Tbilisi, Tbilisi Airbnb Market Data 2026: STR Report & Statistics
How much can you earn on Airbnb in Tbilisi, Tbilisi? Based on AirROI's 2026 dataset (April 2025 – March 2026), the short answer is $6,242 per year — at a $57 nightly rate, 40.9% occupancy, and a $23 RevPAR that reflects moderate rate-to-revenue efficiency with room to optimize.
Tbilisi's 5,440 active listings and moderate demand with room for well-positioned listings to outperform make it a major short-term rental market. Supply grew 52.9% over the past year, yet revenue and nightly rates both trended upward — a signal that traveler demand is outpacing new inventory rather than being diluted by it. For hosts, pricing power remains intact even as competition increases.
Regulation is low with minimal registration requirements, pointing to an operator-friendly environment. The data points to a market where fundamentals reward execution — the right property, priced well, in the right neighborhood still outperforms.
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What Are the Key Airbnb Metrics in Tbilisi?
In Tbilisi, the headline Airbnb metrics are $6,242 in average annual revenue,40.9% occupancy, $57 ADR, and $23 in RevPAR, and guests book about 23 days in advance.
How Much Do Airbnb Hosts Earn Monthly in Tbilisi?
Understanding the monthly revenue variations for Airbnb listings in Tbilisi is key to maximizing your short term rental income potential. Seasonality significantly impacts earnings. Our analysis, based on data from the past 12 months, shows that the peak revenue month for STRs in Tbilisi is typically August, while March often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Tbilisi across different performance tiers:
- Best-in-class properties (Top 10%) achieve $1,626+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $1,024 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $584 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $272, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Tbilisi
What Is the Monthly Airbnb Occupancy Rate in Tbilisi?
Maximize your bookings by understanding the Tbilisi STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Septembersees the highest demand (peak season occupancy), while March experiences the lowest (low season). Effective strategies, like adjusting minimum stays or offering promotions, can boost occupancy during slower periods. Here's how different property tiers perform in Tbilisi:
- Best-in-class properties (Top 10%) achieve 84%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 69% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 43%.
- Entry-level properties (Bottom 25%) average 20% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Tbilisi
What Is the Average Airbnb Nightly Rate in Tbilisi?
Effective short term rental pricing strategy in Tbilisi involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Tbilisi typically peaks in September and dips lowest during February. Leveraging Airbnb dynamic pricing tools or strategies based on this seasonality can significantly boost revenue. Here's a look at the typical nightly rates achieved:
- Best-in-class properties (Top 10%) command rates of $98+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $63 or more.
- Typical properties (Median) charge around $43 per night.
- Entry-level properties (Bottom 25%) earn around $31 per night.
Average Daily Rate (ADR) Trend by Month in Tbilisi
What Is the RevPAR for Airbnb in Tbilisi?
RevPAR in Tbilisi is currently $23. Because RevPAR combines nightly rates with realized occupancy, it is one of the cleanest ways to compare how efficiently listings turn demand into revenue across the market.
- Entry-level properties (Bottom 25%) see $10 RevPAR.
- Typical properties (Median) generate $17 RevPAR.
- Strong performers (Top 25%) earn $29 RevPAR.
- Best-in-class (Top 10%) achieve $46 RevPAR.
Average Monthly RevPAR Trend in Tbilisi
RevPAR Insights for Tbilisi
- The average RevPAR in Tbilisi is $23. This metric combines nightly rates with realized occupancy, making it one of the best single-number indicators of market efficiency.
- The gap between the top 10% ($46) and bottom 25% ($10) is $36, suggesting a relatively compressed market where operational differences yield moderate returns.
- RevPAR peaks in Sep and bottoms out in Mar, mirroring the broader seasonal demand pattern and suggesting opportunities for dynamic pricing.
Recommendations for Hosts
- Track your own RevPAR monthly against these Tbilisi benchmarks. If your RevPAR falls below the median of $17, examine whether low occupancy or low ADR is the primary drag.
- Top-quartile listings achieve $29+ RevPAR through a combination of competitive pricing, strong reviews, and strategic amenities. Target this tier through incremental improvements.
- Use RevPAR rather than revenue alone when comparing properties of different sizes — it normalizes for available nights and gives a more accurate picture of performance.
