Abuli I Lane 3

The residential complex at 2, 1st Abuli Dead End in Tbilisi is a boutique residential building whose architecture emphasizes precision of construction and the practical value of every element. Its low-rise format gives the development an intimate character, while the selected technical solutions are designed for long-term operation and efficient use of all available spaces.

Advantages

• high level of comfort;
• private and welcoming atmosphere;
• expressive architecture and carefully designed common-area interiors;
• advantageous location with potential for further property value growth;
• a school located in close proximity;
• modern engineering and technical systems;
• aesthetically designed entrance area;
• carefully planned outdoor lighting;
• gated courtyard with controlled access;
• landscape design elements;
• underground parking for residents’ vehicles;
• barrier-free access for people with reduced mobility;
• low-noise elevator equipment;
• efficiently designed layouts;
• boutique format with only 23 apartments;
• connection to centralized utilities;
• 3-metre ceiling heights;
• several property purchase options;
• attractive pricing with investment potential;
• developer with proven project experience and a solid business reputation.

About the location

The residential complex at 2, 1st Abuli Dead End is located in the Isani district, an area characterized by a relatively quiet pace of life and some distance from heavily trafficked roads. The varied terrain gives the surroundings a distinctive character, with views of Old Tbilisi and Mtatsminda visible from the apartments. Differences in elevation add depth to the cityscape, while the panoramas change throughout the day.

The Kura River embankment can be reached on foot in approximately 20–25 minutes. Walking routes, cafés, and open-air spaces are located along the river, making this part of the city suitable for jogging, evening walks, and outdoor recreation.

The local street network provides convenient access to major roads and connections with different parts of the capital. Nearby public transport stops expand travel options for residents without private vehicles, while several possible routes make it easier to adapt journeys to current traffic conditions.

Educational institutions, service facilities, and commercial outlets are concentrated around the development. Their proximity reduces the amount of time required for everyday errands and makes it easier to organize the day between work, education, and leisure.

The historic character of Tbilisi is combined here with well-developed infrastructure. Cultural heritage, panoramic views, proximity to the river, and convenient transport connections give the location both visual appeal and practical value. The area may be of interest to buyers considering property either for permanent residence or as a long-term investment.

What is nearby

Isani offers well-developed infrastructure, allowing residents to handle many everyday tasks close to home. Educational institutions within a 10–20-minute walk include School No. 26 and Caucasus University.

Healthcare facilities include Archimede Clinic and Aversi 84 Pharmacy. Residents can consult medical specialists, purchase necessary medicines, and access relevant healthcare services nearby without lengthy journeys.

Administrative infrastructure includes the Embassy of Germany in Tbilisi and the Palace of State Ceremonies. Their proximity is convenient for attending official events, interacting with public institutions, and handling matters related to international contacts.

For everyday shopping, residents can use Spar and Carrefour supermarkets, grocery stores, and a flower market. The local retail network covers the main categories of everyday goods, allowing groceries and essential items to be purchased close to home.

Dining options include Lounge Terrace on Doki Street, The Stairs, Laliashvilebi’s Wine Cellar, Khinkali Master, and Nashi Sushi. The variety of formats makes these venues suitable for everyday lunches, meetings, and evening leisure.

Sports facilities include a basketball court, while cultural infrastructure is represented by an art centre and Rike Concert Hall. Gedevanishvili Park provides opportunities for outdoor walks. Local attractions include the Monument to Nikoloz Baratashvili and the Holy Trinity Cathedral of Tbilisi.

Financial and everyday services include Liberty Bank branches, postal service points, beauty salons, and a Wissol petrol station. These facilities are located within approximately one and a half kilometres of the development.

Overall, the surrounding area brings together education, healthcare, retail, dining, sports, culture, and everyday services. The high concentration of infrastructure helps reduce the number of necessary journeys and allows residents to organize their daily schedules more efficiently.

Transport connections

The development benefits from a well-established road network, allowing journeys around Tbilisi and beyond the city to be planned without excessive travel time. The historic centre is approximately 15–25 minutes away on foot, making it accessible without the need for transport.

A railway station is located around five minutes away by car, expanding the range of travel options within the region. Stops for minibus routes No. 478 and 525 are situated less than 90 metres from the development.

Tbilisi International Airport can be reached by car in approximately 30 minutes. This proximity is particularly convenient for business travel, meeting arriving guests, and regular international journeys, as it reduces the time required to reach the airport.

Additional transport connectivity is provided by major roads leading to different districts of the city and suburban areas. Several possible access routes allow residents to select the most suitable journey depending on traffic conditions and the time of day.

Overall, the location offers a well-developed transport network, with public transport stops, a railway connection, and major road routes all situated nearby. This makes it possible to organize travel within the city, throughout the region, and beyond according to current needs and available journey time.

