What it costs to buy an apartment in Gudauri

Buying an apartment in New Gudauri through Altimera costs the asking price plus a 2.5% Altimera Fee, paid by the buyer at completion. On top of those two sit the Georgian state registration charges and whatever you spend on your own legal and tax advice, neither of which Altimera sets or quotes.

On 13 September 2026 that put the least expensive apartment on the for-sale list at $51,250 and the most expensive at $194,750, before registration charges and advice. What follows is where those figures come from, what each line on the bill buys, and the two costs no listing shows.

What are the lines on the bill?

Four, and only one of them is set by Altimera.

• The price. On 13 September 2026 Altimera listed eight apartments for sale in New Gudauri, priced from $50,000 to $190,000, one of them on request. Six are finished to the Altimera operating standard and two need renovation.
• The 2.5% Altimera Fee. Paid by the buyer, at completion, on top of the price. It is not taken out of the seller's proceeds.
• State registration charges. Set by Georgia's National Agency of Public Registry rather than by Altimera, and separate from the fee.
• Your own advice. Legal and tax advice is taken independently. Altimera does not give it, and nothing here is advice on your position.

What does 2.5% come to in practice?

Worked from the prices on the list on 13 September 2026:

• First-Floor Studio, Block F4, 30 m², needs renovation: $50,000 plus a $1,250 fee, $51,250 in total.
• Studio Apartment, Block F4, 33 m², needs renovation: $68,500 plus $1,712.50, $70,212.50 in total.
• Stem, a 30 m² studio already part of the Altimera Collection: $78,000 plus $1,950, $79,950 in total.
• One-Bedroom Apartment, New Gudauri, 49 m², Altimera Ready: $115,000 plus $2,875, $117,875 in total.
• Two-Bedroom Residence, New Gudauri, 140 m², Altimera Ready: $190,000 plus $4,750, $194,750 in total.

These are asking prices on a live list, and the list moves. A $50,000 studio in Block F2 is still shown on it, already marked sold. Treat the arithmetic as the method and check the current price on the listing itself.

What does the fee pay for?

Three things, stated on every listing: title verification, transaction handling and handover. They map onto the four steps of a purchase.

• Reserve. A short reservation agreement takes the apartment off the market while the paperwork completes. Altimera does not publish a reservation deposit figure, so ask what it is, and on what terms it is held, before you sign.
• Verify. Altimera records the cadastral number, the ownership history and any encumbrances with the Public Registry before a listing goes live, so this step confirms rather than discovers.
• Sign and transfer. The sale agreement is signed at a Public Service Hall, in person or through a power of attorney if you would rather not travel.
• Handover. Keys, meter readings and inventory.

The fee is paid at completion, at the end of that sequence, not when you reserve.

What is not on the listing?

Two costs are worth pricing before you reserve anything, with anyone.

State registration charges. The National Agency of Public Registry publishes its own fee schedule. We have not reproduced a figure here, because the agency's site could not be read on the day this was written, and a registry fee quoted second-hand is precisely the kind of number that goes stale without anyone noticing. Ask your lawyer for the current charge on your transaction.

Your own lawyer, and a power of attorney if you complete remotely. Most of Altimera's international buyers complete without travelling, which means signing through a power of attorney. What that costs, and what the purchase means for your tax position at home, are questions for your own advisers.

Finished or unfinished: which one costs more?

The list offers a clean comparison at a single size. Stem, finished and already part of the Altimera Collection, is 30 m² at $78,000, which is $2,600 per square metre. The First-Floor Studio in Block F4, also 30 m², needs renovation and is priced at $50,000, about $1,667 per square metre. The gap between them is $28,000.

That gap is not a saving until the renovation has a number. The two are not identical apartments either: they sit on different floors with different outlooks, and a finished Altimera Ready price includes the furniture as well as the finish. The useful question is narrower. Does the scoped renovation, plus the time the apartment spends being renovated rather than let, come to less than $28,000?

Altimera scopes the renovation for each unit that needs it and can manage the work, so ask for that budget in writing before you compare the two. Then weigh the calendar. An Altimera Ready apartment can join the collection and let from the week the keys change hands; an unfinished one joins when the work is complete. Across the 2025/26 ski season the collection ran at 70% occupancy, and February was the fullest month at around 90%. A renovation still running in February costs the weeks that earn most.

What does it cost once the keys change hands?

This is where buying stops and owning starts, and it is a separate set of numbers.

Putting the apartment under Altimera management carries no upfront or onboarding fee. The management fee in the published agreement is 20% of net rental revenue, charged after platform commissions come off; like every bracketed figure in that document, it is completed at signature. What a Gudauri rental management agreement says goes through it clause by clause.

The same agreement asks the owner to keep the apartment insured with cover appropriate for short-term letting, and to keep utilities, building fees and taxes current. We have not put figures on those running costs here. They will be published when we hold real ones, not estimates. For the income side, how often a Gudauri apartment actually rents sets out what the 70% does and does not tell you.

Three questions to ask any agent in Gudauri

• Who pays the agency fee, the buyer or the seller, and when does it fall due?
• Was the title checked with the Public Registry before the apartment was listed, or will it be checked after I reserve?
• For an unfinished apartment, what is the scoped renovation budget for this specific unit, in writing?

An agent who answers all three before you reserve has told you most of what the purchase will cost.

Where to go next

Start with the apartments for sale. Every listing shows its asking price, or says it is on request, and whether it is ready to let or needs work, and the full dossier, floor plan and projected rental income under Altimera management are sent on enquiry. For the market and the purchase process in more depth, read the Gudauri Investment Guide. And if location is the deciding factor, what ski-in / ski-out means in New Gudauri explains why a 3.5 minute walk to the gondola matters to a guest, and so to an owner.