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When Is the Peak Season for Airbnb in Tbilisi?
Tbilisi's peak Airbnb season falls in August, July, October, while the softest stretch is January, February, March. Overall, the market shows moderate seasonality with distinct peak and low periods, which should guide pricing, minimum stays, and cash-flow planning.
Peak Season (August, July, October)
- Revenue averages $938 per month
- Occupancy rates average 50.2%
- Daily rates average $61
Shoulder Season
- Revenue averages $804 per month
- Occupancy maintains around 45.9%
- Daily rates hold near $59
Low Season (January, February, March)
- Revenue drops to average $622 per month
- Occupancy decreases to average 38.3%
- Daily rates adjust to average $57
Seasonality Insights for Tbilisi
- The Airbnb seasonality pattern in Tbilisi shows moderate seasonality with distinct peak and low periods. While the sections above show seasonal averages, it is also insightful to look at the extremes:
- During the high season, the absolute peak month showcases Tbilisi's highest earning potential, with monthly revenues climbing to $952, occupancy reaching 51.5%, and ADRs peaking at $61.
- Conversely, the slowest single month marks the market's lowest point — revenue may dip to $587, occupancy could drop to 35.4%, and ADRs may adjust to $56.
- Understanding both the seasonal averages and these monthly peaks and troughs in revenue, occupancy, and ADR is crucial for maximizing your Airbnb profit potential in Tbilisi.
Seasonal Strategies for Maximizing Profit
- Peak Season: Maximize revenue through premium pricing and potentially longer minimum stays. Ensure high availability and consider tightening cancellation policies to reduce last-minute gaps.
- Low Season: Offer competitive pricing, extended-stay discounts, and flexible cancellation policies. Target off-season travelers like remote workers, budget-conscious guests, and travelers with flexible schedules.
- Shoulder Seasons: Implement dynamic pricing that bridges peak and low rates. Target weekend travelers, local events, and business visitors. Slightly more flexible terms than peak season can help maintain occupancy without deep discounting.
- Regularly analyze your own performance against these Tbilisi seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Do You Need a License for Airbnb in Tbilisi?
Tbilisi, Tbilisi, Georgia currently shows a low regulation profile despite having 5,440 active listings. Larger markets with light regulation can attract new supply quickly, but that also means regulatory frameworks may evolve as local governments respond to growth — staying informed protects your investment. Always verify the latest short-term rental regulations and Airbnb license requirements directly with local government authorities for Tbilisi to ensure full compliance before hosting.
(Source: AirROI data, 2026, based on 0% licensed listings)
What Are the Best Neighborhoods for Airbnb in Tbilisi?
Tbilisi is a large short-term rental market, and performance varies significantly by location within the city. The neighborhoods below are among the most active areas for Airbnb hosts — each with distinct guest demographics, demand drivers, and local attractions. Use this as a starting point for neighborhood-level investment analysis in Tbilisi, Tbilisi.
| Neighborhood / Area | Why Host Here? (Target Guests & Appeal) | Key Attractions & Landmarks |
|---|---|---|
| Rustaveli Avenue | The heart of Tbilisi, Rustaveli Avenue is lined with theaters, museums, and cafes. It attracts tourists looking for culture and entertainment, making it an ideal spot for Airbnb hosting. | Georgian National Museum, Tbilisi Opera and Ballet Theatre, Rustaveli Theatre, National Gallery, Etseri Vardzia Café |
| Old Tbilisi | Known for its historic architecture and charming streets, Old Tbilisi offers a unique experience for visitors looking to explore the city's rich history and culture. This area is a popular destination for tourists. | The Bridge of Peace, Narikala Fortress, Sulfur Baths, Metekhi Church, Sharden Street, Freedom Square |
| Vake | A residential area known for parks and upscale living. Vake attracts both locals and visitors looking for a quieter environment close to nature and parks, which is appealing for families and longer stays. | Vake Park, Mziuri Park, Tbilisi Sea, Vake Aquapark, Shota Rustaveli National Science Library |
| Montpellier | A vibrant area popular with the youth and expatriates, Montpellier offers trendy cafes and nightlife. It's a hotspot for those looking to experience Tbilisi's modern lifestyle. | Fabrika, Tbilisi Mall, Dragon's Dream, Club 36, Nadikvari Park |
