Hisni

The Hisni residential complex in Tbilisi combines a technology-driven approach, high-quality materials, and strong construction standards. The concept is based on the precise interaction of engineering solutions and functional planning, with particular attention paid to reliability, safety, and practical everyday use. Modern construction technologies and proven materials create a durable structure that meets current requirements for urban real estate. The well-considered organisation of internal elements is aimed at creating conditions for peaceful living and comfortable recreation, bringing together aesthetics, functionality, and technical equipment.

Advantages

• a fully developed prestigious district;
• the riverside embankment within a few minutes’ walk;
• an expressive architectural concept;
• high-quality sound insulation;
• larger window openings;
• open balconies with city views;
• stylish entrance lobby design;
• underground parking for cars;
• split-system air conditioning;
• a variety of apartment layouts;
• conditions for comfortable movement for people with limited mobility;
• high ceilings of up to 3.0 metres;
• energy-efficient double-glazed windows;
• landscaped grounds with a security system;
• 24/7 video surveillance;
• green recreational areas;
• a swimming pool and sports facilities;
• commercial premises on the lower levels;
• on-site infrastructure within the residential complex;
• multi-level lighting;
• next-generation technological equipment;
• a high-speed elevator from an international manufacturer;
• various purchase options;
• a reliable developer with experience in completed projects.

About the location

The Hisni residential complex is located at 69 Tsotne Ketevan Dedofali Avenue in the Isani district, just a few minutes’ walk from the embankment of the Kura River. The riverside area offers opportunities for leisurely walks along the water, morning runs, or calm evening relaxation with river views. Proximity to the Kura gives the location its own visual character, creating a distinctive atmosphere throughout the year, from cool winter evenings to warm summer sunrises.

There are no large industrial facilities nearby, which has a positive impact on the overall environmental setting of Isani. At the same time, one of the city’s key roads runs close to the complex, providing quick access to different districts. This makes it easy to move around Tbilisi using the established road network without complicated logistics or unnecessary detours.

The convenient location combines the advantages of a major city with scenic river views and a calmer surrounding environment, a combination rarely found in central urban districts. The balance of transport connectivity and proximity to the embankment makes this location a valuable choice for those seeking harmony between the pace of city life and the opportunity to regularly enjoy a quieter setting by the water.

Local infrastructure

The area around the new development is rich in 24-hour stores and large supermarkets, allowing residents to buy essential goods at any time of day without depending on the opening hours of individual shops. The variety of retail formats makes everyday shopping noticeably easier and reduces the time spent on routine household tasks.

Less than 1.5 kilometres away, there are medical institutions offering a wide range of services. These include Guli Cardiology Clinic, private dental offices, a gynaecology centre, Tsulukidze National Centre of Urology, Geo Hospitals, and Saint John Medical Centre. Aramyants Hospital, which provides care for adult patients, is also located nearby. Pharmacies and diagnostic laboratories operating in the area make it possible to quickly obtain the necessary medication and medical support.

Within a 2-kilometre radius, there are educational institutions of various levels, including schools No. 87, No. 88, and No. 96, as well as major higher education institutions in the region: Tbilisi State University and Petre Shotadze Tbilisi Medical Academy. This proximity is especially valuable for families with children and students, as it reduces travel time and provides access to quality education.

Nearby bank branches simplify financial transactions and access to related services. Isani as a whole is well supplied with everyday amenities. Cafés, restaurants, pizzerias, chain coffee shops, beauty salons, and entertainment centres operate nearby, creating a lively urban environment around the new development. Together, these factors make Hisni an attractive choice for those who value developed infrastructure and prefer to live in an actively growing district with a wide range of services.

Transport accessibility

The area is distinguished by well-organised transport connections, providing quick access to different parts of the city. Isani Metro Station is less than 200 metres away, a distance that can be covered on foot in just a few minutes.

Ground public transport runs frequently, with the nearest stop located 75 metres from the building. It is served by buses No. 305, 309, 325, 333, and 393, as well as minibuses No. 462, 472, 528, 534, and 540. The intensity of service makes it possible to reach the desired part of the capital without long waits at the stop.