Features of the development

The residential building at 2, 1st Abuli Dead End in Tbilisi is designed around the contrast between two materials: warm terracotta-toned brick and dark, almost black metal volumes inserted into the masonry at different angles. This approach breaks the five-storey mass into several blocks of varying heights, allowing the building to read not as a single monolithic box but as a composition of volumes shifted in relation to one another.

During construction, priority was given to the strength of structural connections and the efficient use of building technologies. All materials used comply with current regulatory requirements and were selected with the climatic conditions of the region in mind. This choice supports the long-term operation of the property, helping preserve its key characteristics and reduce the need for major repair works in the future. The building is based on a monolithic reinforced-concrete frame system designed to withstand significant operational loads. The load-bearing elements absorb the main stresses, allowing the structure to maintain stability and its specified parameters. The selected technology also helps preserve the original geometry of the building over an extended period of use.

Brick with pronounced thermal insulation properties is used for the external walls. The material helps maintain a stable indoor temperature during seasonal weather changes. The selected construction components are designed for long-term use and contribute to the building’s resistance to environmental influences. The brick cladding has a subtly textured surface, giving the façade depth and creating a lively play of light and shadow during the day. On one side of the building, the brick rises as a continuous surface from the plinth to the cornice, emphasizing the verticality of the corner section. On the opposite side, the masonry alternates with large glazed recesses opening onto the terraces of the upper floors.

The balconies are treated differently depending on their location. On the main façade, they are designed as deep loggias with tempered-glass balustrades that allow light to pass through and visually lighten the building’s mass. On the other elevations, cantilevered balconies with simple dark metal railings predominate. This contrast gives the building two distinct visual identities depending on the viewing angle: transparent and light from one side, graphic and restrained from the other.

Window openings are grouped into large vertical and horizontal blocks framed in dark metal. These frames visually cut through the brick mass and connect several floors into unified compositional bands. At the corners, glazing extends across two adjoining façades at once, forming transparent volumes that project beyond the main wall plane and resemble bay windows inserted into the masonry. The ground floor is designed as an open and extensively glazed zone. Tall floor-to-ceiling openings framed in dark metal lead to the entrance area, while the projecting upper floors form a long canopy above the entrance. This protects the approach to the building while visually separating the ground level from the residential floors above.

The upper floor is partially set back from the main façade line, creating space for terraces with greenery. Shrubs and climbing plants along the balustrades soften the geometry of the upper level and add a natural element to the building’s silhouette against the surrounding tree canopies. At night, directional lighting reveals the structure of the façade. Warm illumination highlights the brick surfaces, while cooler reflections appear on the glass balcony balustrades. The dark metal recesses become deep shadowed voids in the evening, emphasizing the layered plasticity of the architecture. This contrast between light and shadow makes the building a particularly expressive element of the surrounding streetscape after dark.

The engineering utilities are connected to centralized electricity and water supply networks. Internal infrastructure includes emergency notification systems, an intercom system, and wayfinding signage that makes movement through the building easier. Elevators with high load capacity and smooth movement mechanisms provide transportation between floors. The ventilation equipment is designed to maintain continuous air exchange inside the premises. Organized air circulation helps maintain appropriate sanitary conditions and a comfortable indoor environment. The entrance area is designed with the needs of people with reduced mobility in mind, making the building accessible to a wider range of residents and visitors.

Durable finishes and materials suitable for intensive everyday use are applied in common areas. The lobby follows a restrained design concept, while its finishing materials are selected to withstand regular foot traffic and retain their original appearance over an extended period. The chosen textures support the neat character of the interior and correspond to the function of the entrance area.

Structural reliability, technical equipment, and architectural execution together reflect the high standard of the project. The development combines a stable structural base, efficiently organized internal areas, and an expressive façade. The engineering and construction solutions used are designed for long-term operation, helping preserve both the practical value of the property and its principal performance characteristics.

Landscaping and courtyard areas

The territory surrounding the complex is organized with a clear separation between vehicle and pedestrian routes. Asphalt is used for driveways and is designed to withstand continuous operational loads, allowing vehicles to move freely while helping the road surface retain its original properties for longer. Pedestrian paths are paved with materials resistant to temperature fluctuations and long-term wear. The routes follow a clear layout, connecting the main courtyard areas, parking levels, and building entrances. Free spaces between the primary circulation routes are reserved for leisurely walking.

Quiet recreation areas are provided within the courtyard. Wooden gazebos and fixed benches are installed in selected locations, with naturally shaded areas nearby. Residents can spend time outdoors, read, or socialize in a calm setting. Landscaping includes trees and shrubs planted along the perimeter and pedestrian paths. The greenery also performs a practical function by helping reduce dust in the air and partially dampen noise coming from outside the complex.

A 24-hour video surveillance system monitors the grounds and records activity throughout the day. Cameras are directed toward the main entrances, internal courtyard areas, and vehicle access routes. This equipment allows key zones to be monitored continuously, helping identify unusual situations in a timely manner and maintain the required level of security.

