Georgia has drawn a wave of foreign buyers and investors over the last decade, and for good reason: property is affordable by European standards, rental demand in the popular districts is strong, and the tax treatment of rental income is genuinely light. But owning an apartment is one thing — running it well from another country is another. Time zones, language, viewings, a leaking radiator at 9pm, a tenant who stops paying, the utility office that only takes cash: these are the realities of being a remote landlord. Our property management service exists to take all of that off your plate.

Whether you bought a flat as a long-term investment, inherited one, or picked up a sea-view apartment in Batumi to let on a short-stay basis, we act as your local team on the ground. You stay the owner and keep full control of the big decisions; we handle the day-to-day so your property stays occupied, maintained and compliant.

Why use a property manager in Georgia?

If you live abroad, managing a Georgian property yourself is harder than it looks. The obvious problems are distance and language — most local landlords, contractors and utility offices operate in Georgian. The less obvious problems are the ones that cost you money: an apartment that sits empty because no one is showing it, a small maintenance issue that becomes a big repair because no one caught it, or a tenant dispute that drags on because you can’t be there.

A local manager solves the distance problem. We reduce vacant time by marketing and showing the property actively, protect the asset with regular inspections and prompt repairs, and keep the income flowing by chasing rent and bills on a schedule. For investors, the goal is to make the property work as an asset rather than a worry — though we never promise a specific yield, because no honest manager can.

What our property management service covers

We offer a full-service package, and you can take all of it or just the parts you need. The core elements are below.

Tenant finding and screening

We market your apartment across the channels local tenants actually use, handle the enquiries, and run the viewings on your behalf. Before anyone signs, we screen prospective tenants — checking identity, employment or income, and references where available — so the person moving in is one you would have chosen yourself.

Lease drafting and signing

We prepare a clear, enforceable lease that sets out rent, deposit, term, notice, responsibilities and house rules, and we manage the signing. A well-written contract protects you if a dispute ever arises, and it is something many DIY landlords get wrong. If you would like background on the tenant’s perspective and how leases work in practice, see our guide to the tenant side of renting in Georgia.

Rent collection

We collect the rent on schedule, follow up on late payments promptly and professionally, and pass your money on to you in a way that suits you. You see what came in and when, every month, without having to chase anyone yourself.

Maintenance and repairs

When something breaks, we coordinate the fix using trusted local contractors — plumbers, electricians, handymen — and supervise the work so it is done properly and at a fair price. For anything beyond a routine, low-cost repair, we check with you first. You will never get a surprise invoice for major work you did not approve.

Inspections

We carry out periodic inspections to catch small issues before they become expensive ones. Inspections at move-in and move-out, documented with photos, also protect your deposit position and your asset over the long term.

Utilities and bills

We handle the practical admin of utilities — electricity, water, gas, internet, building fees — making sure accounts are set up correctly, bills are paid on time, and meters are read at handover so the right party pays for the right period. This is exactly the kind of fiddly, in-person task that is painful to manage from abroad.

Owner reporting

You get clear, regular reporting on your property: rent received, expenses paid, maintenance carried out, and the occupancy situation. The aim is that you always know exactly how your investment is performing without having to ask. Because rental income in Georgia is taxable, good records also make your tax position straightforward — see how rental income is taxed, including the 5% option.

Short-let (Airbnb-style) management

If your apartment suits short stays — and many central Tbilisi and sea-view Batumi flats do — we can run it as a short-let instead of a long lease. That means listing management, guest communication, pricing, check-in and check-out, and cleaning and turnover between guests. Short-let can produce higher gross income in the right location, but it is more hands-on and more seasonal than a long lease, so we will give you a frank view of whether it makes sense for your specific apartment rather than a blanket promise.

Managing it all while you are abroad

The whole point of the service is that you do not need to be in Georgia for any of it. To let us act on your behalf — signing leases, dealing with utility offices, handling official matters tied to the property — you can grant us a power of attorney to authorise us to act for you. With that in place, we can do almost everything a resident owner could do, while you keep oversight and approve the decisions that matter. You receive your reports, your rent and your peace of mind; we deal with the radiator at 9pm.

If you have not bought yet, or you are weighing a second purchase as an investment, it is worth getting the acquisition right from the start. Our guide on buying property in Georgia as a foreigner walks through the purchase process, and we are happy to manage whatever you end up buying.

Who this is for

• Remote and foreign owners who own a Georgian apartment but live in another country and cannot manage it in person.
• Investors who want their Georgian property to perform as an income asset with minimal personal involvement.
• Owners who value their time and would rather pay a professional than spend evenings chasing tenants, bills and contractors.
• Short-let owners who want the higher potential of Airbnb-style letting without doing the daily guest management themselves.

Frequently asked questions

Do I need to be in Georgia for you to manage my property?

No. The service is designed for owners who live abroad. By granting us a power of attorney, you authorise us to act for you locally — signing leases, dealing with utilities and handling property matters — while you keep oversight and approve the major decisions remotely.

Can you guarantee how much my property will earn?

No, and you should be cautious of anyone who does. Rental income depends on location, condition, the market and the season. We will give you a realistic, honest view of what your specific apartment can achieve and work to maximise occupancy and yield, but we do not promise a fixed return.

Should I rent long-term or use short-let (Airbnb)?

It depends on the apartment. Central and sea-view flats can earn more gross income on short-let, but it is more seasonal and hands-on, while a long lease gives steadier, lower-maintenance income. We will assess your specific property and recommend the option that fits your goals.

How is the rental income I earn taxed?

Rental income in Georgia is taxable, and residential rental income can generally be taxed under a favourable flat rate rather than the standard personal rate. The rules have conditions, so see our dedicated guide on how rental income is taxed and the 5% option, and confirm your situation with a tax adviser.

Disclaimer: This page describes our property management service in general terms and is for information only. It is not legal, tax or investment advice, and nothing here is a promise of rental income, occupancy or yield, which depend on factors outside our control. Tax rules and regulations can change; confirm current requirements and your own position with a qualified professional before making decisions.