Over the past two years, Tbilisi’s urban planning policy has undergone a quiet revolution. Rather than building high-rise buildings, developers are increasingly investing in underground spaces. Let’s explore why luxury is going underground and what this shift means for buyers.
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A deep transformation of the market
Five years ago, the prestige of housing in Tbilisi was determined by height and panoramic views. Today, the deciding factor is the availability of underground infrastructure. According to the Urban Development Committee, 78% of new business-class projects presented in 2023–2024 include at least two underground levels.
The typical structure of a modern elite residential complex is as follows:
- Underground levels (-1 to -4): wine cellars, private cinemas, and spa areas
- Ground part (1-5 floors): residential apartments
- Technical premises: engineering systems and parking lots.
- While this approach preserves the historical panorama of the city, it also creates new challenges for builders.
Technological Breakthrough
In one of its projects, the developer applied solutions that are unique to Georgia.
Multi-layer waterproofing:
The project used a system of German StoGuard membranes, which can withstand groundwater pressure of up to three atmospheres. This is twice the normative requirement.
Artificial ventilation:
A Mitsubishi Electric system with CO2 sensors supports an air exchange rate of 60 m³/hour per person, exceeding the norm of 30 m³.
Emergency Exits:
An evacuation system through neighboring buildings with automatic sealed doors has been designed.
“Building one underground floor is 40% more expensive than building a ground floor, but it pays off due to the additional space,” explains the technical director of one of the developers.
Legal Paradoxes
- Underground construction in Tbilisi has unexpected tax advantages.
- The cadastral value of underground premises is considered at a rate of 0.7.
- Property tax is charged only on ground floors.
- Permit documentation is simpler — no height approval is required.
However, there are limitations. The depth of construction cannot exceed 15 meters in central areas due to the risk of damaging archaeological layers.
What do tenants get?
Climate control:
The temperature in underground rooms stays at 18-20°C all year round, eliminating the need for additional heating.
Safety:
The absence of windows and an air filtration system create ideal conditions for storing collections (wine, art).
Premium infrastructure.
One such residential complex’s underground floor includes:
- 25-meter swimming pool
- A wine restaurant with space for 120 varieties
- Private clinic
Risks and Pitfalls
Groundwater
Three projects in the Didube area have been frozen due to errors in hydrogeological surveys.
Evacuation:
In case of fire, exit only via elevators. (Georgia regulations do not require stairs in underground residential areas.)
Resale:
Demand for underground apartments is still 15% lower than for above-ground apartments.
The Future of Underground Construction
Developers are already working on projects involving “inverted skyscrapers” with six or seven underground floors. Plans for 2025 include:
- Georgia’s first underground fitness center, spanning 5,000 m²
- Anti-crisis bunkers with autonomous life support systems
- Multi-level parking lots with a robotic parking system
Experts predict that, by 2030, up to 30% of luxury real estate in Tbilisi will be below ground level. This trend is changing not only architecture but also the way we live — luxury is becoming increasingly private and protected.
For buyers, it is advisable to request reports on hydrogeological studies and to check the emergency ventilation system when choosing underground housing. It is better to choose projects with underground floors no deeper than the third level, as these are optimal in terms of comfort and safety.
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