Airbnb Market Analytics, Statistics and Data in Tbilisi, Tbilisi, Georgia
Last updated: 2025-01-31
Looking to make more money with hosting or rental arbitraging Airbnbs, short-term rentals, vacation rentals in Tbilisi? AirROI have just the data insights! Over the last twelve months from February 2024 to January 2025, we've uncovered key trends and opportunities that successful hosts are leveraging in Tbilisi:
How much do Airbnb hosts make on average per month in Tbilisi?
The short-term rental market in Tbilisi shows distinct revenue patterns across different property tiers. Our analysis reveals that successful properties combine strategic pricing with quality management to maximize earnings potential. Market data demonstrates clear revenue differentiation among properties:
- Typical properties (median) earn $640 per month
- Strong performing properties (top 25%) make $1,069 or more
- Best-in-class properties (top 10%) achieve $1,620+ monthly
- Entry-level properties (bottom 25%) typically earn around $290
Revenue Variations by Month
Occupancy Rates Throughout the Year in Tbilisi
The market in Tbilisi shows distinct occupancy patterns influenced by seasonal trends and local dynamics. Properties that maintain high guest satisfaction scores and implement strategic pricing consistently achieve stronger occupancy rates. Current market data shows:
- Typical properties (median) maintain 43% occupancy rates
- Strong performing properties (top 25%) achieve 69% or higher
- Best-in-class properties (top 10%) reach 85%+occupancy
- Entry-level properties (bottom 25%) average around 20%
Occupancy Variations by Month
Average Daily Rates Seasonal Trends in Tbilisi
Daily rates in Tbilisi vary based on seasonality, property quality, and market dynamics. Properties that effectively balance competitive pricing with strong amenities typically command higher rates. Market analysis shows the following rate structure:
- Typical properties (median) generate $42 per night
- Strong performing properties (top 25%) secure $60 or more
- Best-in-class properties (top 10%) pull in $96+ per night
- Entry-level properties (bottom 25%) earn around $31
Daily Rate Variations by Month
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Seasonality patterns in Tbilisi
Peak Season (May, June, October)
- Revenue peaks at $945.08 per month
- Occupancy rates reach 53.03%
- Daily rates average $65.53
Shoulder Season
- Revenue averages $816.30 per month
- Occupancy maintains 45.08%
- Daily rates hold at $59.95
Low Season (February, December, January)
- Revenue drops to $554.34 per month
- Occupancy decreases to 32.31%
- Daily rates adjust to $53.81
Is it still profitable to do Airbnb in Tbilisi in 2025?
Yes! Tbilisi demonstrates moderate seasonality with good off-peak opportunities, featuring a healthy occupancy rate of 45% and monthly revenue averaging $816 and As a mature market with 5546 active listings, there's strong demand despite the competition. There's also room for profit through rental arbitrage strategies, if you can identify competitively priced properties. To maximize your return on investment, consider employing the following strategies:
Peak Season Strategy
- Implement premium seasonal pricing strategies
- Set longer minimum stay requirements during high-demand periods
- Enforce stricter cancellation policies
Shoulder Season Strategy
- Maintain competitive market-based pricing
- Offer moderate-length stay incentives
- Target a mix of leisure and business travelers with flexible booking terms
- Focus on weekend getaway packages and mid-week business traveler promotions
Low Season Strategy
- Adjust pricing to remain competitive in the market
- Target different guest segments (business travelers, long-term stays, holiday visitors, event attendees, remote workers)
- Create targeted promotional campaigns to drive occupancy
Top Places to Start Airbnb in Tbilisi
| Area | Why Choose This Area | Key Attractions |
|---|---|---|
| Old Tbilisi | The historic heart of Tbilisi, known for its charming narrow streets, traditional architecture, and vibrant cultural scene. A popular destination for tourists looking to immerse themselves in local history and culture. | Narikala Fortress, Sulphur Baths, Rustaveli Avenue, Tsminda Sameba Cathedral, Bridge of Peace |
