If you are looking for an investment property in Batumi, sooner or later you will arrive at the Alley of Heroes. It is the most structured and predictable district in the city. We break down what makes it unique, compare the popular complexes and calculate the real yield.
1. The main artery of the city: why the Alley of Heroes is unique
The Alley of Heroes, or Zhiuli Shartava Avenue, is the new business and tourist centre that literally splits Batumi into two parts. Unlike the historic centre or the chaotically built-up outskirts, it is the only district in the city that develops according to an approved master plan.
That means strict requirements for developers: every building here is done in a single modern style, has mandatory glazed facades and similar height. This shapes the premium look of the location and guarantees that a sudden out-of-format extension will not block your panoramic view.
2. Infrastructure and transport access
Life and business activity here run all year round, which makes the district ideal for both short-term rental (tourists, casino players, football fans) and long-term rental (relocators, business).
Key points of attraction
- Sport and events: the «Adjarabet Arena» (Batumi Arena) stadium for 20,000 spectators, built to UEFA standards. A powerful driver of demand for daily rental on international match days.
- Gambling business: under the development plan, 7 large casinos (including Shangri La) will open on the Alley of Heroes, creating solvent demand for premium apartments.
- Retail and dining: Black Sea Mall, the Carrefour hypermarket, Agrohub. Restaurants Atlantis, Tamada and others.
- Urban environment: the House of Justice, a lake with dancing fountains, fitness clubs.
Transport access
The district has the best transport interchange in Batumi. From here it is easy to head both towards the airport and to the old town. The beaches and promenade are within comfortable walking distance. Public transport is well developed, and taxis and bicycle or scooter rental points are always available.
3. Comparison of popular complexes
The Alley of Heroes market offers two formats: apart-hotels for passive income and classic residential complexes for living.
| Complex / Project | Property type | Heating | Base price per m² | Expected ROI | Highlights |
|---|---|---|---|---|---|
| Dar Tower | Apart-hotel | Electricity and gas | From $1,300 | 6.0–9.0% | Excellent in-house infrastructure, first line of the Alley. High apartment density. |
| Blue Sky Tower | Apart-hotel | Own gas boiler house | From $1,200 | 7.0–10% | A block managed under the Holiday Inn brand. High liquidity, but strict finishing standards. |
| Black Sea Towers | Residential complex | Gas | From $1,800 | 6.0–8.5% | Excellent architecture, gas connected. Close to the UEFA stadium and the Carrefour hypermarket. |
| Calligraphy Towers | Apart-hotel | Own gas boiler house | From $1,300 | 7.0–10.0% | Premium service, partnerships with international brands, developed business infrastructure. |
4. Catalogue of projects on the Alley of Heroes
The Alley of Heroes is a zone with the highest concentration of reliable developers. In addition to the projects in the table above, the district is shaped by the following complexes (at various stages of construction and readiness):
- Business and premium class: Next Address, Cube, The Parallel, Oval.
- Comfort class, residential complexes and investment apartments: Batumi Sunrise Residence (and Sunrise Palace), Accent, Gumbati in Kheivani, Bagrationi Residence, Arcon Batumi Residence, New Wave, Intourist Residence, Ramada Residences, Avenue by Orbi, as well as smaller projects at 27 Zhiuli Shartava Avenue and 15 Pirosmani Street.
Each of these properties has its own specifics in terms of management format and technical fit-out. DT Realty brokers are ready to provide information on all current construction projects.
5. Financial model: yield and ROI calculation
When calculating payback, we account for occupancy factors. The tourist season, sports events at the Batumi Arena and casino players ensure high occupancy all year round.
ROI = Net annual income / (Purchase price + renovation) × 100%
Sample calculation for a studio (30 m²) for rent:
- Investment: $42,000 (purchase) + $14,000 (renovation) = $56,000.
- Gross annual income (mixed rental): $7,500.
- Costs (5% tax, utilities, 20% management fee): about $2,295.
- Net annual income: $5,205.
- Real net ROI: 9.2% per year.
Investing in the Alley of Heroes requires a precise understanding of what you are buying the property for: daily rental to tourists or long-term rental.
Do not rely on developers' marketing promises. Leave a request, and DT Realty brokers will make an unbiased market snapshot for you, select liquid options and calculate the real payback maths.
