The Gudauri Investment Guide

Can a foreigner buy property in Georgia?

Yes, and Georgia is one of the easiest countries in the world to do it in. There are no restrictions on foreign ownership of apartments, no purchase permit and no residency requirement. Title transfer happens at the Public Service Hall, usually within one business day, and the Public Registry is fully digital, so ownership can be verified online before you commit.

The running costs surprise most buyers: there is no annual property tax for most individual owners, utilities are inexpensive, and rental income can be repatriated freely. Georgia ranks near the top of the World Bank's Ease of Doing Business index for property registration.

Why buy in Gudauri rather than elsewhere in Georgia?

Gudauri is Georgia's premier ski resort: around 2,000 metres of altitude, over 50 kilometres of pistes, a season that reliably runs December through April, and about a two and a half hour drive from Tbilisi's international airport. Summer brings paragliding, hiking and a second season that has lengthened the rental calendar year after year.

The comparison that matters is price per square metre. Apartments in New Gudauri trade at a fraction of comparable ski-in / ski-out property in the Alps, while the resort's lift capacity and international visitor numbers keep compounding.

What are the two ways to buy?

Altimera Ready. Furnished, finished units that already meet our operating standard. They can join the Altimera Collection and start earning from the first week of ownership.

Renovation pricing. Units priced below market that need work, listed with a scoped renovation budget so the full cost is clear upfront. Several of our owners deliberately buy this way: the discount typically exceeds the renovation cost, and the unit enters management as new stock.

How does the buying process work for a foreign buyer?

Four steps, and most of our international buyers complete the whole purchase without travelling.

1. 1. Reserve. A short reservation agreement takes the unit off the market while the paperwork completes.
2. 2. Verify. Title and cadastral records are confirmed with the Public Registry. Every unit Altimera lists is pre-checked: we record the cadastral number, the ownership history and any encumbrances before the listing goes live.
3. 3. Sign and transfer. The sale agreement is signed at the Public Service Hall, in person or through a power of attorney if you prefer not to travel. Title transfers the same day.
4. 4. Handover. Keys, meter readings and inventory. If you choose, the unit goes straight into Altimera management, with photography and listing setup handled for you.

What does owning with Altimera involve?

Guest experience, housekeeping, maintenance, pricing and marketing are run by our local team in New Gudauri, and owners receive transparent monthly statements. Owners keep full title and can sell, occupy or withdraw from management with notice. The management agreement is published openly: read it here. A 2.5% Altimera Fee applies on a purchase, paid by the buyer at completion, covering title verification, transaction handling and handover.

What occupancy do apartments in Gudauri actually achieve?

Across the 2025/26 ski season the Altimera Collection ran at 70% occupancy. February was the strongest month, at around 90% occupancy across the collection, and some individual apartments were fully booked, at 100%, through the whole February high season.

The context matters as much as the number. That was Altimera's first full season of operation, it ran through a period of regional disruption, and the operating side of the business was still being put together while it happened. We publish it because nobody else here does: every other source on Gudauri property quotes an asking price, and none of them operates an apartment or reports what a season returned. Occupancy varies by apartment, by year and by how a unit is priced, so treat this as a record of what happened rather than as a forecast.