Real estate

The Best Property Management Companies in Tbilisi

Updated 15 firms checked10 ranked

This ranking is for owners of flats and commercial property in Tbilisi, living locally or abroad, who want a manager. The 10 companies on it were chosen from 15 looked at. Cards show how each charges (flat monthly fee, commission, share of income or fee on profit), which lets it runs, from nightly Airbnb stays to long-term leases and commercial buildings, what the service includes, from tenant screening to owner reports, and the languages its team speaks. Number 1 edges ahead overall, numbers 2 to 4 carry badges for a particular kind of owner, and the others follow by rank. How we rank

  1. 01 Best overall
  2. 02 Best for switching between short and long lets
  3. 03 Best for letting to expat and corporate tenants
  4. 04 Best for commercial buildings
  5. 05+Ranked in order

STRATOS

Best overall

Tbilisi firm founded in 2018 that manages long-term residential lets for owners living outside Georgia.

Updated
Why it ranks here
  • Charges one flat fee of 260 GEL a month for inspections, repair coordination and rent follow-up, prepaid for a year with the unused part refunded if you stop
  • Finding a tenant costs one month's rent, and the first consultation is free
  • The tenant pays rent straight into your own account, and STRATOS follows up as soon as a payment is late
  • You sign the lease remotely and STRATOS completes the signing in person with the tenant
  • Takes over flats that already have a tenant and keeps the existing lease terms
  • Handles only residential leases of 6 to 12 months in Tbilisi, which suits owners who want one long-term tenant rather than nightly guests
Long-term lets · Tenant placement · Inspections · Rent follow-up
Visit website +995 574 01 15 45

Wehost

Best for switching between short and long lets

Mtatsminda company founded in 2017 as a Startup Georgia winner, running short, mid-term and long-term lets.

Updated
Why it ranks here
  • Reports more than 400 apartments, over 83,000 successful reservations and more than 52 million GEL of income generated for owners
  • Takes a 25% commission on one standard apartment, 20% for owners with 2 or more apartments or a corporate deal, 15% on mid-term lets and 10% on long-term lets
  • Lists each flat on 6 or more booking platforms, resets prices daily with its own algorithms, checks every guest's history before arrival and runs check-in around the clock
  • Long lets include tenant screening, the lease, the deposit, monthly rent collection, repairs and a monthly report, and you approve the tenant before anyone moves in
  • Can move your flat between short, mid-term and long-term letting without a change of manager, and pays your income once a month
  • Manages property in Tbilisi, Batumi and Gudauri from its office at 13 Mtatsminda Turn
Airbnb management · Mid-term lets · Long-term lets · Dynamic pricing Mtatsminda
Visit website +995 32 219 42 22

RE/MAX Realty Park

Best for letting to expat and corporate tenants

RE/MAX office on Pekini Avenue whose rentals team finds tenants and manages flats for landlords overseas.

Updated
Why it ranks here
  • The owner pays a placement commission of 50% or one full month's rent, depending on lease length and how much management is included
  • Remote management covers tenant sourcing, photo-documented inventory, rent collection, utility bills, repairs and monthly accounting reports
  • Property lawyers draft each lease in Georgian and English, with penalty clauses for late rent and set rules for early termination
  • Checks each tenant's ID and ability to pay, and takes a security deposit of 1 to 2 months
  • Markets flats to expat professionals, diplomats and corporate tenants through a RE/MAX network of more than 140,000 agents in over 110 countries
  • Lets property in Tbilisi and Batumi from a 3rd-floor office at 5 Pekini Avenue, open on weekdays from 10am to 6pm
Long-term lets · Tenant screening · Bilingual leases · Remote management Saburtalo
Visit website WhatsApp +995 32 214 82 14

Cushman & Wakefield | Veritas

Best for commercial buildings

Commercial real estate firm at Vake Plaza, in Georgia since 2012, with a property and asset management team.

Updated
Why it ranks here
  • Its property and asset management service covers building management, facility management, lease administration, marketing and commercialisation, and accounting and financial reports
  • Names Silk Road Georgia, Microsoft, BP, m2 and Bank of Georgia among its clients
  • Trades through Veritas Brown LLC, an independent affiliate licensed to use the Cushman & Wakefield brand, and sits in a network of 52,000 employees in 60 countries
  • Property management enquiries go to Nina Kipiani, Partner and Head of Country
  • Also offers valuation, project management, brokerage and development advisory, which suits owners of commercial property more than owners of a single flat
Commercial property · Facility management · Lease administration · Financial reporting Vake
Visit website +995 32 247 48 49

Property Host

Short-let manager in Tbilisi, Batumi and three more towns, founded by Superhost Marine Partskhalashvili.

