The short answer: ₾450 to ₾950+ per m² for works and rough materials
In 2026, a turnkey renovation in Batumi costs from ₾450 per square metre at a rent-ready Standard level, around ₾650/m² for a Comfort finish with European materials, and from ₾950/m² for Premium with custom joinery and smart-home systems. Those figures cover labour and all rough materials; finishing materials are itemised by package class and furniture is quoted separately. For a 65 m² one-bedroom, that is roughly ₾29,000, ₾42,000 or ₾62,000 before furniture.
The price per square metre is a useful starting point and a dangerous ending point. Two estimates at '₾500/m²' can differ by ₾15,000 on the same apartment depending on what is inside the number. The rest of this article explains what should be inside it, what is usually left out, and how to compare offers so that the cheapest estimate does not become the most expensive renovation.
What drives the price in Batumi specifically
Three things make Batumi different from an average European city. First, the starting state: most new-build apartments in Orbi City, Alliance Palace or Black Sea Towers are sold as a black frame, so the renovation includes screed, plaster and every metre of cable and pipe — works a buyer of a finished European apartment never pays for. Second, the climate: humidity and salt air demand waterproofing, ventilation and corrosion-resistant hardware that a cheap estimate skips. Third, logistics: tower rules on working hours, freight elevators and debris removal add real cost and time.
Labour in Batumi has risen roughly 10–15% per year since 2022 as demand from investors has outpaced the number of competent crews. Materials are mostly imported from Turkey and Europe and priced in USD or EUR, so the lari exchange rate moves the material part of your budget. A fixed-price contract transfers both of those risks from you to the contractor — which is exactly why some contractors refuse to offer one.
- Black frame to turnkey: screed, plaster and full utilities add ₾120–180/m² compared with renovating a white-frame apartment
- Older apartments near the Old Boulevard or along Khimshiashvili Street: demolition and waste removal add ₾40–70/m²
- Upper floors in towers: extra elevator logistics, pressure reducers and booster pumps are small but real line items
Standard, Comfort, Premium: what each level actually buys
Standard at ₾450/m² is built for durability and rental yield: laminate or ceramic floors, painted walls, ceramic tile in wet rooms, standard sanitaryware, full replacement of electrics and plumbing, a 12-month warranty. Comfort at ₾650/m² moves to European brands, engineered wood or porcelain stoneware floors, designer lighting in suspended ceilings, a full 3D design project included, and a 24-month warranty. Premium at ₾950/m² adds Italian and German materials, custom kitchens and wardrobes, climate and lighting automation, author's supervision by the lead designer and a 36-month warranty.
The honest way to choose is by use. A studio in Orbi Sea Towers that will host 40 guests a year earns the same nightly rate at Standard as at Comfort; the extra ₾8,000 would take years to recover. A sea-view two-bedroom in Alliance Palace competing in the premium rental segment does recover a Comfort investment through higher rates and better reviews. A home you will live in for ten years is where Premium makes sense.
- Standard — rent-ready, ₾450/m², 12-month warranty, weekly photo reports
- Comfort — European materials, ₾650/m², 3D project included, 24-month warranty, weekly video reports
- Premium — custom joinery and smart home, ₾950/m², author's supervision, 36-month warranty, daily reports
Hidden costs: what cheap estimates leave out
After reviewing hundreds of competing estimates that clients bring us, the same omissions appear again and again. Waterproofing of wet zones is missing or listed as 'if needed'. Floor levelling is assumed not to be required. Electrical work is priced per socket but the distribution board, the cable from the riser and the load calculation are absent. Air-conditioner installation excludes the drainage line and the facade bracket. Debris removal, elevator fees and building-management charges are 'paid by client'.
Each of those appears later as a change order, and change orders are where the ₾500/m² estimate becomes a ₾700/m² renovation. The protection is not a lower price; it is a line-by-line estimate attached to a fixed-price contract that states the number cannot rise. If a contractor will not sign that, the estimate is a hope, not a price.
- Waterproofing of bathrooms and kitchen zones: ₾1,200–2,500 per apartment if omitted and added later
- Floor levelling to 2 mm per 2 m: ₾25–40/m² — never skip it under laminate or large-format tile
- Distribution board, breakers and cable from the riser: ₾1,500–3,000
- Debris removal and building fees: ₾800–2,000 depending on the complex
- Furniture, appliances, curtains and inventory for a rental: ₾9,000–18,000 for a studio or one-bedroom
Worked example: a 65 m² one-bedroom in Orbi City, Comfort level
Here is how a real Comfort budget breaks down for a black-frame 65 m² apartment, based on our 2026 estimates. Works and rough materials at ₾650/m²: ₾42,250. Finishing materials to Comfort specification — porcelain and engineered wood, Vitra or Grohe sanitaryware, interior doors, lighting — are itemised within that package class. Air-conditioning with two inverter units installed: included in the per-metre price. Debris, elevator and building fees: included.
Then the items outside the per-metre price: a rent-ready furniture and appliance set of around ₾14,000, including a washing machine, induction hob, fridge, two beds or a bed and a sofa-bed, wardrobes, curtains and a complete inventory. Total: approximately ₾56,000, delivered in 55–65 days, with a 24-month warranty. If the apartment is for rent at ₾180–220 per night in summer and ₾60–80 per night off-season, most owners see a 7–9% gross yield on the renovation plus purchase price — but that calculation depends on your purchase price and management, so run it with your own numbers.
How to compare renovation offers in Batumi
Ask every contractor for the same four things: a line-by-line estimate with quantities, the brand and article number for every finishing material, a written statement of what is excluded, and a draft contract. Then compare the contracts rather than the totals. Is the price fixed or 'estimated'? Is there a completion date? Is there a penalty if it is missed, and who pays it? Is there a warranty, for how long, and on what?
A contractor who offers a fixed price, a dated schedule with a penalty, weekly reports and a written warranty is pricing their own risk into the number — and that number is the one you will actually pay. A contractor who offers 20% less with none of those is asking you to carry the risk, and in our experience the client usually ends up paying 20–30% more than the cheaper estimate.
- Fixed price in the contract, not an estimate 'subject to change'
- Completion date with a penalty clause — ours is 0.1% of the contract value per day
- Payment tied to milestones: 30% signing, 30% rough works, 30% finishing, 10% handover
- Written warranty on all works: 12 to 36 months
FAQ
Does the price per m² include materials?
Our per-metre price includes labour and all rough materials. Finishing materials are itemised in the estimate according to the package class, and furniture and appliances are quoted separately so you can see and adjust them.
Is renovation cheaper for a white-frame apartment?
Yes, typically by ₾120–180/m² compared with a black frame, because screed, plaster and part of the utilities already exist — provided they were done properly. We check the developer's work before giving a fixed price.
Will prices in Batumi rise in 2027?
Labour costs have risen 10–15% a year since 2022 and demand remains high. A fixed-price contract signed in 2026 protects you from that increase for the duration of your project.
A turnkey renovation in Batumi in 2026 costs ₾450–950+ per square metre depending on the level, plus furniture. The number that matters, though, is the one written in a contract with a fixed price, a dated schedule and a warranty. Send us your floor plan and you will have a line-by-line estimate for all three levels within 24 hours — and that figure will not change.
