Georgia’s elite real estate market is undergoing a technological revolution. The largest developers — Apart Development, VR Holdings, Alliance Group, and Orbi Group — are creating unique engineering solutions tailored to Tbilisi’s and Batumi’s specific climate conditions. While these approaches differ greatly, they share a common goal: to provide residents with optimal comfort.

Tbilisi’s intelligent climate control systems

The capital’s projects use multi-level climate control systems that account for the city’s mountainous terrain.

Smart ventilation systems

The Vake Sky Towers (VR Holdings) have German Daikin units with heat recovery that automatically regulate humidity (ideal range: 40-60%) and purify the air of urban dust.

Seasonal Adaptation

The View complex (Alliance Group) uses a combined heating system:

  • Geothermal pumps provide base heating.
  • Infrared panels are used in the bathrooms.
  • Traditional Georgian fireplaces serve as a backup.

Microzoning of spaces

Even within one apartment at “Legacy” (Orbi Group), different temperature regimes are maintained: coolness in bedrooms (72°F) and warmth in living rooms (73°F).

Batumi: Combating Maritime Aggression

Seaside projects require special solutions — the main enemy here is not temperature fluctuations, but salty air and high humidity (up to 85% in the summer).

Anti-corrosion technologies

The Seaside Tower (Orbi Group) uses:

  • Marine-grade 5052 aluminum alloys for facades
  • AISI 316 stainless steel for load-bearing structures.
  • Special paint coatings with salt protection

Smart air dehumidification

Mitsubishi Electric systems maintain humidity levels of 50-55% in the “Pearl of Batumi” (Alliance Group), preventing the formation of mold.

Double glazing

Low-E and argon-filled windows reduce heat loss in the winter and prevent overheating in the summer.

“In Tbilisi, we create a ‘climate cocoon,'” explains Teona Guruli, the technical director of Alliance Group. “In Batumi, on the other hand, the main thing is protecting against the harsh environment while maintaining comfort.”

Interestingly, both strategies are beginning to borrow from each other. New projects in Tbilisi have introduced anti-corrosion elements. Batumi complexes now feature multi-level climate control.

What the buyer gets:

In Tbilisi:

  • Perfect air all year round
  • Savings on utility costs
  • Automatic regulation for individual preferences

In Batumi:

  • Guaranteed structural durability
  • Protection against moisture and salt
  • Preservation of facade appearance

Developers invest up to 15% of the project budget in these technologies, recognizing that, in the elite segment, climatic comfort is as important as the view or quality of finishes. The future lies in hybrid solutions — the first such projects have already been announced in the seaside zone of Kobuleti, where the climate is a combination of mountain and sea. However, Tbilisi and Batumi remain the prime examples of adapting luxury housing to the challenges of nature.