Rainbow Residence
+47%2 apartments · 32 m²
- Entry · 2023
- $36,000
- Now
- ≈ $53,000
Prices are per apartment
Goal: Personal use and capital growth
Buy-side real estate advisory · Georgia
Your buy-side
representative
in Georgia.
Mandate / 00
01 / Territory intelligence
Territory
first.
41.6168° N / 41.6367° E
02 / Asset shortlist
Then
the specific asset.
No inventory push
03 / Verification gate
And only then —
the first payment.
Verified before deposit
Scroll the verification path
MandateBuyer side
VerificationBefore payment
YieldGross → NOI
DecisionTerms visible
MarketDemand
RhythmSeasonality
ContextUrban plan
ExitLiquidity
LegalTitle
ContractTerms
PhysicalCondition
ModelNOI / IRR
DepositConditional
RisksDisclosed
GroundsIn contract
GateDecision
Investigation memorandum / 001
What we must see before your first payment.
01Legal
Title, seller, encumbrances and transaction-structure viability.
02Physical
Actual condition, commissioning, area and technical risks.
03Economics
Rent, occupancy, expenses, NOI and scenario exit price.
One conclusion is assembled from three independent checks — only then does it become a recommendation for the next step.
Three words we use
01
Brief
Your criteria, budget, timeline and goal. Work starts with it, and it does not commit you to a deal.
02
Mandate
Your instruction to search for and verify properties in your interest only. Terms and fee are fixed in the agreement before work starts.
03
Offset
The 3% fee is reduced by the documented seller commission, so verification often costs you $0.
01 / Verified case studies
We invest where we verify
We put our own money into the same market we vet for clients. Below are our deals in Batumi: prices are per apartment, and every unit was bought on an interest-free developer installment plan.
Blue Sky
+35%Apartment · 32 m²
- Entry · 2021
- $48,000
- Now
- ≈ $65,000
Goal: Rental business
Alliance Centropolis
+125%2 apartments · 28 m²
- Entry · 2024
- $80,000
- Now
- ≈ $180,000
Prices are per apartment
Goal: Rental after completion
Current value is a market estimate today; the properties have not been sold and no gain has been realised. Past results do not guarantee future returns.
About usHave a property or budget in mind? We'll review it free, with no obligation.
Discuss your property02 / Our approach
We sit on your side of the table.
We do not sell residual inventory or rank properties by commission. A mandate begins with the buyer’s criteria and ends with a verifiable decision.
01
Verification before the first payment
Title, encumbrances, contract, physical condition and economics are independently reviewed before funds move.
Legal and technical review
02
Returns, line by line
We separate gross rent, occupancy, management, reserves, NOI, exit value and scenario IRR.
Visible assumptions
03
Refund conditions
When a deposit is used, refund grounds are secured in an agreed contract — never left to verbal promises.
Contract first
Field note / verification
“A property becomes an investment only after it can be verified and calculated.”
Legal title, physical condition and the operating model are reviewed by different specialists, then consolidated into one buyer-side memorandum.
03 / Deal route
Six control points — from mandate to registration.
We only advance after the risks identified at the preceding stage have been addressed.
01
Investment brief
Objective, budget, holding period, acceptable risk and exit criteria.
02
Preliminary shortlist
We select scenarios for the buyer’s mandate, not for a property’s sales plan.
03
Due diligence
We verify the registry, seller, contract, commissioning, encumbrances and physical condition.
04
Underwriting
We build the path from gross rent to NOI, cash flows, IRR and assumption sensitivity.
05
Conditional deposit
We document refund grounds and the conditions for proceeding to the main transaction.
06
Closing and the residency basis
We oversee registration and hand the immigration lawyer a verified document package as the basis for a residence-permit application.
Legal threshold note
The real-estate threshold for short-term residency changed to $150,000 from March 1, 2026, according to the published legal review. Eligibility of a specific transaction is always confirmed by an immigration lawyer under the law in force. Source.
04 / Honest economics
A transparent fee—and why our service often costs you $0.
The formula is agreed before the search begins: our 3% fee is reduced by every documented commission GeoTrust receives from the seller.
Example transaction price$200,000
Documented seller commission
GeoTrust fee3%
−Seller offset3%
=Buyer pays0%
Fixed advisory fee at 3%$6,000
Seller commission applied−$6,000
Buyer fee balance$0
With a documented 3% seller commission, the buyer’s remaining fee is $0.
Our fee is 3% of the transaction, reduced by the documented seller commission.
With a full 3% offset, the buyer balance is $0. The fee covers search, valuation, legal support and the residency route.
Illustrative calculation. The amount and source of any seller commission are confirmed for the specific transaction; the fee, retainer and offset terms are documented before work begins.
05 / Questions and answers
What buyers ask before a mandate.
Short answers about the fee, verification, remote purchase, returns and residency. Longer analyses live in the buyer guides.
01What is a brief and why fill it in?
The brief is your criteria, budget, timeline and purchase goal. We reply to it, refine the mandate and only then assemble a preliminary shortlist. Filling in the brief commits you to nothing: it starts the conversation, it is not a contract.
02What is a buyer's mandate?
The mandate is your instruction to search for and verify properties in your interest only: by your criteria, budget and acceptable risk. Terms, fee and the seller-commission offset are fixed in the agreement before work starts.
03How much does buyer-side representation cost?
The GeoTrust fee is 3% of the transaction price, reduced by every documented commission we receive from the seller or developer. When the seller pays 3%, the buyer's remaining fee is $0. Fee, retainer and offset terms are fixed in the agreement before work starts.
04What do you verify before my first payment?
Three independent blocks: legal (title, seller, encumbrances, whether the deal structure is permissible), physical (actual condition, commissioning status, floor area, technical risks) and economic (rent, occupancy, costs, NOI and exit price by scenario). A recommendation for the next step appears only after all three checks.
05Do you sell developers' inventory?
We work on the buyer's side only: we search the whole market, keep no showcase and receive no bonus for any particular property. Any seller commission is credited in full against your fee.
06Can I buy property in Batumi remotely?
Yes, when an authorised representative acts under a notarised power of attorney. Verification, negotiation and contract drafting happen before you arrive, and title registration at the Public Service Hall can be completed through a representative. Document requirements are confirmed by a lawyer under the current law.
07Why don't you promise a yield percentage?
Because a headline yield is usually computed from gross high-season rent. We break returns into lines: gross rent, paid occupancy, management and reserve, taxes, net operating income (NOI), purchase and sale costs, scenario IRR. The calculator on this site shows these lines on your own inputs.
08What is the property value threshold for a Georgian residence permit?
From 1 March 2026 the minimum property value for a short-term residence permit is $150,000, according to the published legal review. Whether a specific purchase qualifies is always confirmed by an immigration lawyer under the current version of the law.
Buyer's checklist / PDF
Batumi apartment check before the deposit
Ten points across three blocks — legal, physical, economics — to close before any money moves. We email the PDF right after you subscribe.
- Fresh registry extract and the seller's authority
- Property condition and area: registry / design / measurement
- Actual rental performance and deposit refund terms
06 / Confidential brief
Do not start with a property. Start with a mandate.
We respond to your brief, clarify the criteria and only then prepare a shortlist. The submission is stored in GeoTrust’s private database.
Selection criteria
Due-diligence scope
Return scenarios
Legal route