Tbilisi Central Railway Station is approximately five kilometres away, while Isani Bus Station is practically next door, making it easier to plan trips to other regions of the country. The international airport is located 14 kilometres away, and the journey by car usually takes around 20–25 minutes under normal traffic conditions.

For drivers, the location provides direct access to the main transport arteries. Proximity to Kakheti Highway and the Left Embankment offers a quick route both to central Tbilisi and beyond the city limits. The developed road infrastructure provides predictable travel routes, while convenient access to the opposite bank of the Kura further increases the appeal of this location for those who prefer travelling by private car rather than by public transport.

Technical specifications of the new development

The Hisni residential complex is an example of how high construction standards can be combined with a distinctive architectural language. The concept is based on energy-efficient technologies, an approach that directly affects residents’ operating costs and makes everyday use of the apartments more practical.

The towers are being built using monolithic frame technology, which provides structural strength and resistance to external loads. The exterior walls are made of thermal blocks, a material with strong heat and sound insulation properties, helping to maintain a stable indoor climate regardless of the season.

The architectural composition of Hisni is centred around four 36-storey towers with rounded volumes free from sharp corners. Each building reads as a closed cylindrical silhouette rising vertically without breaks or side projections. This curved geometry gives the entire complex a unified sculptural language: the tower façades are not divided into separate planes, but are perceived as a continuous rotating form, flowing smoothly around the full perimeter.

The vertical rhythm of the façades is created by a dense grid of narrow glazed sections placed one above another with mathematical regularity from the lower floors to the roofline. This frequent repetition of vertical lines turns the surface of each tower into something resembling a corrugated texture. The eye reads it less as a set of individual windows and more as a continuous material surface. In the evening, this structure becomes especially expressive: warm light from hundreds of apartments forms a glowing pattern that changes from floor to floor, transforming the silhouette of each tower into a vertical luminous sculpture against the night sky.

The top of the towers is designed as an architectural statement in its own right. The upper floors are gently rounded along the roof contour, so the silhouette does not end with a harsh horizontal line but receives a soft, almost organic finish. This technique strengthens the sense of formal integrity: the tower is perceived not as a stack of floors placed one on top of another, but as a single carved mass. All four buildings are connected by a shared podium, a multi-level base that visually and functionally unites the towers into one complex. The podium is clad in an ochre-toned lamellar structure that continues the curved logic of the upper volumes. Wave-like arched openings on the first level cut through this cladding in a regular rhythm, recalling an ancient arcade reinterpreted in a contemporary material. These arches create deep light-and-shadow modelling across the podium façade and visually lighten the massive base on which the high-rise towers stand.

The colour palette of the façades is built around the combination of warm ochre cladding on the lower level and more neutral grey-beige tones on the upper floors of the towers. This transition creates a visual hierarchy between the public base and the private high-rise section. Night-time architectural lighting reinforces this contrast: the podium’s arched openings are illuminated with warm light from below, while the towers shimmer with hundreds of individual lights from the apartments, creating a multilayered light image for the entire complex. The compositional asymmetry in the placement of the four towers, with different heights and unequal distances between the buildings, avoids the monotony typical of standard high-rise development. It gives the Hisni skyline a dynamic, irregular profile, perceived from different points of the urban surroundings as a unified yet internally varied architectural ensemble.

The building is connected to a full range of utilities, including water supply, electricity, gas, and sewage. An autonomous manifold-based heating system distributes heat evenly during the colder months, while split-system air conditioning allows residents to maintain the desired temperature in summer. Together, these engineering solutions make the apartments practical and energy-efficient throughout the year. The entrance area is equipped with an intercom system. Inside, a next-generation elevator provides fast and smooth movement between floors without unnecessary delays.

The entrance zones are designed with the needs of people with limited mobility in mind. The organisation of passageways and the absence of sharp level differences meet the requirements of a barrier-free environment. Fire alarm systems and other networks are connected to central utilities, increasing the overall operational safety of the new development.