| Mtatsminda | Mtatsminda offers stunning views of Tbilisi and is home to the Mtatsminda Park. It's a scenic area that attracts tourists for both leisure and adventure activities. | Mtatsminda Park, Mtatsminda Pantheon, Funicular Ride, Tbilisi Television Tower, Tskneti |
| Lisi Lake | A tranquil area located near Lisi Lake, this neighborhood is ideal for nature lovers and those looking for a peaceful retreat from the busy city. It's great for longer stays and family rentals. | Lisi Lake, Lake Park, Lisi Resort, Botanical Garden, Vake Park |
| Saburtalo | A residential area that has seen rapid development, offering modern amenities and proximity to the city center. It's popular with young professionals and families. | Tbilisi Central Park, Saburtalo Market, Kikvidze Park, grocery stores and cafes, Green spaces |
| Chughureti | A lesser-known area with authentic local charm, Chughureti is attracting visitors looking for an off-the-beaten-path experience. Affordable prices make it a good option for budget travelers. | Vera Park, Local markets, Historical buildings, Art cafes, Cultural centers |
With 8 distinct neighborhoods showing meaningful short-term rental activity, Tbilisi offers diversification within a single market. Investors can tailor their strategy — from high-turnover tourist zones to quieter residential areas that attract longer stays and remote workers.
What Types of Properties Are on Airbnb in Tbilisi?
Room Type Distribution
Property Type Distribution
Market Composition Insights for Tbilisi
- The Tbilisi Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 91.8% of the 5,440 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Tbilisi, Apartment/Condo properties are the most common (85.5%), reflecting the local real estate landscape.
- Smaller segments like hotel/boutique, others, outdoor/unique, unique stays (combined 6.5%) offer potential for unique stay experiences.
Tbilisi Airbnb Room Capacity Analysis (2026): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Tbilisi
- The dominant room capacity in Tbilisi is 1 bedroom listings, making up 62.2% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 82.7% of the active Airbnb listings in Tbilisi, indicating a high concentration in these sizes.
- With over half the market (62.2%) consisting of studios or 1-bedroom units, Tbilisi is particularly well-suited for individuals or couples.
- Listings with 3+ bedrooms (8.0%) represent a smaller niche, potentially indicating an underserved market for larger group accommodations in Tbilisi.
Tbilisi Vacation Rental Guest Capacity Trends (2026)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Tbilisi
- The most common guest capacity trend in Tbilisi vacation rentals is listings accommodating 2 guests (35.7%). This suggests the primary traveler segment is likely couples or solo travelers.
- Properties designed for 2 guests and 3 guests dominate the Tbilisi STR market, accounting for 57.0% of listings.
- 10.7% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Tbilisi.
- On average, properties in Tbilisi are equipped to host 3.3 guests.
How Do Listings in Tbilisi Compare on Quality?
Listing quality in Tbilisi can be approximated through presentation depth, bedroom count, and how often hosts disclose exact locations. These signals show how professionally the local supply base is merchandised.
Listing Quality Insights for Tbilisi
- At 26.2 photos per listing on average, Tbilisi hosts invest well in visual presentation. Listings with 20+ photos consistently outperform in search ranking and conversion.
- 39.3% of listings show their exact location. Lower disclosure rates can increase booking hesitation — guests want to know exactly where they are staying.
Recommendations for Hosts
- Enable exact location if possible — it removes a common source of guest uncertainty and can improve your listing's position in map-based searches.
- Use these quality indicators as a self-audit checklist. Listings that exceed the Tbilisi averages across all three metrics are better positioned for premium pricing.
What Amenities Do Airbnb Guests Expect in Tbilisi?
Amenity Prevalence
Amenity Insights for Tbilisi
- Essential amenities in Tbilisi that guests expect include: Wifi, Air conditioning. Lacking these (any) could significantly impact bookings.
- Popular amenities like Heating, Kitchen, Washer are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Tbilisi: Wifi, Air conditioning.
- Prioritize adding missing essentials: Wifi, Air conditioning.
- Consider adding popular differentiators like Heating or Kitchen to increase appeal.
- Highlight unique or less common amenities you offer (e.g., hot tub, dedicated workspace, EV charger) in your listing description and photos.
- Regularly check competitor amenities in Tbilisi to stay competitive.
