Limited availability
Tbilisi Hills Golf & Residences
331-hectare golf and residential community in Krtsanisi — the only professional 18-hole golf course in Georgia, 15 minutes from central Tbilisi. Projected rental yield 10–14%, capital growth 20–30% by completion.
LAUNCH PRICE
From USD 173,400
PAYMENT PLAN
TBC
HANDOVER
TBC
ROI POTENTIAL
10–14%
About the Project
Overview of Tbilisi Hills Golf & Residences
Tbilisi Hills Golf & Residences is a 331-hectare residential and golf community in Krtsanisi, 15 minutes from central Tbilisi and 15 km from the international airport. The development combines apartments, penthouses, private villas and land plots from 1,100 sq.m — all with panoramic views over Tbilisi, the Shavnabada Monastery and the Caucasus mountains. At its centre sits Georgia's only professional 18-hole golf course, designed by Finnish architect Lassi Pekka Tilander and ranked in the Top 100 golf courses of continental Europe. Total investment in the project reaches EUR 300 million. Construction uses premium European materials: Schuco glazing, Laminam ventilated facades and Schindler elevators. The project holds the FIABCI Prix d'Excellence award for ecological design and energy efficiency.
Tbilisi Hills golf course — on-site
Shavnabada Monastery — 10 min
Central Tbilisi — 15 min
Tbilisi International Airport — 15 km
Project Details
Starting Price
From USD 173,400
Handover
TBC
Payment Plan
TBC
Area
From 57 sq.m
Property Type
Apartments, penthouses, villas, land plots
Bedrooms
1–4BR + land
Developer
Tbilisi Hills Golf & Residences
Location
Krtsanisi, Tbilisi, Georgia
Signature Features & Exclusive Amenities
Tbilisi Hills occupies 331 hectares in Krtsanisi, one of Tbilisi's quietest and greenest districts, 15 minutes from the city centre via two independent roads. The development combines residential, leisure and commercial functions within a single master plan — boutique four-storey apartment buildings, penthouses and private villas set around Georgia's only professional 18-hole golf course, a 20,000 sq.m central park with a 15 km running track, and a 7,878 sq.m sports and wellness complex under construction. Restaurant ONO at Hills is already open on-site.
- 18-hole championship golf course
- Golf Academy
- Sports and wellness complex
- Indoor and outdoor swimming pools
- Tennis courts
- Pickleball courts
- Gym
- Yoga studio
- Spa and sauna
- Restaurant ONO at Hills
- Clubhouse — 1,667 sq.m
- Club bar
- Golf accessories shop
- Central park — 20,000 sq.m
- 15 km running track
- Rock garden
- Hammock rest area
- Amphitheatre
- Kids' play areas
- Café, bakery, pharmacy and supermarket
- Private school (planned)
- 200 CCTV cameras
- 24/7 security patrol
- Professional property management
Property Types
Tbilisi Hills offers 1BR apartments from 57 sq.m and 2BR apartments from 102 sq.m, each with a balcony, terrace with sun shading and space for a private pool. Penthouses range from 104 to 293 sq.m with 2–4 BR, ceiling heights of 3.65 m and floor-to-ceiling glazing with city and mountain views. Land plots are available from 1,100 sq.m for private villa construction. All apartments feature 3.35 m ceilings, acoustic insulation, Schuco glazing, Laminam ventilated facades and Schindler elevators.
Property Type
Living Area
Starting Price
1-BR Apartments
1,227 sq ft
| USD 173,400 |
2-BR Apartments
1,700 sq ft
|
4-BR Penthouses
3,154 sq ft
|
Payment Plan
Payment plan information will be announced. Contact us for the latest details.
TBC
Down Payment
TBC
During Construction
TBC
On Handover
Investment Potential
Tbilisi Hills is the only residential project in Georgia adjacent to a professional golf course ranked in the Top 100 of continental Europe. Entry starts from USD 173,400 — significantly below comparable golf-course communities in Western Europe. Krtsanisi recorded 51% transaction growth in Q1 2025 year-on-year, one of the highest in Tbilisi. Projected rental yield is 10–14%, with capital growth of 20–30% by project completion, supported by Georgia's favourable tax environment: 5% rental income tax and no capital gains tax after two years of ownership.
As of 2026:
- Georgia's only professional golf course community ranked in Top 100 continental Europe
- 51% transaction growth in Krtsanisi, Q1 2025 (TBC Capital)
- Entry from USD 173,400
- Projected rental yield — 10–14%
- Capital growth 20–30% by completion
- 5% rental income tax
- No capital gains tax after 2 years of ownership
- No inheritance tax
- Residence permit from USD 100,000 investment
- 100% freehold ownership for foreign nationals
Gallery
Exteriors
Interiors
About Krtsanisi
Krtsanisi is one of Tbilisi's most sought-after residential districts — quiet, green and elevated, with panoramic views over the city, the Shavnabada Monastery and the Caucasus mountains. Located on the south-east edge of the capital, the district sits 15 minutes from central Tbilisi via two independent roads and 15 km from the international airport. Historically known as a diplomatic and government quarter, Krtsanisi has seen growing residential interest driven by its low-density character, natural setting and improving connectivity. Transaction volumes in the district grew 51% in Q1 2025 year-on-year — one of the highest growth rates across Tbilisi — reflecting sustained demand from both local buyers and international investors.
