Kvariati: villas on the slopes above the sea, building, letting and winterising
Kvariati is a small village south of Gonio, within the Batumi city limits since 2011. The slopes here drop almost straight to the sea, houses stand higher with an open view, and there are fewer people and cars than in Gonio. People buy villas and houses for summer holidays and letting. We build houses on slopes with wind and storms in mind, let them in summer and prepare them for winter.
Housing
The core of the village is private houses and villas on the slopes, small guesthouses and a few hotels by the sea. Many houses are built in steps, with terraces facing the sea, and some were extended in several stages.
There are no tall buildings here. Houses are designed for summer holidays with a large family or group: several bedrooms, a terrace, a garden, parking at the house. Plots are small and often on several levels, so stairs lead to the house, and parking is sometimes a separate area by the road.
Terrain, sea and soil
The coastal strip here is narrow, and the slopes rise almost straight from the sea. The beach is pebble. The slope is exposed to storms: the sea wind brings salt and driving rain, and façades, windows and metal age faster than in the city.
Almost every plot needs retaining walls and drainage, and the foundation is set on bedrock. Humidity is high all year, and Adjara is seismically active, so we design a house on a slope for both the gradient and earthquakes.
Infrastructure
Minibuses and buses run along the coastal road from Batumi through Gonio to Sarpi and the Turkish border. Batumi airport and Gonio Fortress are close, a few kilometres to the north.
There are few shops and cafés, more in summer, and in winter many close. For major shopping, doctors and schools people go to Batumi, so a car is needed here for living and holidays. Mobile signal and internet at houses on the slope can be weaker than in the city, and for working from home this is worth checking on site.
Kvariati is a small village south of Gonio, between Gonio and Sarpi, where the slopes drop almost straight to the sea. Like Gonio, it has been within the Batumi city limits since 2011. There are fewer people and cars than in Gonio, and houses stand higher, with an open view of the sea. Below is what to consider when buying and building a house on such a slope, and how to let it.
Kvariati: villas on the slopes above the sea
People buy villas and houses for summer holidays here, sometimes small guesthouses. Kvariati is chosen for its quiet and views: the coastal strip is narrow, and almost every house looks at the sea. Many owners live here in summer and the rest of the time let the house to guests or keep it closed. How villas are rented and let in Adjara is explained on our page about villa rentals.
A house on a slope in the wind
A slope above the sea in Kvariati is exposed to storms from the sea. The wind brings salt and driving rain, and everything on the façade ages faster: window seals, railing metal, outdoor air conditioning units, timber terraces. We choose windows and doors on the sea side with a margin for wind load, and fixings and metal that are stainless or protectively coated.
The foundation on a slope is a separate task. It is set on bedrock, sometimes in steps or on piles, and retaining walls and drainage are built above and below the house so that water from the slope does not undermine the base. How such foundations are built is described on our page about foundations on a slope.
Road, services and building
The roads to houses on the slopes are narrow and steep, and a concrete mixer cannot reach every plot. Before buying we check access, electricity, water and sewerage: if there is no sewer, a septic tank is needed, and for a house to let it is sized for full summer occupancy. A permit for a private house here, as in Gonio, is usually issued by Batumi City Hall.
Materials for a steep plot are often lifted by crane or carried by hand, which adds noticeably to cost and time. So in the estimate for such a house delivery is a separate line, and we try to do the main work from spring to autumn, when the roads are dry.
Seasonal letting
In summer villas in Kvariati let to families and groups travelling by car who want quiet, the sea and a view. Guests come mainly in the warm months, and from autumn to spring the house stands empty. For letting, parking at the house, a clear route up the steep road and an honest description of the climb in the listing all matter.
The house needs someone on site: to meet guests, clean, water the garden and check the equipment after a storm. We include management, cleaning and linen in the calculation from the start and adjust prices through the season.
The house in winter: winterising
If the house is not let in winter, it is closed so that spring does not start with repairs. Water is shut off and drained in unheated parts of the house, a dehumidifier is set up, terrace furniture is protected, gutters are checked before the autumn rains, and someone visits on a schedule to air the house. How this works is described on our page about seasonal winterising of apartments and houses.
Questions and answers
How does Kvariati differ from Gonio?
Kvariati is smaller and quieter. The coastal strip is narrower, houses stand higher up the slope, and almost all of them look at the sea. There are fewer people and cars in summer than in Gonio, but also fewer shops and cafés. Both villages are within Batumi, so in both a permit for a house is usually issued by Batumi City Hall.
What are the challenges of a house on a slope in Kvariati?
Wind and salt from the sea, a steep road and the gradient. We choose windows, doors and metal with a margin for wind and salt, set the foundation on bedrock, and build retaining walls and drainage above and below the house. Before buying we check whether machinery can reach the plot and where electricity, water and sewerage run.
Does a house in Kvariati need winterising?
If the house is not let in winter, yes. Water is drained in unheated parts, a dehumidifier is set up, terrace furniture is stored or covered, and gutters are checked before the autumn rains. After that the house is checked on a schedule, especially after storms, and in spring it is ready for the first guests without repairs.
Does a villa in Kvariati let well in summer?
In summer there is demand from families and groups travelling by car who want quiet and a sea view. The season is short, and from autumn to spring there are few guests. For letting, parking, a clear road to the house and someone on site matter, so we include management and cleaning in the calculation from the start.
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