Parking spaces are distributed according to their intended use. Surface parking areas for short-term stops are positioned away from the main pedestrian routes. Long-term vehicle storage is provided in the underground parking facility. By accommodating most cars below ground, the courtyard remains more open, while pedestrian movement is separated from the primary parking flows.

Landscaping performs practical functions throughout different seasons. During periods of intense sunlight, tree canopies provide shade to selected areas, while shrubs help visually divide the grounds into separate zones. Plants positioned along pathways and around the perimeter help maintain a neat courtyard appearance with regular care and contribute to a more pleasant outdoor environment.

The gated courtyard limits access by unauthorized visitors and reduces the influence of external factors on the internal territory. The space provides opportunities for spending time with children, engaging in physical activity, and enjoying quiet outdoor recreation. The courtyard layout, paving materials, landscaped areas, and security systems are united by a common functional logic. Each element occupies a defined place within the overall structure and works together with the others, helping the courtyard maintain an organized appearance and a clear pattern of use.

Apartments for sale

The residential complex at 2, 1st Abuli Dead End offers several types of apartments designed for different property-use scenarios. The range includes options for individuals, couples, and families with children. A variety of sizes and configurations allows buyers to take household composition, daily routines, and individual lifestyle requirements into account. Efficiency was the main principle behind the layouts: each part of the floor area has a functional purpose, while circulation zones are kept to a minimum.

Apartment sizes range from 29 to 74 square metres. Depending on the selected option, layouts include between two and four rooms. This allows separate rooms to be used as bedrooms, a home office, or a guest room, while larger apartments can accommodate a spacious kitchen and dining area. The room arrangement is designed to support logical movement between functional zones and allow furniture to be positioned without sacrificing useful floor area. The geometry of the rooms also makes it possible to adapt interiors to individual needs without major alterations to the original layout.

The apartments are handed over in green frame condition. At the time of handover, the walls are plastered and prepared for painting or wallpapering. Floor and ceiling surfaces are ready for the subsequent installation of parquet, laminate, or tiles. Electrical wiring, water supply, heating, and sewage systems are already distributed throughout the apartment. The final stage of finishing is therefore limited to decorative works such as painting or wallpapering walls, installing flooring and tiles, and fitting sanitary equipment and interior doors. The green frame format allows owners to choose the materials, colour palette, and overall character of the future interior themselves. At this stage, the volume of remaining construction work is relatively limited, allowing the apartment to be prepared for use within a comparatively short period. This option may be suitable both for personal residence and for subsequent rental, as the property can be brought to a finished condition without the need for extensive construction works.

Several financing options are available for buyers wishing to purchase an apartment in the development. Payment can be made using personal funds or through mortgage financing provided by a partner bank. A mortgage allows the cost to be distributed over a longer period and enables buyers to select a level of financial commitment suited to their individual circumstances. The availability of several payment options broadens the choice of transaction terms and makes it possible to determine an appropriate financing structure in advance.

Proven construction technologies were used in the development at 2, 1st Abuli Dead End, while the quality of execution was monitored throughout the entire construction cycle. Consistent inspection of key stages helps preserve the building’s operational characteristics and maintain its value over time. Taken together, the functional layouts, green frame finish, and several financing options make the development a practical choice for buyers seeking a property that can be adapted for personal needs or used for investment purposes.

Construction company

Niabi Residence has been operating in the real estate market since 2025, building its internal processes around responsibility, precise planning, and fulfilment of its commitments. The company has focused on the clear organization of working procedures and consistent results. This approach has helped it strengthen its business reputation in a relatively short period and establish stable relationships with partners and buyers. Completing its objectives within agreed deadlines has played an important role in building trust.

The results of the company’s construction initiatives reflect the professional level of the Niabi Residence team. Its specialists have extensive experience in property development and construction accumulated over many years of industry practice. Knowledge of construction technologies, regulatory requirements, and organizational procedures helps maintain the required level of quality at every stage, from planning through to commissioning. Completed projects demonstrate engineering precision, careful execution, and consistent contractor supervision. Construction processes are organized through a management system focused on reducing operational risks and meeting scheduled deadlines. Regulated procedures, quality inspections, and coordinated work between participants allow deviations to be identified in a timely manner and help prevent disruptions typical of large-scale construction projects. As a result, performance indicators remain stable and the company continues to strengthen its position within the industry.

The gradual increase in project volumes, strong operational discipline, and attention to long-term results have reinforced Niabi Residence’s market position. Trust from business partners has become a foundation for further cooperation and the expansion of professional relationships. Accumulated experience allows the company to define its future direction with confidence while maintaining demanding standards for execution quality and stable management processes. Today, Niabi Residence continues to develop its operations and strengthen its position, demonstrating the effectiveness of competent management, a strong professional team, and a responsible approach to every stage of work. Information about completed initiatives, current projects, and planned areas of development is available on the company’s official website, where up-to-date information for partners, buyers, and other interested parties is published.