The lobbies and common areas are designed in a unified stylistic language, where refined design is combined with practical functionality. Elegant lighting fixtures, high-quality finishes, and carefully selected decorative elements create a welcoming visual environment that highlights the high standard of execution throughout the project.

Landscaping and internal territory

The accessible roof of Hisni’s shared podium has been transformed into a full-scale courtyard, raised above street level and isolated from vehicle traffic. This solution gives apartment owners a rare opportunity in a dense urban setting: to enjoy greenery and open sky without leaving the complex and without crossing the flow of traffic below.

A significant part of the podium roof is occupied by greenery. Trees and shrubs are planted in groups, forming natural screens along the pedestrian routes, while winding paths with point lighting create soft, non-linear movement patterns through the courtyard. The lighting is positioned so that in the evening the routes remain clearly visible without a glaring effect. At the centre of one of the lawns, there is a round gazebo with a dome-shaped canopy. Its form echoes the wave-like plasticity of the tower façades, continuing the same curved compositional line at ground level.

The courtyard’s sports infrastructure is designed for different types of activity. Basketball and football courts are located next to each other and equipped with their own lighting system, making training sessions and games possible after dark. A padel court complements the range of sports areas, responding to demand for a less common but increasingly popular format of active recreation. A running track follows the perimeter of the courtyard, allowing residents to stay physically active without leaving the grounds. The swimming pool on the accessible podium roof becomes a centre of attraction during the warm season. The water surface visually continues the open layout of the courtyard and expands the range of leisure formats available without leaving home. The fitness centre, equipped with professional machines, is intended for regular workouts in any weather, while the spa area and aesthetic centre complement this wellness infrastructure with recovery and self-care services, from massage treatments to cosmetic rooms.

The gastronomic component is represented by cafés and restaurants located at podium level and within the arched openings of the lower tier of the towers. These arched niches, cutting through the first-floor cladding in a regular rhythm, are allocated for commercial premises, including a supermarket, pharmacy, bank branch, and office units. This distribution of functions turns the first level into an independent retail and business zone, allowing most everyday tasks to be handled within the building itself, without the need to travel to another part of the capital. This infrastructure is further complemented by a shopping centre within the residential complex, expanding the range of shopping and service options available to apartment owners.

The lobby area at the entrance is designed in a restrained palette. Warm ochre wall cladding is combined with green tones at the reception desk, while the brand name displayed on the wall creates a clear visual point of reference immediately upon entry. The design forms a representative first impression of Hisni and emphasises the unified stylistic line that continues from the façades to the interiors of the common areas. Security across the territory is provided by a multi-level system of measures. The video surveillance system operates 24/7 and covers key entrance points, the courtyard, and the underground parking area. Physical security complements the technical control system, while the concierge service at the reception regulates visitor access and promptly handles current organisational matters for apartment owners.

The underground parking is placed outside the open courtyard zone. This solution completely frees the podium roof from vehicle traffic and preserves its exclusively pedestrian and recreational character. At the same time, the commercial premises on the lower level are physically separated from the residential towers by the upper podium level, minimising the intersection between visitors to the commercial spaces and residents heading to their elevator halls.

Taken as a whole, the territory of the Hisni residential complex is organised as a multilayered system, from the underground parking and commercial first level to the sports and recreational courtyard on the podium roof. Each level carries its own functional role, while the unified architectural and colour logic, visible from the tower façades to the lobby finishes, connects all these layers into a complete and recognisable image of the complex.

Apartment sales

Hisni brings together prestigious apartments of different sizes and layout configurations. The apartments are handed over in green frame condition — a level of completion in which the walls, floors, and ceilings are prepared for final finishing, while utility distribution has been fully completed.

