis Towers" in Georgia'; current schemes on its site include Axis Palace at Sairme St, Axis Avlabari and Axis Chavchavadze 49. No unit or floor-area total published. |
Private company | Founded 1998; built Axis Towers (2 × 37 floors, 147 m)A |
| Alliance Group Developer of Tbilisi's second-tallest towers per Wikipedia's list (s13); most of its towers are in Batumi (Alliance Privilege, Palace, Centropolis). Its own site returned 404 on every page tried, so no company figures were read. |
Private company | Alliance Highline 1 (141 m, 42 floors) and 2 (117 m, 35 floors), 2023B |
6
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Tbilisi's offices sit in business centres, mixed-use towers and stand-alone buildings with many independent owners; TBC Capital calls it 'a largely unregulated market, lacking standardized practices'. Per TBC Capital (via Investor.ge, 2025), Tbilisi holds 19 of the 34 shopping centres in Georgia's five largest cities and 56% of their 593,494 m² of retail space; average office rent US$23.4/m² in 2024 (Class A US$28, Class B US$15.1); shopping-centre vacancy 4.7% in 2024. No REIT exists and no landlord publishes a Tbilisi portfolio total, so the large mall owners (Tbilisi Mall, East Point, Galleria Tbilisi) are not established.
| Name | Type | Floor area / role |
|---|---|---|
| Archi Group and INVIA (Downtown Tbilisi, planned) Archi's release (17 Sept 2026) names 'Archi Group and INVIA' as 'the principal partners and developers of Downtown Tbilisi', valued at about US$2 billion, with The Sapir Organization participating. Planned space, not an operating portfolio; the land's titleholder is not stated. |
Developer | Planned 46,500 m² retail, 42,000 m² office, 42,000 m² hotel on an 8 ha siteA |
| GR Property Management Ltd (100% JSC Georgian Railway) Georgian Railway: 'GR Property Management Ltd was founded in 2009 and Georgian Railway owns 100% of its shares… aimed at non-profile real estate and mobile property management and income collection' — the railway's non-core real-estate landlord arm, with its own auctions and tenders pages. |
Government | No floor area publishedA |
?
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- Owners of the large shopping centres — Tbilisi Mall, East Point (85,000 m² per a travel guide), Galleria Tbilisi (former Univermag on Rustaveli) — no filing, register extract or dated sale announcement could be opened.
- Current titleholder of The Biltmore Hotel Tbilisi: Wikipedia says the building was sold to Abu Dhabi United Group in 2008; no later document confirms who holds it now.
- Tbilisi airport concession end date: reported as 2027 (Wikipedia), 2031 (GBC, Cloudflare-blocked) and 2037 (a 2012 TAV statement quoted in search results); not read from a primary document.
- Owner of Dinamo Arena: Wikipedia's infobox says FC Dinamo Tbilisi, uncited; the club's stadium page 404s.
- State property inventory in Tbilisi held by the National Agency of State Property (Ministry of Economy) — annual reports are behind Google Drive download links (robots-disallowed). A 2025 sale of a State building near Freedom Square for GEL 34.81 million (start price GEL 14.08 million) appears in search results from georgiatoday.ge, whose robots.txt bars ClaudeBot, so it was not opened.
- Didi Digomi: City Hall's sale of a 122 ha plot for GEL 97.7 million (start GEL 48.8 million) appears in search results from civil.ge, which is robots-disallowed; undated and not opened.
- Whether NAPR's application search on my.gov.ge shows issued extracts free of charge — the portal is reCAPTCHA-gated and was not used; the fee page states 13 GEL online.
§
Sources
- Law of Georgia on the Public Registry — Art. 6 'Access to information' (data public and available to any person for viewing); extract given to any person on payment of a fee — Legislative Herald of Georgia (matsne.gov.ge) · openA
- Fees and Terms — Informational Services (preparation of extract, cadastral plan, archive information) — National Agency of Public Registry (NAPR) · openA
- NAPR Statistics — Immovable Property Statistics (registrations by type, properties by owner gender), Tbilisi zone; data endpoint /api/statistic/landreg — National Agency of Public Registry (NAPR) · openA
- About us — 'The Georgian Partnership Fund owns 100% of its shares' — JSC Georgian Railway · openA
- Property management — GR Property Management Ltd, 100% owned by Georgian Railway, for non-core real estate — JSC Georgian Railway · openA
- Annual Report 2025 incl. audited IFRS consolidated financial statements (Note 12 PPE; Note 17; Note 22(e) advance received from the Government — Bypass Project Memorandum) — JSC Georgian Railway · openA
- About Us — United Airports of Georgia LLC — United Airports of Georgia LLC · openA
- Shota Rustaveli Tbilisi International Airport — Wikipedia · openB
- Georgian Parliament Building (Tbilisi) — Wikipedia · openB
- Parliament of Georgia (seat returned to Tbilisi from 1 January 2019) — Wikipedia · openB
- IMELI Building / The Biltmore Hotel Tbilisi — Wikipedia · openB
- Tbilisi Central Station — Wikipedia · openB
- List of tallest buildings in Georgia (country) — Wikipedia · openB
- About Axis — founded 1998; built the first twin skyscrapers 'Axis Towers' in Georgia — Axis Development · openA
- Archi Group and INVIA, together with their partners, present Trump Tower Tbilisi (17/09/2026) — Archi Group · openA
- Archi — home page 'About us' counters (completed and ongoing projects and floor area) — Archi Group · openA
- m²-ის შესახებ (About m²) incl. news of 8 June 2026: transaction completed 5 June 2026, new owners — m² (m2 Real Estate) · openA
- Boris Paichadze Dinamo Arena — Wikipedia · openB
- Tbilisi budget — receipts and payments (GEL thousand): 2024 actual, 2025 plan, 2026 plan — Tbilisi City Hall (Tbilisi Municipality) · openA
- Tbilisi in Figures 2025 (Economic Development Office) — land use, districts — Tbilisi City Hall · openA
- Capital of the Patriarchate: Property of the most influential institution in Georgia (7 Aug 2017) — JAMnews · openA
- BGH announces a US$14 million financing for M2 Real Estate from IFC (31 May 2013) — 'JSC m2 Real Estate, the wholly-owned subsidiary of Bank of Georgia' — Georgia Capital (news archive) · openA
- m² — finished projects (დასრულებული პროექტები) — m² (m2 Real Estate) · openA
- TBC Capital: Georgia's commercial real estate market sees rising demand, shifting vacancy trends (sponsored content, 6 Apr 2025) — Investor.ge (AmCham Georgia) · openA