Which Airbnb Amenities Boost Revenue in Tbilisi?
Not every amenity matters equally. This table focuses on the amenities most associated with higher revenue in Tbilisi, which makes it more useful for prioritizing upgrades than a simple popularity list alone.
| Amenity | Prevalence | Revenue With | Revenue Without | Revenue Uplift |
|---|---|---|---|---|
Heating | 94.5% | $6,526 | $1,340 | 387.1% |
Pool tableHigh opportunity | 0.3% | $22,202 | $6,192 | 258.5% |
Sun loungersHigh opportunity | 1.3% | $17,231 | $6,099 | 182.5% |
Ping pong tableHigh opportunity | 0.3% | $17,067 | $6,205 | 175.1% |
Movie theaterHigh opportunity | 0.8% | $16,676 | $6,161 | 170.7% |
Sound systemHigh opportunity | 3.2% | $13,714 | $5,997 | 128.7% |
Ski-in/Ski-outHigh opportunity | 0.1% | $13,926 | $6,234 | 123.4% |
Hair dryer | 88.6% | $6,657 | $3,028 | 119.8% |
Record playerHigh opportunity | 0.8% | $12,517 | $6,191 | 102.2% |
Iron | 87.6% | $6,650 | $3,362 | 97.8% |
Revenue Impact Insights for Tbilisi
- Heating tops the revenue impact list with a 387.1% uplift — listings with this amenity earn $6,526 vs. $1,340 without it.
- High-opportunity amenities — Pool table, Sun loungers, Ping pong table — combine revenue uplift above 100% with prevalence under 10%, meaning most competitors haven't adopted them yet.
- Heating, Hair dryer, Iron — while widespread — still correlate with meaningful revenue gains, making them table stakes rather than true differentiators.
Recommendations for Hosts
- Prioritize adding Pool table — it has the best combination of high revenue impact and low market saturation in Tbilisi.
- Focus your upgrade budget on amenities in the top half of this table. Below-median amenities may improve guest experience but contribute less to revenue growth.
- Highlight revenue-impacting amenities prominently in your listing title, photos, and description — guests can't value what they don't notice.
Dive Deeper: Advanced Tbilisi STR Market Data (2026)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Tbilisi. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsTbilisi Airbnb Guest Demographics & Profile Analysis (2026)
Guest Profile Summary for Tbilisi
- The typical guest profile for Airbnb in Tbilisi consists of predominantly international visitors (91%), with top international origins including United Kingdom, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or Russian.
- Domestic travelers account for 8.9% of guests.
- Key international markets include United States (11.4%) and United Kingdom (9.4%).
- Top languages spoken are English (41.1%) followed by Russian (18%).
- A significant demographic segment is the Post-2000s (Gen Z/Alpha) group, representing 50% of guests.
Recommendations for Hosts
- Focus marketing internationally, particularly towards travelers from United Kingdom.
- Tailor amenities and listing descriptions to appeal to the dominant Post-2000s (Gen Z/Alpha) demographic (e.g., highlight fast WiFi, smart home features, local guides).
- Highlight unique local experiences or amenities relevant to the primary guest profile.
- Consider seasonal promotions aligned with peak travel times for key origin markets.
What Are Airbnb Guest Ratings in Tbilisi?
Listings in Tbilisi average 4.82 out of 5 overall, with about 53.1 reviews per active listing and 40.2% of listings carrying the Guest Favorite badge.
Rating Breakdown by Category
Guest Rating Insights for Tbilisi
- With an overall rating of 4.82, Tbilisi listings meet an exceptionally high bar. Guests consistently report strong satisfaction, which drives repeat bookings and referral traffic.
- The strongest subcategory is Communication (4.91), while Value (4.79) trails behind — a useful signal for hosts looking to prioritize upgrades.
- 40.2% of listings carry the Guest Favorite badge, a strong trust signal that can meaningfully lift click-through and booking rates.
Recommendations for Hosts
- Focus improvement efforts on Value — even small gains in the weakest subcategory can lift overall ratings and search ranking.
- Encourage guests to leave reviews after checkout. Listings with more reviews rank higher in search results and convert browsers into bookers more effectively.
