Buying an apartment in a building under construction is one of the most popular ways to invest in Georgia's real estate market. Different countries have different names for this practice: shared-equity construction, equity participation, pre-sale, presale, or off-plan purchase. But the essence is always the same: you buy an apartment that doesn't physically exist yet, and you wait for the building to be completed.
What Buying Off-Plan Is Called in Different Countries
In Russia and the CIS countries, this phenomenon is most often called shared-equity construction or equity participation. Buyers of apartments at the construction stage are called equity participants, and the contract they sign with the developer is called a DDU (shared-equity participation agreement). This scheme is regulated by the state, and equity participants have certain rights and guarantees.
In Europe and the US, a different approach is used. They talk about off-plan purchase (buying "from the blueprints") or pre-construction (pre-sale before construction). In the US, the term pre-sale is also commonly used. These terms emphasize that you are buying an apartment that doesn't physically exist yet — based on plans, renderings, and architectural concepts.
In the UAE, for example in Dubai, the terms off-plan and presale are also used. This is one of the most popular investment formats in the region, where off-plan properties can yield high returns upon resale.
In Georgia, the term presale is commonly used. The most liquid lots (for example, European-style one-bedrooms on high floors with great views) are snapped up precisely at the pre-presale stage, while less advantageous options — larger apartments, studios with courtyard views, or units with non-standard layouts — make it to the open market. This is why access to early sales stages is so important for those who want to get the best deals.
Regardless of the term, the essence is the same everywhere: you invest in a property that doesn't yet exist, and in return you get a substantial discount compared to ready-built housing. Along with the discount, however, come risks associated with long waiting periods and possible construction delays.
What Is Presale in Georgia
Presale in Georgia is buying an apartment at the very earliest stage: when the developer has a land plot, project documentation, and a clear concept. However, construction permits may not yet have been obtained.
At the presale stage, the developer has:
The time from purchase at presale to the start of actual construction is about one year. During this time, the developer:
Why Buying Apartments at the Construction Stage Is Profitable
Buying at the idea or foundation pit stage is a high-risk investment. The simplest market law: the higher the risk, the lower the price. In the case of presale, there are several factors that make the apartment cheaper:
What Payment Schemes Are Available for Off-Plan Properties in Georgia
In Georgia, there are different payment methods, and the choice depends on the developer, the project stage, and your budget.
1. Installment Plan from the Developer
The most common scheme at the presale stage. You pay in installments:
2. Mortgage
First, you make a down payment, just as with an installment plan, and make monthly payments according to the payment schedule. The final payment after the building is completed can be financed with a mortgage. Banks issue loans to foreigners for up to 10 years. The currency can be GEL, USD, or EUR. Depending on the project, the final payment can be up to 50% of the apartment's price. There are also special promotions and flexible terms available at the presale stage, which can be negotiated through our manager.
3. Full Payment
If you have the full amount, you can pay upfront and receive a discount.
What Risks to Consider When Buying an Apartment in Georgia at the Foundation Stage
1. Risk of Non-Completion
The main risk when buying at the foundation pit stage is that the building may never be completed at all, or construction may drag on indefinitely. This applies to developers with questionable reputations who have no completed projects to their name. That's why we recommend working with professionals: GPI only works with reliable developers who have many successful projects, a good reputation, and a transparent financial history.
2. Construction Delays
Even with proven and reliable developers, delays can occur. This can be due to obtaining permits, difficult soil conditions (especially in Batumi), weather conditions, or changes in project designs. If you're planning to move in at a specific time or exit the project at the assignment stage, it's better to add +6–12 months to the stated completion date. This will help avoid disappointment and unnecessary stress.
3. Not All Infrastructure May Be Built
In preliminary renderings and presentations, developers often promise pools, fitness centers, retail spaces, and children's and sports areas. However, during actual construction, plans can change: some things may be simplified, some postponed to later stages, and some removed from the project altogether. Therefore, it's important to carefully study the contract and clarify what is guaranteed and what remains "in the plans."
That said, there are developers who approach infrastructure differently. For example, one developer in Batumi built a stunning park even before construction of the residential complex began — so buyers could see a finished environment rather than just promises on paper. However, this is more of an exception and applies to the premium segment. In the mass market, such practices are less common.
How to Safely Buy an Off-Plan Property in Georgia on Presale
We have launched a service for those who want to buy at the earliest stages. This is access to closed presales, where prices are lower, the selection of lots is wider, and the terms are more flexible.
What you get:
Want to buy an apartment in Georgia at the construction stage on the best terms? Leave a request — and we'll get in touch to discuss the details.
What Buying Off-Plan Is Called in Different Countries
In Russia and the CIS countries, this phenomenon is most often called shared-equity construction or equity participation. Buyers of apartments at the construction stage are called equity participants, and the contract they sign with the developer is called a DDU (shared-equity participation agreement). This scheme is regulated by the state, and equity participants have certain rights and guarantees.
In Europe and the US, a different approach is used. They talk about off-plan purchase (buying "from the blueprints") or pre-construction (pre-sale before construction). In the US, the term pre-sale is also commonly used. These terms emphasize that you are buying an apartment that doesn't physically exist yet — based on plans, renderings, and architectural concepts.