Updated
  • Offers a 75/25 split, where you keep 75% of rental income, or a fixed monthly fee set for each property
  • Both plans include cleaning, guest management, maintenance, tax handling and 24/7 support
  • Counts 50+ properties managed, 25+ of them in Tbilisi, 15+ in Batumi, 7+ in Kutaisi, 3+ in Poti and 2+ in Akhaltsikhe
  • Marine Partskhalashvili has more than 7 years in hospitality and has held Airbnb Superhost status for at least 4 years running
  • Replies to enquiries within 2 hours in business hours and deals with property emergencies at any hour
Airbnb management · Cleaning · Guest communication · Tax handling
Visit website +995 595 02 25 56

Gingerbread Haus

Saburtalo property sales and management company handling Airbnb, short-term and long-term rentals.

Updated
  • Currently manages 60 properties and reports more than $50 million in property sales
  • Takes on owners without a lock-in contract and can have a property live online within 1 week of setup
  • Sends a monthly statement of earnings after maintenance costs and management fees
  • Has made only two Airbnb insurance claims in thousands of stays, and both were paid
  • Owners can keep using the property themselves while Gingerbread Haus manages it on Airbnb
  • Its six-person team includes a managing director for legal work and contracts, a property manager and a photographer, and speaks Georgian, Russian, Bulgarian, Chinese and English
Airbnb management · Short-term lets · Long-term lets · Property sales Saburtalo
Visit website +995 514 47 77 74

Ranks 07 to 10

PB Services Georgia

Business services firm in Vake and Batumi whose real estate team runs short-let flats for owners abroad.

Website

Georgiafy

Tbilisi business setup consultancy that also manages long lets and Airbnb-style short lets for owners abroad.

Website

Hostess

Russian-language manager of tourist flats and business property, with addresses in Tbilisi and Batumi.

Website

Property Management Georgia

Long-term letting manager based on Zhiuli Shartava Street in Saburtalo, Tbilisi.

Website

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Compare the firms

FirmBest forServicesLanguagesPricesRatingDistrict
01STRATOSOwners abroad who want one flat monthly feeLong-term lets · Tenant placement · Inspections · Rent follow-upNo ratingNot stated
02WehostOwners mixing short, mid-term and long letsAirbnb management · Mid-term lets · Long-term lets · Dynamic pricingNo ratingMtatsminda
03RE/MAX Realty ParkLandlords seeking expat or corporate tenantsLong-term lets · Tenant screening · Bilingual leases · Remote managementNo ratingSaburtalo
04Cushman & Wakefield | VeritasOwners of commercial buildingsCommercial property · Facility management · Lease administration · Financial reportingNot publishedNo ratingVake
05Property HostShort-let owners wanting a fixed revenue splitAirbnb management · Cleaning · Guest communication · Tax handlingNo ratingNot stated
06Gingerbread HausOwners who want no lock-in contractAirbnb management · Short-term lets · Long-term lets · Property salesNot publishedNo ratingSaburtalo
07PB Services GeorgiaOwners who want fees tied to profitShort-let management · Listing setup · Cleaning and linen · Monthly reportsNot publishedNo ratingVake
08GeorgiafyRemote owners who approve every major repairLong-term lets · Short lets · Utilities and bills · Power of attorneyNot publishedNo ratingNot stated
09HostessRussian-speaking owners of tourist flatsShort-let management · Business property · Dynamic pricing · Tax paymentsNot publishedNo ratingNot stated
10Property Management GeorgiaLong-let owners who want named contactsLong-term lets · Tenant screening · Maintenance · Financial reportingNot publishedNo ratingSaburtalo

Property management fees in Tbilisi

Wehost and Property Host take a share of rental income, and Property Host also offers a fixed monthly fee. STRATOS charges a flat monthly fee plus a separate fee for finding a tenant, and RE/MAX Realty Park charges the owner a placement commission.

Firm Service Published price
STRATOS Long-term let with inspections, repairs and rent follow-up 260 GEL a month, prepaid yearly, unused months refunded
STRATOS Finding a tenant One month’s rent
Wehost Short lets, 1 standard apartment 25%
Wehost Short lets, 2 or more apartments or a corporate deal 20%
Wehost Mid-term let of 3 to 6 months 15%
Wehost Long-term let of 6 months or more 10%
Property Host Short lets with cleaning, maintenance and tax handling 25% of rental income, or a fixed monthly fee
RE/MAX Realty Park Placing a long-term tenant 50% or one month’s rent, paid by the owner

The STRATOS flat fee of 260 GEL costs less than a 10% commission once the rent passes 2,600 GEL a month. PB Services Georgia puts the usual commission at 10% to 25% of rent and charges its own fee on profit only.

