Black Sea Towers in Batumi

Black Sea Towers is a pair of 40-floor Real Palace towers on Zhiuli Shartava Street, by the new stadium, 500–800 metres from the sea. According to sellers' descriptions, the complex has 557 apartments of 32 to 97 m², in black frame on the lower floors and white frame higher up. We check the documents and the developer, accept apartments by a handover certificate, renovate and let them.

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The complex at a glance

Developer: Real Palace
Address: 16 Zhiuli Shartava St
Floors: 40
Buildings: 2
Apartments: 557
Handover condition: black frame, white frame

Floors and height from reference books on high-rise buildings; listings also mention 37 floors. The number and size of apartments, handover condition, distance to the sea and shared facilities come from the developer's and sellers' descriptions. We do not give a completion year: the towers were finished at different times. We check apartment data against the Public Registry extract.

Black Sea Towers is a pair of residential towers by the developer Real Palace at 16 Zhiuli Shartava Street, on the Alley of Heroes, opposite the new square by the stadium. Reference books give each tower 40 floors and a height of about 125 metres; some listings say 37 residential floors. Between the towers is a four-storey block with parking. According to sellers' descriptions, the complex has 557 apartments from 32 to 97 m², each with a loggia.

Black Sea Towers: two towers by the new stadium

The complex is not on the first line but in a new quarter by the stadium, which the city is developing as a leisure district. The sea and the boulevard are 500 to 800 metres away according to different sources, about ten minutes on foot. Nearby are shopping centres, supermarkets, clinics and main streets that make it easy to drive to any part of the city. The airport is a few kilometres away.

The towers were built one after the other. In autumn 2021, according to the developer, block A was finished and interior work was under way, while block B was still rising. So the market may have both apartments in the block completed earlier and ones that got their keys later. What has been handed over and when, we check by the documents, not by advertising.

Apartments in black and white frame

According to sellers, apartments on the lower floors were sold in black frame, and higher up, where hotel apartments are planned, in white frame. These are different starting points for renovation: black frame needs all building services and rough work, while in white frame the walls and screed are done and what remains is the wiring and plumbing to the outlets, finishes and furniture. How renovation differs in each case is described on the pages about black frame renovation and white frame renovation.

What the complex promises

The complex descriptions list a lobby with reception, outdoor and indoor pools, a rooftop leisure area, a spa, a gym, underground and surface parking, and round-the-clock security. In large buildings some of these areas open later than the keys are handed over, so before purchase we look at what works now and ask the management company about the terms of use. If the apartment is bought for letting, the listing includes only what a guest can actually use.

Buying in Black Sea Towers

We use the Public Registry extract to check whether the apartment is registered as a separate unit, who the owner is and whether there is a mortgage. If the developer is selling, or the apartment is in a recently completed block, we read the contract: deadlines, handover condition, warranty, acceptance procedure. How to check a developer and its past buildings is described on the page about developer checks. If the keys have not been received yet, we accept the apartment on the owner's behalf by a handover certificate and only then start renovation; this is covered on the page about taking over an apartment from the developer.

Renovation in this complex

The lower floors were sold in black frame and the upper ones in white, so we start the estimate with what exactly the developer handed over: whether there is screed and plaster, where cables and pipes are brought in, whether windows and balcony doors are fitted. This shows in the certificate and in the apartment itself.

We agree the work with the management company: hours for noisy work, the service lift, waste removal, places for outdoor air conditioning units. If dozens of apartments in the tower are being renovated at once, there is a queue at the service lift, and we build that into the schedule.

Rentals and management here

The complex is ten minutes from the sea, so in summer apartments go to tourists, and the rest of the year lets of several months work well: shops, clinics and roads to any part of the city are nearby.

We prepare the apartment for letting, take photos, run listings and contracts, meet guests and tenants, look after the apartment and send the owner a report every month. If part of the upper floors operates as hotel apartments, we compare the operator's terms with letting on your own.

Questions and answers

Where is Black Sea Towers?

At 16 Zhiuli Shartava Street, on the Alley of Heroes, opposite the new square by the stadium. It is not on the first line: the sea and the boulevard are 500 to 800 metres away according to different sources, about ten minutes on foot. Shopping centres, supermarkets and clinics are nearby, and the airport is a few kilometres away.

In what condition were the apartments sold?

According to sellers, in black frame on the lower floors and in white frame on the upper floors, where hotel apartments are planned. We check the exact condition of a specific apartment by the handover certificate and on site. The estimate and timing depend on it: black frame needs noticeably more work than white.

Is Black Sea Towers completed?

The towers were built one after the other. According to the developer, block A was finished in autumn 2021, while block B was still rising. What has been handed over by now, and whether keys have been issued for a specific apartment, we check by the documents and with the management company. If the apartment has not been accepted yet, we accept it on the owner's behalf by a certificate.

What apartments are there in the complex?

According to sellers' descriptions, about 557 apartments of 32 to 97 m² in total, from studios to large apartments. The kitchen is usually combined with the living room, and every apartment has a loggia. For daily lets people more often buy small apartments, while for living and long lets they choose larger ones on the middle and upper floors.

Terms used on this page

Black frame: A new-build apartment without finishing: concrete walls and slabs, windows, service inlets at the entrance, no partitions, screed or plaster.
White frame: An apartment after rough work: partitions, plaster, screed, electrical and water points, but no finishing or sanitary ware.
Public Registry extract: A document from Georgia's state registry: the owner, cadastral code, area, legal use and encumbrances of a property on the date of issue.
Handover certificate: The document by which an apartment, house or work is handed over; it records the property's condition, keys, meter readings and defects.