Two-bedroom apartments in Batumi: a 2+1 for family life and letting
A two-bedroom apartment in Batumi usually means a 2+1: two bedrooms and a kitchen-living room. It is bought by families moving to the sea and by buyers letting to larger groups. We clarify how many bedrooms you really need, look at the layout and the second bathroom, check the area for schools and shops and work out the running costs before the deposit.
What to know about the district
Families who live in Batumi permanently more often choose the centre, Heroes Alley and Boni-Gorodok. Schools, nurseries, markets and transport are close by, and the buildings have more neighbours who live there all year round.
By the sea, on the New Boulevard and Khimshiashvili Street, 2+1s are bought to let to families and groups and for the owners' own summer visits. The price is higher, and in winter the tall buildings on the shore are quieter and emptier.
In the Airport district and along the Airport Highway a 2+1 is cheaper per square metre and the buildings are newer, and many families get a roomier apartment here for the same money. In Makhinjauri and Gonio families choose complexes with a courtyard and a pool, but there it matters how the children will get to school in the centre.
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A two-bedroom apartment in Batumi most often means the 2+1 format: two bedrooms and a kitchen-living room. It is an apartment for a family moving to the sea, for those who come with children or parents, and for letting when two couples share it in summer. It is chosen differently from a 1+1: the layout, the area and how the apartment lives all year round matter more here.
Two-bedroom apartments in Batumi: 2+1 or 1+1
The name is easy to get wrong. Local listings count bedrooms, so a two-bedroom apartment is usually a 2+1. But some Russian-language sites also call a 1+1 a two-room flat because they count the living room as a room. The difference is one bedroom, and with it the price, the area and who can live in the apartment.
So in the brief we clarify straight away: how many bedrooms you need, how many people will live there and whether a second bathroom is needed. The plan with dimensions shows what is really on sale before the viewing.
What matters in a 2+1 layout
A good 2+1 gives people their own space. The bedrooms are not walk-through rooms and do not share a wall with the kitchen-living room, which is noisy in the evening. There are two bathrooms: one en suite, the other off the hallway. In the morning the family does not queue, and in summer guests back from the beach do not wait for each other.
We also look at storage. People live longer in a 2+1 and with more belongings: wardrobes in the bedrooms, a storeroom or a hallway niche, a place for the washing machine and dryer are all needed. A balcony off the living room with room for a table works as one more room from May to October.
If the apartment is a shell, the layout can be adjusted before the renovation: partitions that do not affect load-bearing walls are moved without a permit. How we renovate such apartments is explained on our page about two-bedroom apartment renovation.
An area that works for family life
For a family the view matters less than what is around the building. Where the nearest school and nursery teaching in the language you need are, how far it is to a shop and a pharmacy, whether there is a courtyard or a park nearby, how the building connects to the centre by public transport. We check all of this by the address, not by the complex's advertising. On weekday mornings in term time the streets by schools in the centre are jammed, and ten minutes on the map turn into half an hour.
Another question is how many neighbours live in the building all year. In buildings let almost entirely to short-term guests it is empty in winter and full of suitcases in the lift in summer. A family is more at ease where most owners live permanently. If you are still deciding whether to buy or rent first, there is a comparison on our page buy or rent.
Light, noise and damp
A 2+1 has more external walls, and each bedroom has to be dry. At the inspection the engineer measures moisture in the corners of both bedrooms and checks the reveals and the screed by the balconies. Corner apartments are brighter but colder in winter and more prone to damp if the building has a weak façade.
We check noise in the evening: a bedroom above a restaurant entrance or on a road with buses will ruin the whole family's sleep. Bedroom windows onto the courtyard and the living room onto the street is a good combination. If the windows face west, towards the sea, the living room gets hot in summer and needs a more powerful air conditioner than the bedrooms.
A 2+1 to let
In summer a 2+1 by the sea is taken by families with children, two couples and groups of friends. The nightly rate is higher than for a 1+1, but cleaning, linen and consumables cost more too. For two couples it matters that the bedrooms are similar: if one has a balcony and its own bathroom and the other looks onto the courtyard, the guests end up arguing about the price. In winter such an apartment is rented by families moving to Batumi, and they often stay for a long time if the apartment is warm and dry.
Two bedrooms also give you flexibility: one room can be kept for your own visits while the apartment is let long-term to people who need only one bedroom, but such a contract needs thinking through in advance.
Running costs and a residence permit
A 2+1 also costs more to run. Two or three air conditioners, more electricity for heating in winter, and in some complexes the service charge is calculated by area. We build these amounts into the calculation together with property tax, if it applies to you. Families more often have a car, and a space in the underground car park is sold separately, and not every building has enough for everyone.
The price of a 2+1 is more often above the 150 000 dollar residence permit threshold than that of a 1+1, but only an accredited valuer's report decides. If a residence permit is among your aims, we order the valuation before the deposit; more on our page about property for a residence permit.
How much two-bedroom apartment search costs
Property search for a fixed fee starts from 5 400 ₾, or we work as a buyer's agent for 2–3 % of the price. A technical inspection of the apartment before purchase starts from 480 ₾, a legal due diligence check from 960 ₾, a valuation by an accredited valuer from 330 ₾.
The final price is set after we review your brief and agree the scope of work. The registry fee and the notary's charges are paid at their own rates.
Questions and answers
How much does two-bedroom apartment search in Batumi cost?
Property search for a fixed fee starts from 5 400 ₾, or 2–3 % of the price as a buyer's agent. A technical inspection of the apartment starts from 480 ₾, a legal due diligence check from 960 ₾, a valuation by an accredited valuer from 330 ₾.
The final price is set after we review your brief and agree the scope of work. The registry fee and the notary's charges are paid at their own rates.
Is a two-room apartment a 2+1 or a 1+1?
Local listings usually call a 2+1 a two-bedroom apartment: two bedrooms and a kitchen-living room. But some Russian-language sites also call a 1+1 a two-room flat because they count the living room as a room.
So we look at the plan and count the bedrooms. A difference of one bedroom changes the price, the area and how many people can live in the apartment comfortably.
Does a 2+1 need a second bathroom?
For a family and for letting, almost always yes. In the morning the family does not queue, and in summer two couples do not wait for each other after the beach. A 2+1 with one bathroom does exist, but it is harder both to sell and to let.
If the apartment is a shell with no second bathroom, we check whether one can be added: where the risers run, whether there is enough fall for the drainage and room for an extractor.
Where in Batumi should I buy a 2+1 to live in with children?
Families most often choose the centre, Heroes Alley and Boni-Gorodok: schools, nurseries, shops and transport are close, and the neighbours live there all year. In the Airport district apartments are cheaper and buildings newer, but it is further to the centre.
We check schools and nurseries for the specific address, taking into account the language of teaching you need. That matters more than a sea view.
Does it pay to let a 2+1 short-term?
In summer by the sea a 2+1 is taken by families and groups, and its nightly rate is higher than that of a 1+1. But the costs are higher too: cleaning, linen, two bathrooms, more air conditioners. We do not promise income; we work it out from similar apartments in the same area.
In winter a 2+1 lets well to families long-term if the apartment is warm and dry. Many owners do exactly that: nightly in summer, monthly in winter.