Property management in Tbilisi for owners who live abroad
Bude lets and manages apartments in Tbilisi for owners who live abroad: tenant sourcing and vetting, the bilingual lease, move-in inventory, rent collection, repairs and a monthly statement.
Citywide asking rents were $10.1 per square metre a month in July 2026.
Who will rent it
Bude started as a student-rentals agency and still places students every intake, in August and January, from a Facebook group of 19,800 and its Instagram audience. Professionals and families come by referral.
Students sign for the academic year with a parent as guarantor where we ask for one; professionals sign for two years. Every tenant is met in person, and every lease names the registered owner.
Lease and deposit rules
Leases are written in Georgian and English, name the owner as registered at the Public Registry, state the rent and its currency, the deposit and the exact conditions for its return, who pays utilities and the building fee, and the notice period. The deposit is one month, held as the lease says, and returned within 14 days of a clean inventory. Move-in and move-out inventories are photographed. A notarised lease lets either side get a writ of execution from the notary without going to court.
Currency: rents in Tbilisi are quoted and usually paid in US dollars; tax, utilities and the building fee are in lari. At the National Bank rate of 2.6218 on 25 September 2026, a $700 rent is ₾ 1,835. The lease says which currency the rent is fixed in.
These rules are for an individual owner. A company that owns the apartment pays 15% profit tax when it distributes, plus 5% on dividends, and once its rent passes GEL 100,000 in twelve months it must register for 18% VAT. Confirm your own case with an adviser.
How the money moves
You receive a statement every month
Rent received, our fee, any repair with its receipt, and the balance. One page, by WhatsApp or email, in English.
Tax is declared by 1 April
Residential rent earned by an individual is taxed at 5% of the gross when no deductions are claimed, resident or not. Two conditions: the owner is entered in the Revenue Service landlord register by 1 April of the year after the first rental year (GEL 100 penalty, and unregistered rental income falls under the 20% rate), and the annual declaration is filed by 1 April. We register you under the power of attorney and hand your accountant the numbers, or file for you, and give you a Georgian tax certificate for your home-country return.
Repairs above an agreed limit are approved by you
Below the limit we fix it and send the receipt. Above it, we send two quotes and wait for your yes.
What a monthly statement looks like
One page, every month, in English. Round numbers for illustration.
| Line | Note | USD |
|---|---|---|
| Rent received | tenant paid on the 3rd, lease in USD | 700 |
| Repair | boiler service, receipt attached | −45 |
| Building fee | paid by the owner under this lease, ₾ 60 | −23 |
| Income tax set aside | 5% of rent received, declared annually | −35 |
| Balance before our fee | rent received less the lines above | 597 |
| Attached: the receipt for every repair, and once a year the Georgian tax certificate. | ||
Questions owners ask
Do I need to come to Tbilisi to sign?
No. A notarised power of attorney lets Bude sign leases and deal with the Public Registry and the utilities on your behalf. It can be signed at a Georgian consulate, or at a local notary and apostilled. We send you the wording in advance.
What happens if the tenant stops paying?
The lease sets a notice period and the deposit covers the first shortfall. We contact the tenant the day rent is late, and if it is not resolved within the notice period we start the exit and re-let. You are told at every step; nothing is written off without your yes.
Can you sell the apartment later?
Yes, under a written seller mandate, with the price and the fee agreed first. Resale after two years of ownership is free of income tax on the gain; inside two years the gain is taxed at 5%.
Tell Mariam the district, the size and whether it is furnished.