Kukia, Tbilisi — New Developments 2026 (975)
A complete overview of the district, projects, prices, and investment potential
Kukia is one of the greenest and most peaceful districts of Tbilisi, located on the slopes of Mtatsminda Mountain, between Sololaki, Ortachala, and the Old Town. This is a historic, cozy, and intimate part of the city, where low‑rise buildings blend with new boutique projects. In 2026, Kukia becomes an attractive area for those seeking privacy, tranquility, panoramic views, and high‑quality housing close to the city center.
Overview of Kukia
Kukia offers:
- a quiet, green, historic district on the slopes of Mtatsminda
- proximity to the city center, Sololaki, Ortachala, and the Botanical Garden
- low‑rise architecture and charming narrow streets
- panoramic views of the Old Town and the Kura River
- limited land availability — the district is compact
- growing demand among foreigners, families, and professionals
For investors, this means:
- high liquidity
- steady price appreciation
- limited supply — projects sell out quickly
- strong rental demand in the premium segment
Types of New Developments in Kukia
Boutique Projects
- low‑rise buildings
- limited number of units
- premium materials
Comfort Class
- modern facades
- landscaped courtyards
- improved layouts
Premium Class
- panoramic windows
- gated territories
- underground parking
Kukia is dominated by high‑quality, low‑density, private residential projects.
Top New Developments in Kukia (2026)
(Developer names can be added upon request.)
- Boutique complex with panoramic views
- low‑rise construction
- premium materials
- high rental demand
- Modern complex near the Botanical Garden
- gated territory
- improved layouts
- ideal for families
- Comfort‑class project in central Kukia
- landscaped courtyard
- children’s playgrounds
- parking zones
- Premium project on an elevated site
- panoramic windows
- underground parking
- enhanced sound insulation
Prices for New Developments in Kukia (2026)
Average price per m²:
- $1,300–1,700 — comfort class
- $1,700–2,200 — boutique projects
- $2,200–2,800 — premium class
Price growth over the last 3 years: +18–30%
Forecast for 2026–2027: +10–14%
Investment Yield
Long‑term rental
- studios: $400–550/month
- 1‑bedroom: $550–800/month
- 2‑bedroom: $800–1,200/month
- yield: 6–8% annually
Mid‑term rental
- popular among foreigners and relocants
- yield: 7–9% annually
Resale after construction
- price increase: 12–20%
Kukia is ideal for investors focused on the premium segment and high liquidity.
District Risks
- limited land — few projects available
• high competition among buyers
• complex terrain — engineering solutions must be verified
• higher prices compared to nearby districts
Unehasim Recommendations
- choose projects with panoramic views — maximum liquidity
• consider units of 50–80 m² — the best format for rental demand
• verify developer reputation and material quality
• avoid projects lacking transparent documentation
• consider proximity to the city center and the Botanical Garden
Professional Support from Unehasim
Unehasim helps investors find the best projects in Kukia, analyze profitability, verify legal and technical aspects, support the transaction, and minimize risks. Our deep knowledge of the district allows us to select truly promising properties.