Tbilisi Airbnb Booking Patterns (2026): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Tbilisi
- The most common availability pattern in Tbilisi falls within the 271-366 days range, representing 49.3% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 77.1% of listings show high availability (181+ days open annually), indicating potential for increased bookings or specific owner usage patterns.
- For booked days, the 91-180 days range is most frequent in Tbilisi (28.1%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 24.1% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
How Far in Advance Do Guests Book Airbnb in Tbilisi?
Average Booking Lead Time by Month
Booking Lead Time Insights for Tbilisi
- The overall average booking lead time for vacation rentals in Tbilisi is 23 days.
- Guests book furthest in advance for stays during August (average 28 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in November (average 17 days), indicating more last-minute travel plans during this time.
- Seasonally, Summer (24 days avg.) sees the longest lead times, while Spring (20 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (23 days) as a baseline for your pricing and availability strategy in Tbilisi.
- Target marketing efforts for the Summer season well in advance (at least 24 days) to capture early planners.
- Monitor your own booking lead times against these Tbilisi averages to identify opportunities for dynamic pricing adjustments.
What Is the Average Length of Stay for Airbnb in Tbilisi?
Guests in Tbilisi stay about 8.1 nights on average, generating roughly 91,344 reservations and 16.9 bookings per listing in the latest AirROI dataset. The most common check-in time is 3:00 PM and check-out is 11:00 AM.
Monthly Length of Stay in Tbilisi
Check-in Time Distribution
Check-out Time Distribution
Stay Pattern Insights for Tbilisi
- Longer stays mean fewer turnovers and lower cleaning costs per revenue dollar. This pattern also opens the door to monthly discount strategies that attract remote workers and extended-stay travelers.
- 16.9 bookings per listing is a manageable pace that balances revenue with operational overhead.
- Stay lengths peak in May (7.8 nights) and shorten in Feb (6.1 nights). Adjust minimum-night requirements seasonally to match.
Recommendations for Hosts
- Leverage the longer-stay pattern by offering weekly discounts — even 5-10% off can convert browsing into bookings for guests considering an extended stay.
- Set your check-in time to match or beat the market standard of 3:00 PM. Offering early check-in flexibility can be a low-cost differentiator.
- Monitor length-of-stay seasonality to adjust minimum-night requirements — longer minimums during peak periods maximize revenue while shorter minimums fill gaps in shoulder seasons.
Tbilisi Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
1308 listings
24% of total
2 Nights
1356 listings
24.9% of total
3 Nights
583 listings
10.7% of total
4-6 Nights
516 listings
9.5% of total
7-29 Nights
341 listings
6.3% of total
30+ Nights
1336 listings
24.6% of total
Key Insights
- The most prevalent minimum stay requirement in Tbilisi is 2 Nights, adopted by 24.9% of listings. This highlights the market's preference for shorter, flexible bookings.
- A significant segment (24.6%) caters to monthly stays (30+ nights) in Tbilisi, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 2 Nights minimum stay, as 24.9% of Tbilisi hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 24% currently do.
- Explore offering discounts for stays of 30+ nights to attract the 24.6% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Tbilisi.
Tbilisi Airbnb Cancellation Policy Trends Analysis (2026)
Limited
70 listings
1.3% of total
Flexible
2698 listings
49.6% of total
Moderate
1538 listings
28.3% of total
Firm
885 listings
16.3% of total
Strict
247 listings
4.5% of total
Cancellation Policy Insights for Tbilisi
- The prevailing Airbnb cancellation policy trend in Tbilisi is Flexible, used by 49.6% of listings.
- The market strongly favors guest-friendly terms, with 77.9% of listings offering Flexible or Moderate policies. This suggests guests in Tbilisi may expect booking flexibility.
- Strict cancellation policies are quite rare (4.5%), potentially making listings with this policy less competitive unless justified by high demand or property type.
Recommendations for Hosts
- Consider adopting a Flexible policy to align with the 49.6% market standard in Tbilisi.
- Using a Strict policy might deter some guests, as only 4.5% of listings use it. Evaluate if potential revenue protection outweighs possible lower booking rates.
- Regularly review your cancellation policy against competitors and market demand shifts in Tbilisi.
How Much Are Airbnb Cleaning Fees in Tbilisi?
Cleaning fees in Tbilisi are meaningful operating levers, not just pass-through charges. What matters most is how often hosts charge them, how high they run relative to market norms, and how large a share of gross revenue they consume.
