Construction Stages and Pricing
Design Stage — Maximum Savings
Stage characteristics:
- Only the project and permitting documents exist
- Sales start 1–2 years before completion
- Lowest prices directly from the developer
Prices at the design stage:
- Savings: 35–40% off the final price
- Studios: from $15,000–20,000
- 1-bedroom: from $20,000–30,000
- 2-bedroom: from $35,000–50,000
Purchase conditions:
- Down payment: 10–20%
- Installment plan: up to 24–36 months
- Option to cancel with full refund
Risks:
- Project changes
- Delay in starting construction
- Developer canceling the project
- Change in economic conditions
Foundation Pit Stage — The Most Popular Choice
Stage characteristics:
- Earthworks in progress
- Foundation already laid
- Active apartment sales
Prices at the foundation pit stage:
- Savings: 30–35%
- Studios: from $18,000–25,000
- 1-bedroom: from $25,000–35,000
- 2-bedroom: from $40,000–60,000
Popular foundation-pit projects in 2025:
- Green Cape Residence — from $25,000
- Batumi Sky Tower — from $30,000
- New Boulevard Plaza — from $35,000
Advantages:
- Visible construction progress
- Fixed price
- Wide choice of layouts and floors
- Ability to make changes to the apartment plan
Disadvantages:
- Long waiting period (12–24 months)
- Possible delivery delays
- Need to monitor construction progress
Frame Stage — Balance Between Price and Time
Stage characteristics:
- Load-bearing walls erected
- Floors and roof completed
- Final building height is visible
Prices at the frame stage:
- Savings: 20–25%
- Studios: from $22,000–30,000
- 1-bedroom: from $30,000–42,000
- 2-bedroom: from $50,000–75,000
Purchase features:
- Ability to assess actual room sizes
- Minimal risk of major changes
- Time to completion: 8–15 months
What to check at the frame stage:
- Quality of building materials
- Compliance with the project
- Condition of utilities
- Schedule of further works
Finishing Stage — Almost Ready
Stage characteristics:
- Finishing works in progress
- Windows and doors installed
- Utilities connected
Prices at the finishing stage:
- Savings: 10–15%
- Studios: from $28,000–38,000
- 1-bedroom: from $38,000–52,000
- 2-bedroom: from $65,000–90,000
Advantages:
- Minimal risks
- Short waiting period (3–8 months)
- Ability to evaluate finishing quality
- Choice of a specific apartment with on-site viewing
What to pay attention to:
- Quality of finishing materials
- Operation of engineering systems
- Sound insulation between floors
- Readiness of the surrounding territory
Risk Analysis by Stages
Risk vs. Return Table
| Stage | Savings | Waiting Time | Risks | Recommendation |
| Design | 35–40% | 18–30 months | ★★★★★ | Experienced investors only |
| Foundation Pit | 30–35% | 12–24 months | ★★★★ | Optimal choice |
| Frame | 20–25% | 8–15 months | ★★★ | Balanced |
| Finishing | 10–15% | 3–8 months | ★★ | Conservative |
Main Investment Risks
Developer risks:
- Bankruptcy or financial problems
- Violation of construction deadlines
- Unauthorized project changes
- Low construction quality
Market risks:
- Drop in property prices
- Change in demand for a specific area
- Economic crisis
- Currency fluctuations
Legal risks:
- Issues with permits
- Land disputes
- Changes in legislation
- Problems with title registration
How to Choose a Reliable Developer
Evaluation Criteria
Mandatory requirements:
- At least 5 years of experience in the market
- Portfolio — minimum 3 completed projects
- Financial stability — transparent reporting
- Legal cleanliness — all permits and licenses in place
- Positive reputation — buyer reviews
Top Batumi Developers 2025
Premium Category:
Alliance Group
- Experience: 8+ years
- Completed projects: Alliance Palace, Alliance Centropolis
- Features: international standards, branded hotels
- Reliability: ⭐⭐⭐⭐⭐
Next Group
- Experience: 6+ years
- Completed projects: Next Tbilisi, Next Batumi
- Features: apart-hotels, guaranteed yield
- Reliability: ⭐⭐⭐⭐⭐
Business-Class Category:
ORBI Group
- Experience: 10+ years
- Completed projects: ORBI Residence, ORBI City
- Features: own management company
- Reliability: ⭐⭐⭐⭐⭐
One Development
- Experience: 5+ years
- Completed projects: One Tower, One Residence
- Features: family complexes, developed infrastructure
- Reliability: ⭐⭐⭐⭐
Red Flags
Do NOT work with a developer if:
- No completed projects
- Prices too low without explanation
- Refuses to provide documents
- Many negative online reviews
- Demands 100% prepayment immediately
- No physical office in the city
Legal Aspects of Purchase
Equity Participation Agreement
Mandatory contract clauses:
- Exact description of the property and its characteristics
- Construction completion deadlines
- Price and payment schedule