About Krtsanisi
Krtsanisi is one of Tbilisi's most sought-after residential districts — quiet, green and elevated, with panoramic views over the city, the Shavnabada Monastery and the Caucasus mountains. Located on the south-east edge of the capital, the district sits 15 minutes from central Tbilisi via two independent roads and 15 km from the international airport. Historically known as a diplomatic and government quarter, Krtsanisi has seen growing residential interest driven by its low-density character, natural setting and improving connectivity. Transaction volumes in the district grew 51% in Q1 2025 year-on-year — one of the highest growth rates across Tbilisi — reflecting sustained demand from both local buyers and international investors.
Attractions
Golf and nature in Krtsanisi, Tbilisi:
- 18-hole championship golf course — on-site
- Golf Academy — on-site
- Restaurant ONO at Hills — on-site
- Shavnabada Monastery — 10 min
- Central Tbilisi and Old Town — 15 min
- Tbilisi International Airport — 15 km
Healthcare
Medical care close to home:
- New Hospitals Krtsanisi — on-site
- Tbilisi Central Hospital — 15 min
- Aversi Clinic — 15 min
- GPC Clinic — 15 min
Education
Options for families:
- Private school — on-site (planned)
- British International School of Tbilisi — 20 min
- European School of Tbilisi — 20 min
- Tbilisi State University — 20 min
About the Developer
About the Developer — Tbilisi Hills Golf & Residences
Tbilisi Hills Golf & Residences is backed by Estonian investment group AS Skinest, founded by Oleg Ossinovski, with a total project budget of EUR 300 million — including EUR 70 million invested in golf course infrastructure and utilities alone. The development has received the FIABCI Prix d'Excellence award for ecological design and energy efficiency, and its 18-hole golf course is ranked in the Top 100 of continental Europe and twice nominated for the best golf course in Europe by the World Golf Awards.
FAQs About Tbilisi Hills Golf & Residences
Who is the developer of Tbilisi Hills Golf & Residences?
Tbilisi Hills Golf & Residences is backed by Estonian investment group AS Skinest, founded by Oleg Ossinovski. Total project budget is EUR 300 million, including EUR 70 million invested in golf course infrastructure. The project holds the FIABCI Prix d'Excellence award for ecological design and energy efficiency.
Where is Tbilisi Hills located?
Tbilisi Hills is located in Krtsanisi, on the south-east edge of Tbilisi — 15 minutes from the city centre accessible via two routes, and 15 km from Tbilisi International Airport.
What property types are available at Tbilisi Hills?
Tbilisi Hills offers 1BR apartments from 57 sq.m, 2BR apartments from 102 sq.m, penthouses with 2–4 BR from 104 to 293 sq.m, land plots from 1,100 sq.m and private villas by individual design.
What is the starting price at Tbilisi Hills?
Prices start from USD 173,400 for 1BR apartments. 2BR apartments start from USD 254,300, penthouses from USD 367,600. Land plots are available from USD 270–310 per sq.m. Villa pricing is available on request.
What payment plans are available at Tbilisi Hills?
Payment plan information will be announced. Contact us for the latest details.
When will Tbilisi Hills be completed?
Completion date will be announced. The golf course and restaurant ONO at Hills are already operational on-site.
What amenities are available at Tbilisi Hills?
Tbilisi Hills includes Georgia's only professional 18-hole golf course, Golf Academy, restaurant ONO at Hills, a 20,000 sq.m central park with a 15 km running track and a 7,878 sq.m sports and wellness complex under construction. A clubhouse, café, bakery, pharmacy, supermarket and private school are also planned.
What are the construction standards at Tbilisi Hills?
All buildings use premium European materials: Schuco glazing, Laminam ventilated facades and Schindler elevators. Standard apartments feature 3.35 m ceilings with balconies and terraces. Penthouses have 3.65 m ceilings and floor-to-ceiling glazing with city and mountain views.
Can foreigners buy property at Tbilisi Hills?
Yes. Foreign nationals can purchase property in Georgia with full ownership rights, without restrictions or additional permits. Transactions can be completed remotely, with title registration in 1–4 business days.
What residence permit options are available when buying at Tbilisi Hills?
An investment of USD 100,000 or more qualifies for an annually renewable residence permit. From USD 300,000 — a five-year investor residence permit with renewal rights. Six years of property ownership opens a path to permanent residency.
What are the tax advantages of investing in Georgia?
Rental income is taxed at 5%. There is no capital gains tax on property sold after two years of ownership, and no inheritance tax.
Is Tbilisi Hills a good investment?
Tbilisi Hills is the only residential project in Georgia adjacent to a professional golf course ranked in the Top 100 of continental Europe. Transaction volumes in Krtsanisi grew 51% in Q1 2025 year-on-year. Projected rental yield is 10–14%, with capital growth of 20–30% by completion — supported by Georgia's low tax environment and full freehold ownership for foreign nationals.
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