Cleaning Fee Insights for Tbilisi
- About 64.9% of Tbilisi listings charge a cleaning fee — a mixed market where some hosts absorb the cost into nightly rates while others break it out.
- The average cleaning fee of $37 is close to the median ($20), suggesting a relatively consistent fee structure across the market.
- Cleaning fees represent 6.2% of gross revenue on average — a modest component of the overall booking price.
Recommendations for Hosts
- Price your cleaning fee competitively against the Tbilisi median of $20. Fees significantly above market norms can deter bookings, especially for shorter stays.
- Monitor competitor cleaning fees regularly. Airbnb's search algorithm factors in total price, so a well-calibrated cleaning fee can improve your listing's ranking.
What Do the Top Airbnb Listings in Tbilisi Look Like?
Benchmark your potential! Explore examples of top-performing Airbnb properties in Tbilisibased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Entire House - Cityscape Retreat: The View
Entire Place • 4 bedrooms
Midamo Orbeliani
Entire Place • 1 bedroom
new listing 2bdr apartment
Entire Place • 2 bedrooms
Shindisi Residence – Sauna Retreat & Family Villa
Entire Place • 7 bedrooms
Tfeli Penthouse
Entire Place • 4 bedrooms
Villa Tabori Hill | 7BR Villa Near Old City
Entire Place • 7 bedrooms
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Who Are the Top Airbnb Hosts in Tbilisi?
Learn from the best! This table showcases top-performing Airbnb hosts in Tbilisi based on the number of properties managed and estimated total revenue over the past year. Analyze their scale and performance metrics.
| Host Name | Properties | Grossing Revenue | Stay Reviews | Avg Rating |
|---|---|---|---|---|
| Niko From Wehost | 49 | $870,226 | 4439 | 4.71/5.0 |
| Nikoloz From Wehost | 32 | $450,490 | 1292 | 4.66/5.0 |
| Sergey | 49 | $424,192 | 2587 | 4.74/5.0 |
| Tfeli Stay | 4 | $372,391 | 353 | 4.96/5.0 |
| Nina | 25 | $358,920 | 1618 | 4.89/5.0 |
| Nika | 5 | $248,414 | 264 | 4.84/5.0 |
| Gita | 25 | $246,296 | 709 | 4.92/5.0 |
| Temi From Wehost | 19 | $243,290 | 1552 | 4.69/5.0 |
| Nino | 5 | $208,505 | 46 | 4.90/5.0 |
| Natha From Wehost | 21 | $202,167 | 754 | 4.59/5.0 |
Analyzing the strategies of top hosts, such as their property selection, pricing, and guest communication, can offer valuable lessons for optimizing your own Airbnb operations in Tbilisi.
Who Are the Airbnb Hosts in Tbilisi?
Tbilisi is a quality-focused market, with a high Superhost share and fairly mature operating standards.
Host Profile Insights for Tbilisi
- With 50.6% Superhosts, Tbilisi has an experienced host base that sets high guest expectations. New entrants should plan for competitive quality standards.
- 2.4% of listings are professionally managed, reflecting a market still dominated by individual hosts.
- 6.5% of listings have Instant Book enabled. Lower Instant Book adoption means many guests must request approval, which can slow conversions.
- 65.7% of listings use Airbnb's simplified pricing (host-only fee), where the host pays the entire platform service fee and the guest sees one all-in price with no separate Airbnb service charge. High adoption signals a professional, PMS-connected host base — Airbnb mandates simplified pricing for software-connected listings.
Recommendations for Hosts
- Consider enabling Instant Book — it reduces booking friction and Airbnb's algorithm tends to favor Instant Book listings in search results.
- With 21.0% cohosted listings, there may be a growing local market for property management services.
- Benchmark your host metrics against these Tbilisi averages regularly and adjust your hosting strategy based on what top performers do differently.