- Liability for missing deadlines
- Apartment handover conditions
Buyer protection:
- Right to penalty for each day of delay
- Right to terminate contract in case of material breach
- Construction quality guarantees
- Developer liability insurance
State Registration
Registration specifics:
- Before handover — registration of claim right
- After commissioning — full ownership right
- Re-registration of documents required
- Final extract from the registry
Required documents:
- Equity participation agreement
- Apartment acceptance certificate
- Building commissioning certificate
- Technical passport of the apartment
Construction Progress Monitoring
What to Monitor at Each Stage
Foundation stage:
- Compliance with the project
- Concrete work quality
- Waterproofing
- Utilities in the foundation
Frame stage:
- Quality of masonry or monolithic work
- Building geometry compliance
- Window and door installation
- Utility routing
Finishing stage:
- Plastering quality
- Electrical works
- Plumbing works
- Landscaping
How to Organize Monitoring
Self-monitoring:
- Regular site visits (1–2 times per month)
- Photo documentation
- Communication with workers and foreman
- Observation log
Professional monitoring:
- Technical supervision services ($200–500/month)
- Periodic inspections ($150–300 per visit)
- Construction status reports
- Recommendations for defect rectification
Financial Aspects
Payment Schemes
One-time full payment:
- Maximum discount (5–10%)
- Minimal risk for the developer
- Suitable when the full amount is available
Equal installment plan:
- Equal payments throughout the construction period
- Standard terms for most developers
- Convenient for budget planning
Progressive installment:
- Payments increase toward the end
- Minimal payments at the beginning
- Suitable when income is expected to grow
Mortgage for off-plan property:
- Bank financing
- Project accreditation by the bank
- Targeted use of funds control
Practical Calculation Example
Apartment worth $60,000 at foundation pit stage:
Scheme 1 — 18-month installment:
- Down payment: $12,000 (20%)
- Monthly payment: $2,667
- Overpayment: $0
- Savings vs finished apartment: $20,000
Scheme 2 — Mortgage:
- Down payment: $18,000 (30%)
- Loan amount: $42,000
- Interest rate: 13% per year
- Term: 15 years
- Monthly payment: $461
Practical Tips for Buyers
When to Buy Off-Plan
Buy if:
- You have stable income for the entire construction period
- You are not in a hurry to move in
- You want to save 20–40%
- You have chosen a reliable developer
- You are ready to monitor the process
Do NOT buy if:
- You need the apartment urgently
- No reserve for unexpected expenses
- Not ready for risks
- Doubts about the developer
- First real estate purchase
Property Selection Algorithm
Step 1: Determine budget and desired area
Step 2: Study all projects in the selected segment
Step 3: Check developers’ reputation
Step 4: Visit sales offices and construction sites
Step 5: Compare conditions and choose the best option
Step 6: Conduct legal due diligence
Step 7: Sign the contract
What to Do in Case of Delivery Delay
Your rights:
- Demand penalty according to the contract
- Terminate contract in case of significant delay
- Claim compensation for lost profit
- Go to court
Practical actions:
- Send written claim to the developer
- Document all violations
- Consult a lawyer
- Consider a collective lawsuit
Alternative Strategies
Buy for Resale (Flipping)
Scheme:
- Buy at foundation pit stage
- Sell at finishing stage
- Profit: 15–25% in 12–18 months
Buying Several Apartments
Diversification strategy:
- Purchase in different projects
- Risk reduction
- Increased potential profit
Conclusion
Buying an apartment at the construction stage in Batumi is one of the most effective investment methods with potential savings of up to 40%. Success depends on choosing the right developer, the right purchase stage, and proper risk management.
Key recommendations:
Optimal strategy for most buyers:
- Purchase at foundation pit stage from a proven developer
- Installment plan for the entire construction period
- Regular monitoring of works
- Legal support of the transaction
Success formula:
Reliable Developer + Right Stage + Risk Control = Profitable Investment
Main principles:
- Invest only available funds
- Thoroughly check the developer
- Keep a reserve for unforeseen expenses
- Monitor construction progress
- Be prepared for delays
When all recommendations are followed, buying off-plan becomes not only a way to save money but also a profitable long-term investment in Batumi’s growing real estate market.
Article prepared by: experts in off-plan real estate investment
Data current as of: September 2025
Prices may vary depending on market conditions
