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Sioni Lake Resort & Spa by Archi, Tianeti, Georgia

Georgia's first 5-star mountain resort on the shores of Lake Sioni — 15 ha, 3,000 sq.m spa, aquapark, 5 restaurants and an ice rink.

LAUNCH PRICE

From USD 126.9K

PAYMENT PLAN

20/80 or 10/70/20

HANDOVER

2028

ROI POTENTIAL

10–12%

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Lake Sioni, Tianeti, Georgia, UAE,
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About the Project

Overview of Sioni Lake Resort & Spa by Archi 

Sioni Lake Resort & Spa is Georgia's first mountain resort of this scale — 15 ha on the shores of Lake Sioni at 1,100m above sea level. The project comprises a 5-star hotel with 132 rooms, 5 aparthotels with 400 apartments, and villas. Studios and 1–3BR apartments range from 32.8 to 118.3 sq.m — delivered fully furnished and equipped. Projected rental yield — 10% annually, projected capital growth by 2028 — 41.5%.

Tbilisi International Airport — approx. 1 hour

Tbilisi City Centre — approx. 1 hour

Tbilisi National Park — 25 minutes

Sabaduri Forest — 20 minutes

Project Details

Starting Price

From USD 126.9K

Handover

2028

Payment Plan

20/80 or 10/70/20

Area

from 32.8 sq.m

Property Type

Studios, apartments

Bedrooms

Studios – 3BR

Developer

Archi

Location

Lake Sioni, Tianeti, Georgia

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Signature Features & Resort-Style Amenities

Sioni Lake Resort & Spa is Georgia's first mountain resort on the shores of Lake Sioni, with infrastructure comparable to the best European alpine destinations. Across 15 ha: wellness facilities, restaurants and cafés, sports zones, cultural venues and spaces for business events — from a 3,000 sq.m spa and aquapark to ballrooms, an amphitheatre and a helipad. The resort is designed for year-round operation. Projected rental yield — 10% annually.

  • 3,000 sq.m spa & fitness centre
  • Aquapark & thermal infinity pool
  • 5 restaurants, bar & lounge
  • Cafés with terraces
  • Ballroom & conference rooms
  • Amphitheatre & open-air cinema
  • Winter garden & kids club
  • Concierge service
  • 3 km lakeside boulevard
  • Marina & fishing zone
  • Tennis & padel courts
  • Basketball, football & pickleball
  • Ice rink & zipline
  • Walking & cycling trails
  • Helipad
  • Rental management by Archi Hospitality

Property Types

Sioni Lake Resort & Spa offers four residence formats across five apartment hotels: studios from 32.8 sq.m, 1-bedroom apartments from 65.2 sq.m, 2-bedroom apartments from 81.3 sq.m, and 3-bedroom apartments from 118.3 sq.m. All residences are delivered fully furnished and equipped with appliances.

   Download All Floor Plans
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Property Type

Living Area

Starting Price

Studio

459 sq ft

Upon Request

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Studio

Living area

459 sq ft

Starting price

Upon Request

Check Availability
   Download All Floor Plans

Payment Plan

Two payment plans are available. Plan I: 20% on booking and 80% on handover. Plan II: 10% on booking, 70% during construction, and 20% on handover in 2028. Bank guarantee protection is available for an additional fee.

Option 1

10%

Down Payment

70%

During Construction

20%

On Handover

(2028)


Option 2

20%

Down Payment

80%

On Handover

Investment Potential

Sioni Lake Resort & Spa combines three investment advantages rarely found in one project. First, location exclusivity: Archi is the only developer with rights to build on the shores of Lake Sioni — no competing supply will emerge in this location. Second, strong financial metrics: projected rental yield of 10% annually and capital growth of 41.5% by 2028. Third, the year-round resort format ensures stable occupancy regardless of season. Tourism in Georgia is growing at 23.9% annually, with mountain ecotourism among the fastest-growing segments in the market.

As of 2026:

  • Rental yield — 10% annually
  • Projected capital growth by 2028 — 41.5%
  • Total ROI — 12%
  • Archi holds exclusive development rights on Lake Sioni
  • Tourism in Georgia growing at 23.9% annually
  • Georgia GDP +9.4% — one of the highest growth rates globally
  • 0% tax on resale after 2 years of ownership
  • 5% rental income tax
  • Full foreign ownership — no restrictions
  • Residency from USD 100K investment
  • No inheritance tax
  • Bank guarantee available for investors
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Gallery

Exteriors

Interiors

About Lake Sioni and Tianeti

Lake Sioni is located in Tianeti — a mountain district in northern Georgia on the border of the Greater Caucasus range, at 1,100m above sea level, 50 km from Tbilisi. The area is known for its untouched nature, pine forests and clean mountain air. The real estate market here is at an early stage of development — prices are significantly below Tbilisi levels, with growth potential driven by the rapid expansion of mountain ecotourism. Tourism in Georgia is growing at 23.9% annually, and Sioni Lake Resort & Spa is the first major resort project in the region. Tbilisi National Park is 25 minutes away, Sabaduri Forest 20 minutes, and Tbilisi city centre approximately one hour.

Area Page

About Lake Sioni and Tianeti

Lake Sioni is located in Tianeti — a mountain district in northern Georgia on the border of the Greater Caucasus range, at 1,100m above sea level, 50 km from Tbilisi. The area is known for its untouched nature, pine forests and clean mountain air. The real estate market here is at an early stage of development — prices are significantly below Tbilisi levels, with growth potential driven by the rapid expansion of mountain ecotourism. Tourism in Georgia is growing at 23.9% annually, and Sioni Lake Resort & Spa is the first major resort project in the region. Tbilisi National Park is 25 minutes away, Sabaduri Forest 20 minutes, and Tbilisi city centre approximately one hour.

Attractions

Nature & leisure near the resort:

  • Tbilisi National Park — 25 minutes
  • Sabaduri Forest — 20 minutes
  • Lake Sioni — on-site
  • Tbilisi city centre — approx. 1 hour

Premier Healthcare

Medical care within reach:

  • Tbilisi clinics & hospitals — approx. 1 hour
  • Emergency services available in the region

Elite Education

Options for families:

  • Tbilisi schools & universities — approx. 1 hour
  • Kids club — on-site
Area page

About the Developer

About the Developer — Archi

Archi is Georgia's number one developer with an 18% market share and 20 years of experience. The company has delivered 55 projects and over 1.5 million sq.m of residential space, attracting investors from 34 countries. Over 52,000 residents live in Archi communities. The management system is ISO-certified and audited by Deloitte. Archi holds exclusive development rights around Lake Sioni — the only developer in this location.

Developer's Profile

FAQs About Sioni Lake Resort & Spa

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Where is Sioni Lake Resort & Spa located?

The resort is located on the shores of Lake Sioni in Tianeti — a mountain district in northern Georgia at 1,100m above sea level, 50 km from Tbilisi. Tbilisi National Park is 25 minutes away, Sabaduri Forest 20 minutes, and Tbilisi International Airport approximately one hour.

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