Labour-intensive rough works, including plastering, surface levelling, pipe installation, and electrical wiring, are completed before the keys are handed over to the owner. The buyer can then move directly to the decorative stage: painting or wallpapering the walls, laying tiles, parquet, or laminate flooring. This level of readiness shortens the time needed before moving in, reduces the risk of rework and hidden defects, and is financially more advantageous than purchasing an apartment with zero-level readiness. The savings on materials and labour can be significant. This degree of preparation makes the apartments attractive both for permanent residence and for investment ownership.

Three-metre ceilings visually increase the internal volume of the rooms and enhance the sense of scale within the interior. The range of layouts meets different needs: compact studios starting from 37 square metres are offered alongside two- and three-room apartments of up to 106 square metres. This variety of sizes is designed for a wide range of buyers, from those looking for a compact home for individual use to families who need a larger area and a more developed internal structure.

Reinforced entrance doors are installed before the apartments are handed over, ensuring a high level of protection from the very first day of ownership. The price of the apartment includes complete electrical wiring throughout the unit, which speeds up the subsequent finishing stage and eliminates unexpected additional costs. The utilities are designed with practicality and long-term operational reliability in mind. Open, unglazed balconies bring natural light and fresh air into the living spaces, visually connecting the interior with the outside environment. An apartment can be purchased with a cash payment. Transaction support is provided with professional consultation from specialists, and the contact phone number is available on the official website.

Hisni demonstrates a systematic approach to construction, where advanced engineering principles, a wide choice of layouts, and a flexible purchase scheme are brought together within a single coherent concept. The development is aimed at a broad audience that values rational planning solutions, technical equipment, and a clear organisation of everyday processes.

About the developer

The project is being implemented by Biograpi, a developer that has quickly established a visible presence in the capital’s construction market. The company was founded in 2022 and soon positioned itself as a developer focused on high standards of execution. Over the past few years, Biograpi has built a reputation as the creator of large-scale concepts in which engineering precision is organically combined with expressive architectural appearance.

The developer’s work is built around the idea of a holistic approach. Equal importance is given to the form of the buildings and to the logic of their interaction with the surrounding environment. Detailed work on layouts, careful organisation of adjoining territories, and meticulous selection of materials make the brand’s buildings easily recognisable. Here, functionality and aesthetic intent are inseparable: each aspect strengthens the other rather than existing independently. It is precisely this interdependence that turns ordinary development into an architectural statement of its own.

The main principle is to build homes that reflect the spirit of the time while preserving an individual and refined character. Biograpi does not limit itself to meeting the current expectations of the market. The developer aims to shape new reference points in the region’s construction culture. Engineers, architects, and designers work as a single team, combining technological precision and artistic perception into a coordinated system where aesthetics are not sacrificed for structural strength and durability. This collaboration between specialists from different fields is a working principle that runs through every stage of construction, not a formal declaration on paper.

The brand’s projects gain their own distinctive voice through expressive façade plasticity, precise geometry, and careful work with visual rhythm. Light, shadow, and material texture interact with one another, creating a sense of lightness while preserving the monumentality of the overall forms. This balance makes Biograpi buildings recognisable and emphasises their status-driven character: the buildings are immediately readable at first glance and continue to hold attention when examined in detail. The façade treatment here is a natural expression of the internal structural logic rather than a superficial decorative gesture.

The company consistently updates its construction methodology by introducing engineering principles that improve the durability of structures and the long-term efficiency of building operation. Biograpi’s work is based on respect for aesthetics and for the real needs of future owners. Attention is given to every detail, from the structure of the façades to the organisation of the surrounding territory. The buildings are perceived as environments that convey calm and confidence: functionality here resonates with refined visual logic rather than contradicting it.

The brand’s energy is directed toward shaping a new vector in the region’s construction industry. Biograpi is steadily moving toward making its buildings symbols of reliability and aesthetic taste. This is the result of deep interaction between design and a thoughtful construction philosophy, where the conceptual idea becomes a way to emphasise the value of everyday living. Professional discipline, combined with creative boldness, forms Biograpi’s own architectural style: expressive, technological, and future-oriented. The brand’s buildings reflect a commitment to quality, where construction precision and aesthetic intent come together in a single voice and strengthen one another.