Offices for sale in Tbilisi

Office real estate in Tbilisi

Office real estate is one of the most active segments of Tbilisi’s commercial property market. The city is growing rapidly, with more companies opening and increasing interest from both local and international investors. This drives strong demand for office space of all kinds — from small units in residential buildings to full-scale offices in modern business centers. The most popular districts are Saburtalo, Vake, and Mtatsminda, known for their developed infrastructure and new buildings.

Buyers can choose between modern offices in new developments — equipped with parking, security, and updated utilities — or older properties that offer flexible layout options. Prices vary depending on the area, size, building condition, and nearby amenities. Many entrepreneurs and investors see office space not just as a functional asset, but as a long-term investment with strong rental potential.

Office in a new development or an older building: which is better?

One of the first decisions buyers face is whether to purchase an office in a new development or an older building. Both options have their pros and cons, and the right choice depends on your business goals, budget, and flexibility.

Newly built offices usually offer modern infrastructure — such as 24/7 security, underground parking, elevators, and energy-efficient systems. They’re move-in ready and ideal for businesses that value image, comfort, and minimal hassle. These properties are especially attractive to tenants and often located in mixed-use developments with shops, cafes, and residential units.

Offices in older buildings are often more affordable and located in central areas with high foot traffic. However, they may require renovation and might lack modern systems or parking. That said, they offer greater freedom in customizing the space and can be a great option for creative or boutique businesses.

From an investment perspective, both can be profitable: new builds are easier to rent out right away, while older spaces — if purchased at a good price and upgraded — can offer strong returns. Before you decide, think through what matters most: speed and convenience, or flexibility and long-term value.

What drives office property prices in Tbilisi?

Office property prices in Tbilisi are influenced by several key factors — and understanding them can help you make a smarter investment. The most important is location: offices close to the city center, business districts, metro stations, and major roads generally cost more. Areas like Vake, Saburtalo, and Mtatsminda command premium prices thanks to their strong infrastructure and high commercial activity.

The type and condition of the building also play a big role. Offices in new developments tend to be more expensive, but they offer modern systems, security, elevators, and underground parking — all of which are attractive to tenants. Older buildings, on the other hand, are usually more affordable but may need upgrades like new wiring, plumbing, or layout changes.

Size and layout matter too. Smaller units in prime areas often have a higher price per square meter. Offices with their own entrances, storefront windows, or flexible zoning (for retail, showrooms, or services) usually cost more because of their versatility and higher rental potential.

Lastly, amenities can significantly impact value. Properties with 24/7 access, parking, surveillance, ventilation, and modern infrastructure are more in demand — and buyers are willing to pay extra for move-in-ready spaces that don’t require further investment.

Fully finished or shell office space: what’s the better option?

If speed and convenience are priorities, a finished office space is the way to go. These units typically include lighting, flooring, painted walls, working bathrooms, and sometimes even air conditioning. You can move in or rent them out immediately, which is ideal for business owners who want a fast setup. But this convenience comes at a higher price, and the interior design might not match your brand or needs.

Shell spaces (unfinished units) give you more flexibility and cost less upfront. They’re great if you want to create a custom layout or upgrade the finishes to increase value. Just keep in mind: you'll need time, money, and permits for the renovation, which can delay the space being usable.

In short: finished spaces save time, while shell spaces offer long-term value and customization. Your decision should depend on whether you're optimizing for speed or control over design and cost.

Key things to consider when buying an office in Tbilisi

Start with your goal: are you buying for your own company, to rent out, or as a general investment? That will guide your choice of location, size, and layout.

Location is everything. If you need the space for your business, choose somewhere convenient and well-connected. If you're buying to rent, look at high-demand neighborhoods like Saburtalo, Vake, or central Tbilisi. Proximity to transport, parking, and services like banks and cafes also increases value and tenant interest.

Don’t skip the legal checks. Make sure the property has a registered cadastral number, clear title, and isn’t legally tied to shared residential space. It’s also wise to arrange a technical inspection to avoid surprises after purchase.

Lastly, be realistic about additional costs: renovations, fit-outs, taxes, service fees, and monthly maintenance. Comparing listings on Korter.ge can give you a clear picture of the market and help you find the right office at the right price.