When it comes to real estate investment in Georgia, the capital city of Tbilisi has always been at the center of attention. But within the capital, one area is rapidly becoming a favorite among both investors and residents – Old Tbilisi’s Ortachala district. Known for its authentic charm, cultural heritage, and modern growth opportunities, Ortachala is where the past meets the future.
✨ Old Tbilisi: Where History Meets Opportunity
Old Tbilisi is the most famous and picturesque part of the capital. With its narrow cobblestone streets, wooden balconies, traditional sulfur baths, and vibrant nightlife, it reflects the very soul of Georgia. It attracts millions of tourists each year who want to experience the city’s culture and history.
But Old Tbilisi is not just about tourism – it is also a high-demand real estate hotspot. Properties in this area enjoy strong appreciation, and rental demand is consistent, driven by both short-term tourists and long-term residents who want to live in the cultural heart of the city.
📍 Ortachala District: The Hidden Gem of Old Tbilisi
While areas like Abanotubani and Metekhi are well-known, Ortchala is emerging as one of the most attractive districts within Old Tbilisi.
Why Ortachala?
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Strategic Location – Situated on the banks of the Mtkvari River, Ortachala connects Old Tbilisi with the modern parts of the city. It offers both tranquility and easy access to the city center.
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Rich Lifestyle – The district is surrounded by theaters, parks, cafes, and historic landmarks, giving residents a mix of old-world charm and modern convenience.
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Affordable Entry Point – Compared to other parts of Old Tbilisi, property prices in Ortachala still offer good value, making it ideal for early investors.
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Growth Potential – With new projects and infrastructure developments, Ortachala is rapidly transforming into a modern residential and business hub.
🏙 Key Real Estate Projects in Ortachala
1️⃣ OTI31 Tower – Redefining Luxury in Tbilisi
31-story residential complex of comfort class in Tbilisi. Located in the middle of Old Tbilisi. near the Mtkvari River – in the prestigious area of the city. OTI Tower 31 is distinguished by sophisticated infrastructure, optimally planned apartments, the best quality building materials.
The project will be finished with white frame condition and heating pipes will be added..
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Smart layouts for efficient use of space.
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Premium facilities that cater to both local and international buyers.
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High rental potential due to its location and demand.
For investors, OTI31 Tower is not just a property – it’s a long-term asset in the fastest-growing segment of Tbilisi real estate.
2️⃣ MKA City – A Visionary Urban Development
MKA City the complex is being built on 6622 sq.m. From where the Green Space will be 1200 sq.m., 1400 sq.m. yard and 300 sq.m. playground. The Residential Zone involves 3 Blocks with 335 apartments in total. Inhabitants will have the opportunity to use: Play Zone and the Closed Space for children; Barbecue Angle; Cycling Trail; Training Ground; Resting Area; 24 hour Security Service; Concierge Services; Hot Line; Cleaning Services.
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Residential complexes
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Business spaces
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Lifestyle and leisure facilities
With its scale and vision, MKA City offers investors an opportunity to be part of a transformative development that will redefine how people live and work in Tbilisi.
💰 Investment Benefits of Ortachala Real Estate
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High Rental Demand – With tourism booming and expats moving to Tbilisi, properties in Ortachala are ideal for both Airbnb rentals and long-term leases.
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Rising Property Values – As new projects like OTI31 Tower and MKA City reshape the district, prices are expected to climb steadily.
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Cultural + Modern Appeal – Few districts offer the balance of historic authenticity and modern development like Ortachala does.
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Foreign Investment Friendly – Georgia’s simple property ownership laws make it easy for foreigners to buy, rent, and profit from real estate.
🌍 Lifestyle in Ortachala – Living in Old Tbilisi
Living in Ortachala means being surrounded by:
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Historic sites like Narikala Fortress and the old sulfur baths.
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Entertainment – cozy cafes, wine bars, and art galleries.
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Convenience – easy transport connections and close proximity to Tbilisi’s business centers.
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Scenic beauty – river views, historic streets, and traditional Georgian architecture.
For investors, this mix makes Ortachala properties attractive not just for financial returns, but also for long-term living value.
📈 Why Now is the Right Time to Invest
The real estate market in Old Tbilisi’s Ortachala is at a turning point. Prices are still relatively affordable compared to Western capitals, but demand is growing fast. With the launch of OTI31 Tower and MKA City, the district is set to become one of the most desirable addresses in the city.
Early investors will benefit from:
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Lower entry prices today
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Faster appreciation in the coming years
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Strong rental yields from both locals and international tenants
