Mistakes at the Property Selection Stage
Mistake #1: Buying Without Researching the District
The essence:
Buyers choose an apartment based only on price and photos, without studying the district’s infrastructure, safety, and future development plans.
Real consequences:
- Overpayment of 15–25% for a “prestigious” address with no real benefits
- Low liquidity when reselling
- Problems renting it out
- Buyer’s remorse
Real-life example:
A client paid $80,000 for an apartment in an “elite” district that turned out to be an industrial zone with poor ecology. The same apartment in a good area cost $65,000.
How to avoid:
- Visit the district at different times of day
- Study the city’s development master plan
- Talk to locals
- Check transport accessibility
- Evaluate distance to sea, shops, parks
Mistake #2: Choosing the Wrong Floor
Problematic floors:
- 1st–2nd floors: noise, smells, security issues
- Top floor: roof leaks, overheating in summer
- Technical floors: layout restrictions
Price impact:
- 1st floor: –10–15%
- 2nd floor: –5–8%
- Top floor: –5–10%
Best choice:
- For living: floors 3–7
- For investment: floors 4–10
- For tourist rentals: floors 5–15 (with view)
Mistake #3: Ignoring the Layout
Common issues:
- “Tunnel” apartments with one window
- Kitchens without windows
- Bathrooms without ventilation
- Inefficient use of space
Financial losses:
- Harder resale: –15–20%
- Lower rental demand: –20–30%
- Remodeling costs: $3,000–8,000
Financial Mistakes
Mistake #4: Forgetting Hidden Costs
Often-overlooked expenses:
- Notary: $200–500
- State fees: $50–100
- Document translation: $100–200
- Property transfer tax: up to 4%
- Utility connection: $200–500
- Finishing & furniture: $5,000–15,000
Always budget an extra 15–20% on top of the apartment price.
Mistake #5: Wrong Currency Choice
Example: At 100 RUB/USD instead of 90 RUB/USD, the same amount that previously bought a $50,000 apartment now only gets you $45,000.
Mistake #6: Overpaying for “Exclusivity”
Avoid paying extra 5–30% for “exclusive conditions,” “unique layouts,” or “designer projects” that don’t add real value.
Document Mistakes
Mistake #7: Insufficient Legal Due Diligence
Cost of the mistake: losing the apartment or $2,000–5,000 in legal fees.
Solution: Always hire an independent lawyer.
Mistake #8: Rushing to Sign the Contract
Never sign under pressure (“decide now or someone else will take it”).
Developer Mistakes
Mistake #9: Buying from an Unreliable Developer
Red flags: no completed projects, bad reviews, suspiciously low prices, demand for 100% prepayment.
Real case: “Batumi Dreams” collected $2M and disappeared — 150 buyers lost everything.
Mistake #10: Ignoring Delivery Dates
Always plan for 6–12 months delay and include delay penalties in the contract.
Investment Mistakes
Mistake #11: Overestimating Yield
Reality: Most investors expect 15% ROI but get only 7% because they ignore vacancy, expenses, and taxes.
Mistake #12: Putting All Eggs in One Basket
Buy several smaller units or in different districts to spread risk.
Operational Mistakes
Mistake #13: Skimping on Management
“I’ll manage it myself from another country” → wasted time, nerves, and money. Choose a reliable management company.
Mistake #14: Wrong Tax Regime
Always register as a micro-business (1% turnover tax instead of 20%).
Mistake #15: Ignoring Market Trends
Monitor the market constantly, adapt your strategy, and upgrade the property.
Cost of Typical Mistakes
| Type of mistake | Average loss | Frequency |
| Wrong district | $5,000–15,000 | 30% |
| Bad developer | $10,000–50,000 | 5% |
| Document issues | $2,000–8,000 | 15% |
| Poor budgeting | $3,000–10,000 | 40% |
| Suboptimal taxes | $1,000–5,000 | 25% |
Conclusion
Buying property in Batumi is a great investment — but only if you avoid these 15 common mistakes. Proper preparation + independent lawyer + realistic calculations = tens of thousands of dollars saved and stable profit for years.
