Short-Term Rentals: Where Occupancy and Average Check Are Higher—Batumi or Tbilisi

Short‑term rentals in Georgia: Batumi or Tbilisi — what to consider? 🏖️🏙️

Choosing where to operate short‑term rental property in Georgia requires more than a simple check of bookings. You must weigh seasonality, guest type, operating costs, and how much you can realistically earn after expenses. Below is a practical guide to help owners and investors decide between Batumi and Tbilisi.

1) Demand and seasonality

• Batumi sees strong seasonal demand tied to beach tourism, events and weekend trips. Peaks are concentrated in warmer months.
• Tbilisi generates year‑round demand: cultural tourism, business travel, and longer stays during festivals and conferences.

Takeaway: Batumi typically has higher peaks; Tbilisi offers steadier occupancy throughout the year.

2) Average rate drivers 💵

Average daily rate depends on neighborhood, apartment quality and services. In Batumi proximity to the sea boosts rates but also competition. In Tbilisi, unique or well‑positioned units (historic centre, creative neighbourhoods) can command a premium.

Key drivers of a higher average rate:

• professional photos and clear descriptions;
• convenient location and transport connections;
• extra services (airport pickup, early check‑in);
• reliable, fast communication and cleanliness.

Tip: use dynamic pricing to react to local demand and events.

3) Guest profile and stay length

• Batumi guests often book short vacations or weekend stays—families and friend groups.
• Tbilisi attracts tourists, business travelers and longer stays, including remote workers seeking multi‑week rentals.

Match your offering to the guest profile to improve both occupancy and revenue.

4) Operating costs and risks

Consider real costs: cleaning, utilities, repairs, taxes and platform commissions. Short stays increase turnover and cleaning expenses; longer stays reduce turnover but may lower nightly rates.

Risks:

• intense competition in popular areas;
• off‑season revenue drops (notably in Batumi);
• evolving local regulations or taxation changes.

5) Marketing and distribution

List on multiple platforms: global OTAs plus local channels. Highlight benefits like sea views or central locations, and be transparent about fees and rules.

Listing best practices:

• 10–15 high‑quality photos with natural light;
• clear amenity list and guest instructions;
• fast response time and clear check‑in process.

6) Practical owner strategy

• Define target guest (families, couples, business travelers).
• Choose property type accordingly: studio for solo and couples, two‑bed for families.
• Apply flexible booking rules: minimum nights during peak season, discounts for longer stays.
• Consider local property management if you’re not onsite.

7) Positioning examples 💡

• Batumi: “Sea‑view apartment” with AC, parking and transfer service — aimed at families and groups.
• Tbilisi: “Cozy central studio” with workspace and high‑speed Wi‑Fi — targeted at digital nomads and business visitors.

8) Decision checklist

• Do you need stable year‑round bookings?
• Can you handle seasonal marketing costs?
• Will you commit to frequent cleaning and guest turnover?
• Prefer steady monthly cashflow or high seasonal peaks?

If you want seasonal peak profits and proximity to the beach, Batumi may be preferable. For steadier year‑round occupancy and a diverse guest mix, consider Tbilisi.

Conclusion

Both cities present attractive opportunities for short‑term rentals, but their profiles differ. Success depends on correct positioning, efficient operations and awareness of guest expectations. If you want an easy way to start exploring available properties, use the property search or browse apartments on our site.

Ready to discuss a specific property or plan? Contact BuyHome — we’ll help assess location, set pricing strategy, and recommend the best management model.

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