In the UAE, for example in Dubai, the terms off-plan and presale are also used. This is one of the most popular investment formats in the region, where off-plan properties can yield high returns upon resale.
In Georgia, the term presale is commonly used. The most liquid lots (for example, European-style one-bedrooms on high floors with great views) are snapped up precisely at the pre-presale stage, while less advantageous options — larger apartments, studios with courtyard views, or units with non-standard layouts — make it to the open market. This is why access to early sales stages is so important for those who want to get the best deals.
Regardless of the term, the essence is the same everywhere: you invest in a property that doesn't yet exist, and in return you get a substantial discount compared to ready-built housing. Along with the discount, however, come risks associated with long waiting periods and possible construction delays.
What Is Presale in Georgia
Presale in Georgia is buying an apartment at the very earliest stage: when the developer has a land plot, project documentation, and a clear concept. However, construction permits may not yet have been obtained.
At the presale stage, the developer has:
- A land plot owned or leased
- Technical and project documentation
- A clear understanding of the building's location, number of floors, and layouts
- Possibly brochures and visualizations
The time from purchase at presale to the start of actual construction is about one year. During this time, the developer:
- Obtains final permits from the city hall
- Demolishes old buildings on the site
- Excavates the foundation pit
- Pours the foundation
Why Buying Apartments at the Construction Stage Is Profitable
Buying at the idea or foundation pit stage is a high-risk investment. The simplest market law: the higher the risk, the lower the price. In the case of presale, there are several factors that make the apartment cheaper:
- Uncertainty. The developer doesn't yet know the exact cost, timelines, or engineering solutions.
- Long waiting period. 3–5 years until you get the keys — during which your money is tied up.
- Marketing strategy. The developer attracts early buyers with low prices to secure financing for construction and project launch.
What Payment Schemes Are Available for Off-Plan Properties in Georgia
In Georgia, there are different payment methods, and the choice depends on the developer, the project stage, and your budget.
1. Installment Plan from the Developer
The most common scheme at the presale stage. You pay in installments:
- Reservation fee (booking) — usually $1,000–2,000 to participate in selecting apartments at the closed stage.
- First payment (10–20%) — within a month after choosing the apartment.
- Regular payments — during construction (usually monthly).
- Final payment — upon receiving the keys.
2. Mortgage
First, you make a down payment, just as with an installment plan, and make monthly payments according to the payment schedule. The final payment after the building is completed can be financed with a mortgage. Banks issue loans to foreigners for up to 10 years. The currency can be GEL, USD, or EUR. Depending on the project, the final payment can be up to 50% of the apartment's price. There are also special promotions and flexible terms available at the presale stage, which can be negotiated through our manager.
3. Full Payment
If you have the full amount, you can pay upfront and receive a discount.
What Risks to Consider When Buying an Apartment in Georgia at the Foundation Stage
1. Risk of Non-Completion
The main risk when buying at the foundation pit stage is that the building may never be completed at all, or construction may drag on indefinitely. This applies to developers with questionable reputations who have no completed projects to their name. That's why we recommend working with professionals: GPI only works with reliable developers who have many successful projects, a good reputation, and a transparent financial history.
2. Construction Delays
Even with proven and reliable developers, delays can occur. This can be due to obtaining permits, difficult soil conditions (especially in Batumi), weather conditions, or changes in project designs. If you're planning to move in at a specific time or exit the project at the assignment stage, it's better to add +6–12 months to the stated completion date. This will help avoid disappointment and unnecessary stress.
3. Not All Infrastructure May Be Built
In preliminary renderings and presentations, developers often promise pools, fitness centers, retail spaces, and children's and sports areas. However, during actual construction, plans can change: some things may be simplified, some postponed to later stages, and some removed from the project altogether. Therefore, it's important to carefully study the contract and clarify what is guaranteed and what remains "in the plans."
That said, there are developers who approach infrastructure differently. For example, one developer in Batumi built a stunning park even before construction of the residential complex began — so buyers could see a finished environment rather than just promises on paper. However, this is more of an exception and applies to the premium segment. In the mass market, such practices are less common.
How to Safely Buy an Off-Plan Property in Georgia on Presale
We have launched a service for those who want to buy at the earliest stages. This is access to closed presales, where prices are lower, the selection of lots is wider, and the terms are more flexible.
What you get:
- A personal manager — a specialist is assigned to you who guides you through all stages, helps with selection and documents.
- Information before anyone else — you learn about the sales launch before the project appears in open sources.
- Access to the best lots — apartments on high floors, with good views, and convenient layouts are snapped up first. You get to choose before they become publicly available.
- Best terms — you sign the contract on the most favorable terms: minimum down payment, convenient installment plan, flexible payment schedule.
- Protection from mistakes — we've already filtered the developers and offer only reliable ones with proven reputations and successful projects. You don't waste time on dubious offers.
Want to buy an apartment in Georgia at the construction stage on the best terms? Leave a request — and we'll get in touch to discuss the details.