Bobokvati: a house by the sea on a quiet shore, coastal land and guesthouses
Bobokvati is a coastal village of Kobuleti Municipality, 5–7 kilometres south of central Kobuleti, on the way to Tsikhisdziri. By the sea there is a pebble beach without a promenade, with pines and eucalyptus, and the highway and railway run through the village. People buy houses and plots by the sea here for a quiet holiday and build small guesthouses. We check land rights and build houses by the sea and guesthouses.
Housing
The village has private houses with gardens, guesthouses and small hotels by the sea, and almost no apartment buildings. Many houses were built long ago and extended in several stages, and by the sea there are new houses for summer holidays.
Rights to coastal land can be disputed, and extensions and second floors of old houses are not always shown in the Public Registry extract.
Terrain, sea and soil
The village stands on a flat coastal strip, the beach is pebbly, and the water gets deep not far from the shore. The groundwater is close to the surface, so we choose the foundation by the sea based on surveys and do not build a basement.
Salt, wind and humidity quickly damage metal and appliances near the shore all year, and in a storm the wind carries salt and spray far from the waterline. Adjara is seismically active, and we design the house with earthquakes in mind.
Infrastructure
The Batumi–Kobuleti highway and the railway run through the village, with minibuses and suburban trains. The nearest shops, schools and doctors are in Kobuleti, whose centre is a few minutes away by car.
By the sea there are individual hotels, restaurants and guesthouses, most of them open only in summer. The village has the Cathedral of the Three Hierarchs, consecrated in 2009.
Bobokvati is a coastal village of Kobuleti Municipality, about 5–7 kilometres south of central Kobuleti, on the way to Tsikhisdziri. Together with Kvemo Dagva it forms one community, and about 2,300 people live in the village itself. The Batumi–Kobuleti highway and railway run through the village, and by the sea there is a pebble beach without a promenade, with pines and eucalyptus. People buy houses and plots by the sea here for a quiet holiday and build small guesthouses.
Bobokvati: a quiet shore between Kobuleti and Tsikhisdziri
Unlike central Kobuleti, there is no promenade or resort street here: the beach is pebbly, the water gets deep not far from the shore, and by the water stand individual hotels, restaurants and guesthouses. In summer people who want quiet come here, and the cafés and shops of Kobuleti are a few minutes away by car. To the south begins Tsikhisdziri, where the shore rises towards the Petra fortress.
The village has the Cathedral of the Three Hierarchs, consecrated in 2009: a three-nave basilica that holds the relics of 28 saints.
Coastal land: who owns it
Land by the sea in Bobokvati can be disputed. In 2021 villagers protested against the auction of a 28-hectare coastal plot: they considered this land theirs since Ottoman times but could not register it. Stories like this show the main rule of buying by the sea: only an entry in the Public Registry gives the right to the land.
So before the deposit we check who is registered as the owner, whether the boundaries overlap with neighbouring and state plots, and whether there are disputes or bans. How we check documents is described on our page about document checks.
A house by the sea on a pebble shore
Right by the sea, salt, wind and damp work on the house. We choose metal for the facade and roof with corrosion protection, place the outdoor air conditioning units on the sheltered side, and raise and ventilate the plinth. The groundwater on the coastal strip is close, so we choose the foundation based on surveys and do not build a basement by the sea.
How we build houses by the sea is explained on our page about houses by the sea.
A guesthouse for a quiet holiday
Guests come to Bobokvati for the calm beach and the closeness of Kobuleti. The season is shorter than in Batumi, so we design a guesthouse so that part of the rooms can be closed in winter without heating the whole house. Rooms with their own bathrooms, a shared terrace and parking in the yard matter more for such a house than a pool. Guests at a quiet beach also need shade in the yard, a foot shower after the sea and a place to dry towels.
Building permits here are issued by Kobuleti City Hall. How we build guesthouses is described on our page about guesthouses.
Summer letting and winter
In summer a house by the sea in Bobokvati is let by the night to families who want quiet and a beach without crowds. The season is short, from autumn there are almost no guests, and the house is either closed or let long-term to people who live in Kobuleti and Batumi. So we calculate the income over a full year, not by August.
Before winter we check the roof after the autumn storms, install a dehumidifier, and drain the water where the heating is switched off. How we run short-term letting and prepare a house for the season is described on our page about managed short-term rentals.
Questions and answers
Where is Bobokvati?
On the coast of Kobuleti Municipality, about 5–7 kilometres south of central Kobuleti, between Kobuleti and Tsikhisdziri. The Batumi–Kobuleti highway and the railway run through the village. Together with Kvemo Dagva, Bobokvati forms one community, and about 2,300 people live in the village itself.
How do you check land rights by the sea in Bobokvati?
Through the Public Registry extract and on site. We look at who is registered as the owner, whether the boundaries match the fence and whether there are overlaps with neighbouring and state plots, disputes or bans. Land that is not registered cannot be sold until the owner registers it, so we do not pay a deposit before registration.
What is the beach like in Bobokvati?
Pebbly, without a promenade: by the water there are pines, eucalyptus and individual hotels and guesthouses. The water gets deep not far from the shore. People who want quiet come here, and for cafés and shops they go to Kobuleti, a few minutes away by car.
Who issues building permits in Bobokvati?
Kobuleti City Hall, because the village belongs to Kobuleti Municipality. The procedure is similar to Batumi's: land use conditions, design, permit and commissioning. For a plot right by the sea we also check the coastal strip and the building restrictions next to it.
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