The Gudauri Investment Guide

Can a foreigner buy property in Georgia?

Yes, and Georgia is one of the easiest countries in the world to do it in. There are no restrictions on foreign ownership of apartments, no purchase permit and no residency requirement. Title transfer is registered with the National Agency of Public Registry, usually through a Public Service Hall, and the Public Registry is fully digital, so ownership can be verified online before you commit. Ask your own lawyer for the current timing, the state registration charge and how rental income is taxed for you.

Georgia ranks near the top of the World Bank's Ease of Doing Business index for property registration.

Why buy in Gudauri rather than elsewhere in Georgia?

Gudauri is Georgia's premier ski resort: 2,200 metres of altitude on the lift operator's own figure, a season that reliably runs December through April, and about a two and a half hour drive from Tbilisi's international airport. Summer brings paragliding, hiking and a second season that has lengthened the rental calendar year after year. The comparison that matters is price per square metre: apartments in New Gudauri trade at a fraction of comparable ski-in / ski-out property in the Alps, while the resort's lift capacity and international visitor numbers keep compounding.

What are the two ways to buy an apartment in New Gudauri?

Altimera Ready: furnished, finished units that already meet the Altimera operating standard. They can join the Altimera Collection and start earning from the first week of ownership. Renovation pricing: units priced below market that need work, with the work scoped by Altimera's team for the specific unit; ask for the renovation budget in writing so the full cost is clear before you commit. Once renovated, the unit enters management as new stock.

How does the buying process work for a foreign buyer?

Four steps, and most international buyers complete the whole purchase in Georgia without travelling.

1. 1. Reserve. A short reservation agreement takes the unit off the market while the paperwork completes.
2. 2. Verify. Title and cadastral records are confirmed with the Public Registry. Every unit Altimera lists is pre-checked: Altimera records the cadastral number, the ownership history and any encumbrances before the listing goes live.
3. 3. Sign and transfer. The sale agreement is signed at the Public Service Hall, in person or through a power of attorney if you prefer not to travel. Title transfers the same day.
4. 4. Handover. Keys, meter readings and inventory. If you choose, the unit goes straight into Altimera management, with photography and listing setup handled for you.

What does owning a Gudauri apartment with Altimera involve?

Guest experience, housekeeping, maintenance, pricing and marketing are run by the Altimera team in New Gudauri, and owners receive transparent monthly statements. Owners keep full title and can sell, occupy or withdraw from management with notice. The Altimera management agreement is published openly on the site rather than sent out on request. A 2.5% Altimera Fee applies on a purchase, paid by the buyer at completion, covering title verification, transaction handling and handover.

The management agreement is published openly: read it here.

What occupancy do apartments in Gudauri actually achieve?

Across the 2025/26 ski season the Altimera Collection in New Gudauri ran at 70% occupancy. February was the strongest month, at around 90% occupancy across the collection, and some individual apartments were fully booked, at 100%, through the whole February high season. The context matters as much as the number: that was Altimera's first full season of operation, it ran through a period of regional disruption, and the operating side of the business was still being put together while it happened. Occupancy varies by apartment, by year and by how a unit is priced, so treat it as a record of what happened rather than as a forecast.

Altimera publishes it because nobody else here does: every other source on Gudauri property quotes an asking price, and none of them operates an apartment or reports what a season returned.

What a season actually looked like across the collection, month by month, is written up in how often a Gudauri apartment rents, and what a purchase costs line by line in what it costs to buy an apartment in Gudauri. If you already own here and want the operating side handled, Altimera manages apartments for other owners.

What is the wider Gudauri short-term rental market doing?

AirROI's Gudauri short-term rental report for August 2025 to July 2026 puts the market at 35.1% occupancy, a $125 average nightly rate and $5,886 in average annual revenue across 672 active listings. That is a full twelve months of Airbnb listings across the whole resort. Altimera's own 70% covers the 2025/26 ski season across every channel it sells on, so the two are not measured the same way and should be read side by side rather than divided into one another. What the market figure does show is the spread: 672 listings averaging 35.1% means a large number of apartments in Gudauri are let well below what an actively managed one achieves. Figures checked on airroi.com, 8 September 2026.