| Vake | An affluent district that offers a mix of greenery, cafes, and modern amenities. It's popular among both locals and expatriates, making it a desirable area for longer stays. | Vake Park, Tbilisi State University, Kiev Square, Leghvtakhevi Waterfall |
| Mtatsminda | Home to the iconic Mtatsminda Park, this area offers stunning views of the city and a range of outdoor activities. It's a popular spot for families and those seeking a bit of nature within the city. | Mtatsminda Park, Funicular, TV Tower, City Viewpoints |
| Saburtalo | A rapidly developing neighborhood that is becoming increasingly popular with young professionals and families. Offers a range of dining and shopping options and good public transport links. | Bakeries and cafés, Shopping centers, Tbilisi Zoo, Heroes Square |
| Rustaveli Avenue | One of the main thoroughfares in Tbilisi, bustling with shops, theaters, and cultural institutions. Ideal for guests wanting to be in the center of nightlife and cultural activities. | Georgian National Museum, Tbilisi Opera and Ballet Theatre, Rustaveli Theatre, Cafes and shops |
| Isani | A diverse and up-and-coming area that offers a glimpse into everyday local life. It's close to various attractions and is less touristy, providing a more authentic experience. | The Chronicles of Georgia, Tbilisi Sea, Local markets, Parks |
| Didube | Known for its transport hub, Didube offers easy access to the rest of the city. It's less expensive than other areas and can be attractive to budget travelers. | Didube Market, Local parks, Transportation links |
| Sololaki | A charming and historic neighborhood filled with beautiful architecture and quaint streets. It's a quieter area, perfect for those looking for a peaceful stay close to central attractions. | The Sioni Cathedral, Sharden Street, Art galleries, Wine bars |
Do you need a license for Airbnb in Tbilisi?
We recommend checking directly with Tbilisi's local government regarding short-term rental licensing requirements. Current market data shows limited licensing information (0% of listings), making it essential to verify current regulations before starting your Airbnb business.
Top Performing Airbnb Properties in Tbilisi
Entire House - Cityscape Retreat: The View
Entire Place • 4 bedrooms
3BR Luxury Penthouse w/ Jacuzzi + Terrace + Views
Entire Place • 3 bedrooms
Private Modern Villa with Tennis court
Entire Place • 4 bedrooms
Luxurious Residential Home - Shindisi Residence
Entire Place • 7 bedrooms
I & M Group Premium Class Apartment
Entire Place • 3 bedrooms
Entire Villa w Bohemian Courtyard and Terrace Dwtn
Entire Place • 6 bedrooms
Top Performing Professional Hosts in Tbilisi
| Host Name | Properties | Grossing Revenue | Stay Reviews | Avg Rating |
|---|---|---|---|---|
| Niko From Wehost | 41 | $758,140 | 3181 | 4.78/5.0 |
| Sergey | 39 | $386,622 | 1531 | 4.73/5.0 |
| Ninia | 16 | $352,340 | 943 | 4.86/5.0 |
| Zarina | 35 | $348,530 | 925 | 4.73/5.0 |
| Natha From Wehost | 26 | $302,798 | 730 | 4.60/5.0 |
| Temuri From Wehost | 27 | $280,350 | 1485 | 4.77/5.0 |
| Nikoloz From Wehost | 20 | $272,491 | 754 | 4.68/5.0 |
| Tbilisi Bliss | 3 | $253,494 | 255 | 4.96/5.0 |
| Sarah | 19 | $249,320 | 800 | 4.94/5.0 |
| Gita | 19 | $228,385 | 520 | 4.91/5.0 |
Additional analytics on vacation rental, real estate, short term rental data in Tbilisi
AirROI also have other key metrics and comprehensive data for your vacation rental, real estate needs. Go explore the advanced metrics that can help you make informed decisions:
Room Type Distribution
Property Type Distribution
Key Insights
- Market dominated by entire home listings (90.2%), with apartment & condo and house properties comprising 92.8% of inventory
- Untapped potential in others, outdoor & mobile, unique stays segments (1.5% combined)
Room Capacity Distribution
Analysis of 5,546 properties in Tbilisi shows that 1 bedroom properties are most prevalent, making up 63% of the market. The market tends to favor smaller properties, with 1 bedroom and 2 bedrooms together representing 83.6% of all listings.
