Tbilisi

As of May 2026, Tbilisi has 5,112 active Airbnb and VRBO listings. This represents a 12% decrease from the previous year.

The average Airbnb or VRBO in Tbilisi generates GEL22K per year. High-performing properties earn GEL69K/year, while low-performing properties earn GEL7K/year. This massive disparity suggests that revenue potential is heavily concentrated in a small segment of superior listings rather than distributed across the market.

Airbnb and VRBO can be profitable in Tbilisi. Average annual revenue is GEL22K with 35% occupancy. High-performing properties earn up to GEL69K/year. The delta between average and high performers highlights that market volatility is currently managed better by a specific tier of established assets.

The average occupancy rate for Airbnbs and VRBOs in Tbilisi is 35%. This occupancy level, combined with an average nightly rate of GEL177, results in a RevPAR (revenue per available room) of GEL41 per day.

4+ bedroom properties demonstrate the strongest performance in Tbilisi, with annual revenue of GEL52K. These properties balance operating costs and rental demand most effectively in the Tbilisi market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Tbilisi area. Tbilisi: Lenient. No specific STR registration or licensing required. Hosts must register as individual entrepreneurs or LLCs for tax purposes, but enforcement is minimal. No owner-occupancy rules or rental caps. Large unregulated market operates openly on platforms like Booking and Airbnb. Tax compliance varies widely with limited government oversight of short-term rentals. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Tbilisi Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 12% year-over-year, while RevPAR has decreased 7%. This indicates balanced supply-demand dynamics as the market sheds excess capacity to adjust to shifting revenue benchmarks.

Launch around June, 2-3 months before peak fall season (September peaks). This pre-peak timing lets you build reviews when competition is -51% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (May-February) when gaining traction is harder.

The most common amenities in Tbilisi listings include: Kitchen (99%), Washing Machine (95%), Air Conditioning (95%), Heating (94%), Tv (86%). Amenities that boost revenue the most include Bbq, Air Conditioning, Gym, with Bbq properties earning approximately 29% more (GEL46K/year vs GEL36K/year).

Monthly estimated revenue per listing in Tbilisi over the last 12 months: May: GEL1K, June: GEL1K, July: GEL2K, August: GEL2K, September: GEL2K, October: GEL2K, November: GEL1K, December: GEL1K, January: GEL1K, February: GEL738, March: GEL1K, April: GEL1K. These figures are based on RevPAR (revenue per available room) multiplied by the number of days in each month.

The overall average nightly rate in Tbilisi is GEL177, up 26% year-over-year. By property size: 1-bedroom properties average GEL143/night, 2-bedroom properties average GEL214/night, 3-bedroom properties average GEL335/night, 4+ bedroom properties average GEL611/night. Rates peak in October and are lowest in May.

Guests in Tbilisi book an average of 20 days in advance, down 22% from last year. By property size: 1-bedroom: 18 days, 2-bedroom: 22 days, 3-bedroom: 28 days, 4+ bedroom: 31 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Tbilisi Airbnb and VRBO market has seen the following changes: supply declined 12%, revenue per listing decreased 7%, occupancy fell 3%, average nightly rates increased 26%, and lead time decreased 22%. Increased nightly rates despite lower occupancy suggest a shift toward shorter-term, higher-priced booking cycles.

In Tbilisi, Friday sees the highest booking demand while Monday has the lowest. Nightly rates peak on Friday and are lowest on Tuesday. Weekends show 5% higher occupancy than weekdays.