Top Professional Management Companies in Tbilisi
These are the highest-grossing professional property management operations in Tbilisi, ranked by total revenue across their portfolio. Their performance metrics offer a benchmark for what institutional-level hosting looks like in this market.
| Company | Listings | Revenue | ADR | Occ. | Rating |
|---|---|---|---|---|---|
| Niko From Wehost | 49 | $870,226 | $114 | 54.6% | 4.71/5 |
| Nikoloz From Wehost | 32 | $450,490 | $94 | 56.5% | 4.66/5 |
| Temi From Wehost | 19 | $243,290 | $83 | 50.6% | 4.69/5 |
| Natha From Wehost | 21 | $202,167 | $81 | 48.9% | 4.59/5 |
| Keti | 15 | $158,844 | $57 | 54.4% | 4.74/5 |
| Niko | 5 | $137,685 | $123 | 60.4% | 4.78/5 |
| Rusudan From Wehost | 7 | $130,907 | $111 | 49.6% | 4.68/5 |
| Khatuna From Wehost | 5 | $69,736 | $104 | 56.1% | 4.72/5 |
| Guga | 8 | $68,560 | $45 | 60.0% | 4.76/5 |
| Qstay | 8 | $63,239 | $154 | 17.6% | 4.89/5 |
Management Company Insights for Tbilisi
- The leading management company, Niko From Wehost, operates 49 listings with $870,226 in gross revenue — a useful benchmark for what scale looks like in Tbilisi.
- Top managers average 17 properties each, suggesting professional management in Tbilisi still operates at a relatively boutique scale.
- Professionally managed listings in the top tier average 4.72/5 in guest ratings — demonstrating that scale and quality can coexist.
Recommendations
- With only 2.4% of listings professionally managed, there may be an opportunity to differentiate through more structured operations and consistent guest experiences.
- Study how top management companies price, position, and maintain their portfolios — their ADR and occupancy rates reflect strategies refined across dozens of listings.
- If you're considering hiring a property manager, compare their portfolio performance against these benchmarks before committing.
How Does Tbilisi's Airbnb Market Compare to Nearby Cities?
How does the Tbilisi Airbnb market stack up against its neighbors? Compare key performance metrics like average monthly revenue, ADR, and occupancy rates in surrounding areas to understand the broader regional STR landscape.
Compared with Yerevan, Tbilisi has 1 percentage points lower occupancy and about $18 lower ADR. That helps frame whether this market is winning more on demand, pricing, or both.
| Market | Active Properties | Monthly Revenue | Daily Rate | Avg. Occupancy |
|---|---|---|---|---|
| Tba | 10 | $798 | $157.86 | 24% |
| Yerevan | 2,144 | $712 | $75.30 | 42% |
| Stepantsminda | 264 | $647 | $83.38 | 30% |
| Achkhoti | 16 | $567 | $99.17 | 23% |
| Dilijan | 94 | $472 | $116.76 | 24% |
| Gudauri | 604 | $453 | $120.00 | 31% |
| Sioni | 22 | $435 | $103.97 | 22% |
| Sadgeri | 11 | $380 | $115.95 | 21% |
| Ananuri | 10 | $340 | $81.82 | 21% |
| Kumlistsikhe | 77 | $290 | $104.78 | 24% |
Frequently Asked Questions About Airbnb in Tbilisi
These quick answers summarize the most common investor and operator questions using AirROI's latest market data for Tbilisi.
How much do Airbnb hosts make in Tbilisi?
Tbilisi hosts earn about $6,242 per year on average, with an average nightly rate of $57 and RevPAR of $23. Those figures describe the typical revenue environment for active listings in Tbilisi, Tbilisi, not the ceiling for the best operators. Source: AirROI 2026 data, Tbilisi market, April 2025 to March 2026.
What is the average Airbnb occupancy rate in Tbilisi?
The average Airbnb occupancy rate in Tbilisi is 40.9%. August is the strongest month and March is the softest, so hosts should expect demand to move meaningfully throughout the year rather than stay flat.
What is the average Airbnb daily rate in Tbilisi?
Listings in Tbilisi average $57 per night. The broader pricing spread also matters: lower-performing listings cluster closer to the lower quartiles, while premium homes can price materially above the city average when demand spikes or listing quality stands out.
How many Airbnb listings are active in Tbilisi?
Tbilisi currently has about 5,440 active Airbnb listings in AirROI's market dataset. That supply count helps explain how competitive the market is, how much depth there is for benchmarking, and whether the market behaves like a niche destination or a scaled urban market.
How strict are short-term rental regulations in Tbilisi?
