Buyers, sellers, and advisors who need asking-price comps in Georgia and keep hitting noise: duplicate ads, promoted inventory, stale pages, and official indices that do not price one flat.
This page teaches a repeatable workflow. You pick the right sources, normalize to GEL per m2, check freshness, cross-check across sites, and only then treat a number as usable.
Mapblip is a comparison layer over visible listings. It is not a broker. Always open the original ad before you act.
Internal links (live only): Mapblip home, all guides, Tbilisi districts compare (data may still be refreshing; do not treat it as a finished comps table).
Georgia property sites overlap. They are not interchangeable.
| Job | Open first | Then |
|---|---|---|
| Wide sale, rent, land, commercial scan | MyHome.ge, SS.ge | Binebi.ge if inventory is thin |
| New developments and project pages | Korter.ge | Confirm availability with developer or contract docs |
| Extra classifieds layer | Binebi.ge | Cross-check MyHome and SS |
| Side-by-side compare with GEL/m2 and freshness | Mapblip | Click through to the original source |
| Macro direction (city or country indices) | Geostat RPPI, NBG indices | Never as a substitute for unit comps |
Classifieds answer what people are asking. Official indices answer which way a published series moved. Mapblip helps you compare asking prices faster. None of them replace a lawyer, a viewing, or the signed contract.
Optional extras (not Mapblip sources): PLACE.ge for another classifieds check; MyGE.ge as a second analytics layer that still links back to originals; NAPR extracts for title and cadastral facts, not asking prices.
Inventory. Broad Georgian marketplace: apartments, houses, land, commercial, developer projects, rentals, daily rentals, mortgage-related ads. Owner and agent listings sit in the same feed unless you filter carefully.
Strengths. Large coverage for a first shortlist by city, district, rooms, and price band. Filters and map search help. Useful when you need volume.
Weaknesses. Ad quality varies. Some listings lack clear address, floor, or build year. Company "largest platform" claims are marketing, not a verified market-share fact for your memo.
Traps.
Open first vs last. Open MyHome early for breadth. Open it again last to confirm your shortlist still exists on the original source.
Outbound: https://www.myhome.ge/udzravi-qoneba/iyideba/bina/
Inventory. Major classifieds board for sale, rent, leasehold mortgage, daily rent, and new buildings. Apartments, houses, commercial, and land.
Strengths. Second large feed. Often catches ads missing or differently priced on MyHome. Good for less central districts and smaller cities. Listing pages can show renovation, floor, street, and sometimes cadastral detail.
Weaknesses. Same open-board problems: duplicates, uneven detail, promotion.
Traps.
Open first vs last. Use SS in parallel with MyHome for Tbilisi and Batumi scans. Re-open the SS source link before you treat a Mapblip row as current.
Outbound: https://home.ss.ge/en/real-estate
Inventory. Sale and rental listings, with stronger project-level pages for new developments: layouts, construction stage, developer inventory, advertised purchase terms, sometimes cadastral numbers.
Strengths. Best first stop when the question is new-build or off-plan supply. Project pages group units better than a flat classifieds list. Useful for comparing stage, finish, layout, and advertised price per m2.
Weaknesses. Developer marketing is not a valuation. Project pages can lag real availability.
Traps.
Open first vs last. Open Korter first for new-build comps. Open classifieds after if you need resale context in the same district. Finish by verifying the live unit with the developer or agency source.
Outbound: https://korter.ge/en/
Inventory. Another classifieds layer: sale, rent, daily rent, mortgage-related listings, multiple property types across Georgia.
Strengths. Useful third feed when MyHome or SS look thin. Listing pages often expose structured fields (date, ID, agent or owner, rooms, floor, renovation).
Weaknesses. Coverage can be uneven by segment. Same freshness and duplicate risks as other boards.
Traps.
Open first vs last. Open Binebi after MyHome and SS if you still need more observations. Do not start here unless you already know that segment is thin elsewhere.
Outbound: https://binebi.ge/en/
What it does. Mapblip reads visible listings from MyHome.ge, SS.ge, Korter.ge, and Binebi.ge. It mirrors asking price and currency, floor area, rooms, type, photos, location, and the original source link. It normalizes fields, flags confidence, and groups the same property into one canonical record only when evidence is strong. Source links stay visible.
What it is not. Not a broker. Not an official index. Not an independent closed-sale dataset. It does not do viewings, deposits, or payments.
Freshness note. Public search may advertise frequent catalogue refreshes. That does not guarantee every individual source listing is current. Treat Mapblip as a working board, then verify on the original page.
How to use it in comps.
Prefer live routes such as home, sources, and Tbilisi districts compare. Do not rely on market URLs that 404 (/georgia/property, /for-sale/georgia, /to-rent/georgia, /for-sale/georgia/tbilisi).
Geostat publishes RPPI for new residential property in Tbilisi (flats and detached houses). The series is based on offer prices collected from advertising websites, in GEL. It is official methodology and useful for direction over time.
It does not value one apartment. It does not cover every Georgian city. It does not equal verified closed sales. It does not price a Batumi resale unit or a specific Saburtalo flat.
Check the latest release on the Geostat calendar before you publish a "latest quarter" claim. Q1 2026 PDF (verify still current): https://www.geostat.ge/media/78312/Residential-Property-Price-Index---I-quarter-of-2026.pdf Calendar: https://www.geostat.ge/en/calendar
NBG publishes residential price and rent indices for two Tbilisi segments: Saburtalo and Varketili, built from offer prices for typical 1-room and 3-room apartments. It also publishes capitalization rate context from average rent and price.
Room-label caution. A Georgian "1-room" index category is not automatically the same as an English one-bedroom or a Georgian "2-room" flat. Document the mapping you use.
FX. NBG publishes official GEL rates. The GEL/USD official rate is calculated each business day, published by 17:00, and becomes effective the following day. For GEL/m2 comps, record the exact NBG rate date you used. Do not mix today's rate with listing-date rates unless that is the stated method.
When they help. Macro backdrop after you already have a live ask set. Saburtalo trend or rent-to-price context. Consistent currency conversion.
When they mislead. Quoting an index level as the fair price for one unit, or mixing index points with live listing averages as if they were one dataset.
Suggested freshness labels (state your windows): Fresh, Recent, Stale, Unknown. A live portal or Mapblip refresh does not prove the seller will accept the listed price.
Method only. Fill prices and dates from live ads on the day you run this. Do not paste invented numbers.
Target. Tbilisi, Saburtalo, one-bedroom or stated Georgian room definition [VERIFY], resale flat, m2 band [A] to [B], valuation date [VERIFY].
Steps.
Output table (fill live).
| Source | Ask | FX date | m2 | GEL/m2 | Updated | Keep? |
|---|---|---|---|---|---|---|
Method only. No invented tower prices.
Target. Batumi microzone [VERIFY], similar size band, valuation date [VERIFY].
Panel A: new-build / developer stock
Panel B: resale stock
Normalize. Same area basis. Same NBG FX date if USD. Produce two labeled ranges: new-build ask GEL/m2 and resale ask GEL/m2, each with sample size and pull date.
Do not compare a developer lowest "from" price to a finished resale unit without calling out completion, finish, furnishing, management rules, and services.
Before you trust a number:
Do not link broken market routes: /georgia/property, /for-sale/georgia, /to-rent/georgia, /for-sale/georgia/tbilisi.