What to check before signing a management contract

  • Where the rent goes. STRATOS has the tenant pay you directly. Wehost pays owners once a month, and Gingerbread Haus sends a monthly statement of earnings after costs and fees.
  • Who approves repairs. Georgiafy asks before any repair beyond a routine low-cost fix. Agree a spending limit in writing with whichever manager you choose.
  • How you leave. STRATOS refunds the unused part of its yearly prepayment, and Gingerbread Haus works without a lock-in contract.
  • What the tenant signs. RE/MAX Realty Park’s leases are drafted by lawyers in Georgian and English, with penalties for late rent and rules for ending the lease early.
  • The power of attorney. Georgiafy uses one to sign leases and deal with utility offices for owners abroad. Keep yours to the property and the tasks you are handing over.

Types of property management company in Tbilisi

Short-let managers deal with guests rather than tenants. They list the flat on booking platforms, adjust the price by day or season, and handle cleaning, linen and check-in. Property Host, PB Services Georgia and Hostess work mainly in this market. Long-let managers find and screen a tenant, prepare the lease, follow up the rent and inspect the flat, which is how STRATOS, RE/MAX Realty Park and Property Management Georgia work. Wehost, Gingerbread Haus and Georgiafy manage both kinds of letting. For commercial buildings, Cushman & Wakefield | Veritas adds facility management and lease administration.

Wehost, RE/MAX Realty Park and Property Host also manage property in Batumi, and PB Services Georgia and Hostess have Batumi addresses.

Questions
What are typical property management fees in Tbilisi?

Property management commissions in Tbilisi run from 10% to 25% of rental income, and some firms charge a flat monthly fee instead. Wehost takes 25% for one short-let apartment and 10% for a long-term let, and Property Host keeps 25% of short-let income. STRATOS charges 260 GEL a month for a long let, plus one month's rent to find the tenant. RE/MAX Realty Park charges the owner 50% or one month's rent to place a tenant.

Can I rent out my apartment in Tbilisi while living abroad?

You can rent out a Tbilisi apartment from abroad through a management company. Georgiafy works for owners abroad under a power of attorney, which lets it sign leases and deal with utility offices for you. With STRATOS you sign the lease remotely, the team completes the signing with the tenant in person, and the tenant pays rent straight into your account. RE/MAX Realty Park's remote package adds photo inventories, utility bill payments and monthly accounting reports.

Is Airbnb or long-term renting better for a Tbilisi apartment?

Airbnb-style short lets usually earn a Tbilisi flat more gross income in tourist areas such as Old Tbilisi and Vake, according to Wehost, but that income rises and falls with the seasons. Leases of 6 months or longer bring steadier income with lower operating overheads. Wehost can move a flat between short, mid-term and long-term letting without a change of manager, so an owner can start with one model and switch later.

How is rental income taxed in Georgia?

Income an individual earns from letting residential space for residential purposes is taxed at 5% when no deductions are claimed, under Article 81 of the Tax Code of Georgia. The general personal income tax rate is 20%. Property Host includes tax handling in both of its pricing plans, and Hostess helps owners pay property tax and tax on rental income.

What deposit and lease length are normal when renting out a flat in Tbilisi?

Most long-term flats in Tbilisi are let for 6 to 12 months at a time. At RE/MAX Realty Park the tenant pays the first and last month's rent up front plus a refundable security deposit of 1 to 2 months' rent. STRATOS also works with leases of 6 to 12 months, and Wehost treats any let of 6 months or longer as long-term.

Can a management company take over a flat that already has a tenant or an Airbnb listing?

Two Tbilisi managers, STRATOS and Wehost, take over flats that are already let. STRATOS takes on a flat with a sitting tenant, keeps the existing lease terms and then handles inspections, maintenance and rent follow-up. Wehost takes over apartments already listed on Airbnb and carries on renting them, so the owner no longer spends time on guests.

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The Best Real Estate Agencies in Tbilisi The Best Rental Agents in Tbilisi The Best Property Developers in Tbilisi The Best Immigration Lawyers in Tbilisi The Best Company Registration Services in Tbilisi The Best Corporate Lawyers in Tbilisi
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