AirROI currently classifies the short-term rental regulation level in Tbilisi as Low. The dataset also shows about 0.0% of listings with registration evidence. That is a market signal, not legal advice, so hosts should still confirm current licensing and compliance rules locally before listing.
What is the RevPAR for Airbnb in Tbilisi?
RevPAR in Tbilisi is about $23. That metric combines pricing and occupancy into one efficiency number, so it is often a better quick benchmark than ADR alone when investors want to compare how well listings convert nightly rates into realized revenue.
Is Airbnb profitable in Tbilisi?
At 40.9% occupancy, Tbilisi can be profitable — but margins depend heavily on operating costs, property acquisition price, and how well hosts optimize pricing across seasons. Average annual revenue is $6,242, but individual returns depend on property type, location within the city, and the host's operating efficiency.
How far in advance do guests book Airbnb in Tbilisi?
The average booking lead time in Tbilisi is about 23 days — a moderate lead time that gives hosts planning visibility while still benefiting from last-minute bookings. Hosts who understand their market's booking cadence can adjust minimum stays and pricing windows accordingly.
What are the best neighborhoods for Airbnb in Tbilisi?
Based on AirROI's analysis, some of the top neighborhoods for short-term rentals in Tbilisi include Rustaveli Avenue, Old Tbilisi, Vake. Each area attracts different guest profiles — from business travelers to leisure visitors — so the best location depends on the property type and target audience a host is aiming for. See the full neighborhood breakdown above.
What type of property performs best on Airbnb in Tbilisi?
entire_home listings make up 91.8% of the active supply in Tbilisi. The most common configuration does not always mean the most profitable — operators who identify underserved property types or bedroom counts can sometimes outperform the market average by filling a gap in local supply.
How does Tbilisi compare to nearby Airbnb markets?
Among neighboring markets, Tba posts $9,571 in average annual revenue with 24.2% occupancy, compared to Tbilisi's $6,242 and 40.9%. Comparing nearby markets helps investors understand whether a destination's performance reflects local demand or broader regional trends.
What is the average length of stay in Tbilisi?
The average Airbnb stay length in Tbilisi is about 8.1 nights. That matters for turnover, cleaning operations, and pricing strategy because shorter stays increase changeovers while longer stays can smooth occupancy and reduce operational friction.
What is the average Airbnb guest rating in Tbilisi?
Airbnb listings in Tbilisi average 4.82 out of 5 overall. About 40.2% of listings carry the guest favorite badge, which suggests a meaningful share of inventory is competing on review quality rather than price alone.
Which amenities boost Airbnb revenue in Tbilisi?
Heating and Pool table are among the strongest revenue-linked amenities in Tbilisi. In AirROI's latest dataset, listings with these amenities outperform those without on average revenue, which makes amenities analysis useful for prioritizing investment and listing upgrades.
Do Airbnb hosts charge cleaning fees in Tbilisi?
Yes. About 64.9% of active Airbnb listings in Tbilisi charge a cleaning fee, and the average fee is $37. The more important operating benchmark is how much of gross revenue that fee consumes, not just the absolute dollar amount.
What percentage of Airbnb hosts are Superhosts in Tbilisi?
A 50.6% Superhost rate signals a highly competitive market where review quality and responsiveness are table stakes, not differentiators.
About AirROI Market Data
AirROI tracks over 20 million properties across 190+ countries and maintains 15+ years of historical performance data, making it one of the deepest Airbnb and STR intelligence platforms available. The analytics pipeline aggregates listing-level data monthly — revenue, occupancy, nightly rates, RevPAR, guest demographics, booking patterns, and competitive supply — so investors and operators can benchmark any market against its own history and against neighboring destinations.
Real estate investors, property managers, financial institutions, hedge funds, tourism boards, hospitality consultants, tech platforms, and academic researchers rely on AirROI data to underwrite acquisitions, optimize pricing, model macro trends, and conduct peer-reviewed research. Data is available through in-depth market reports like this one and the Airbnb API with 22 endpoints and an Airbnb MCP Server for AI agents.
AirROI proprietary analytics as of 2026-03-31. Metrics reflect trailing twelve-month aggregates from active listings. Revenue figures are market averages, not projections. Neighborhood descriptions are AI-generated and reviewed for accuracy. For full methodology, see the data methodology page.