Key Insights
- Most common: 1 bedroom (63%)
- Least common: 5+ bedrooms (1.2%)
- Market concentration: 83.6% in top 2 sizes
- Market skew: Favors smaller properties
Guest Capacity Distribution
Analysis of 5,546 properties in Tbilisi reveals that 2 guests properties dominate the market, representing 34.8% of all listings. The average property accommodates 3.3 guests, with a clear trend towards smaller guest capacities. Properties accommodating 2 guests and 4 guests make up 57.6% of the market.
Key Insights
- Most common capacity: 2 guests (34.8% of market)
- Least common capacity: 7 guests (1.2% of market)
- Average guest capacity: 3.3 guests per property
- Market concentration: 57.6% in top 2 capacity sizes
- Market segmentation: Predominantly smaller guest capacities
Booking and Availability Patterns
Available Days Distribution
Booked Days Distribution
Among 5,546 properties in Tbilisi, the most common availability pattern is 271-366 days (47.4% of properties). For actual bookings, properties most frequently secure bookings for 91-180 days (25.4% of properties).
Key Insights
- Most common availability window: 271-366 days (47.4%)
- Most common booking duration: 91-180 days (25.4%)
- Properties with high availability (180+ days): 72.1%
- Properties with long-term bookings (180+ days): 29.1%
Minimum Stay Distributions
1 Night
1491 listings
29% of total
2 Nights
1743 listings
33.9% of total
3 Nights
866 listings
16.8% of total
4-6 Nights
521 listings
10.1% of total
7-29 Nights
341 listings
6.6% of total
30+ Nights
184 listings
3.6% of total
Key Insights
- Short stays (1-2 nights) dominate the market at 62.9%
- Mid-length stays (4-6 nights) represent 10.1% of listings
- Monthly+ stays (3.6%) suggest a stable extended-stay market
- High market flexibility with 79.7% accepting 3 nights or less
Recommendations
- Set minimum stays between 2-3 nights to align with market standards
- Adjust minimum stays seasonally based on demand patterns
- Implement different minimum stays for weekends vs. weekdays
Cancellation Policy Distribution
Flexible
2320 listings
49.7% of total
Moderate
1338 listings
28.6% of total
Firm
387 listings
8.3% of total
Strict
627 listings
13.4% of total
Key Insights
- Flexible is the preferred policy at 49.7% of listings
- Guest-friendly policies (Flexible & Moderate) dominate at 78.3% of the market
- Strong market consensus around Flexible policies
- Firm policies are least common at 8.3% of listings
Recommendations
- Consider starting with a Flexible policy to align with market preferences
- Strong market preference for Flexible policies suggests this should be your baseline
- Consider generous cancellation terms as a competitive advantage
Booking Lead Time Trends
Key Insights
- Peak booking lead times occur in May, Aug, Jul, averaging 34 days
- Shortest booking windows are in Feb, Nov, Dec, averaging 25 days
- Summer shows the longest average booking window at 33 days, while Winter has the shortest at 26 days
Recommendations
- Implement dynamic pricing strategies for Summer bookings at least 33 days in advance
- Consider early bird discounts during Winter to encourage longer lead times
- Focus on last-minute booking promotions during Feb-Dec when lead times are shortest
Popular Airbnb Amenities in Tbilisi
Below is the distribution of amenities across listings in Tbilisi:
Traveler Demographics
Key Insights
- Domestic travelers make up 13% of total guests, indicating a mostly international-driven market.
- Primary international markets: United States (24.1%) and Germany (19.2%)
- English is the top language at 54.2%, followed by Russian (27.3%)
- Notable demographic segment in <=1950s (Pre-1950s (Silent Gen)) at 4.6%
Recommendations
- Target marketing campaigns for Tbilisi and Yerevan markets
- Develop localized content for United States and Germany
- Prioritize English and Russian language support
- Tailor experiences for Pre-1950s (Silent Gen) while maintaining broad age appeal
- Implement seasonal promotions aligned with key market travel patterns
Nearby Markets
Explore short-term rental performance in markets surrounding Tbilisi. These nearby markets offer diverse opportunities for property investors and hosts:
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