$180,000 თბილისში — სად ვიყიდოთ ბინა, რომ სწრაფად და ძვირად გაქირავდეს

ისანი-სამგორი

რატომ არის იაფი: Genuinely below-market, not fully explained by a defect. It's a fresh listing (created 2026-07-07, only 32 views) from a high-volume agent (303 total listings on the platform = bulk lister/flipper) who appears to be pric

• Seller description is a single generic line with no detail ("apartment for sale on Moscow Ave") - low-effort agent listing
• One balcony/loggia visible in photos is bare unfinished concrete with construction debris still inside - needs finishing/inspection
• heating_type_id and parking_type_id both null/unset in the API - heating system and parking must be verified on-site

ისანი-სამგორი

რატომ არის იაფი: Not a condition/scam discount — photos and API condition both confirm a genuinely renovated, furnished unit and the description contains no instalment/exchange/price-from tricks. The most likely real reason for the 22% d

• Listed continuously since 2024-04-01 (27+ months) with only 148 total views and myhome's own is_old=true flag — highly unusual for a supposedly below-market renovated unit; strongly suggests an undisclosed defect or repeated failed deals rather than pure underpricing
• Agent/broker listing (not owner) managing 258 other statements — likely low marketing effort on this specific unit, and price/negotiation must go through an intermediary
• Seller's own text invites further price negotiation ('ფასზე საუბარი შეიძლება რეალურ კლიენტთან') — the $70,000 ask may not be the real achievable transaction price, could go either way

ისანი-სამგორი

რატომ არის იაფი: It's one of ~5,228 apartments across 22 towers in "Dirsi" — Tbilisi's largest mass-market residential megaproject, on Sh. Nadirashvili St in Isani, ~2.9-3.1km from the nearest metro (Isani/Samgori, confirmed by coordinat

• Bulk-listing agency/broker account (user_type=agent, 571 total statements) — consistent with clearing inventory in a huge complex, verify this exact unit (not a bait/duplicate photo set) in person
• One photo shows an unfinished raw-concrete loggia/balcony (exposed pipe hole, construction debris) attached to the otherwise finished unit — needs enclosure/finishing, minor but real extra cost
• ~3km from nearest metro station (Isani/Samgori) — walkable but not metro-adjacent, a real (not fatal) drag on tenant pool vs. inner-Isani comps

ისანი-სამგორი

რატომ არის იაფი: Not a defect — it is one of many thousands of near-identical units inside Georgia's largest apartment mega-complex (Dirsi, 20 towers). With so many virtually interchangeable comparables constantly listed for sale by comp

• Listed by a broker/agent ("ვარ აგენტი", userEntityType: Broker), not the owner directly — confirm no hidden commission and that the unit hasn't already been sold/reserved (agent bait-and-switch is common)
• Area discrepancy: seller's own ad text says 50 sqm vs. the platform's declared 55 sqm total area — must physically measure before committing, since this materially changes the true $/sqm and true discount size
• No cadastral code provided on the ad (cadastralCode: null) — independently verify clean title/ownership via the public registry before any deposit

ისანი-სამგორი

რატომ არის იაფი: Genuinely underpriced fresh bulk-agency listing, not a defect or scam. Verified via API: ad is live, price/area/floor exactly match (66000 USD, 53 sqm, floor 15/23, condition_id=1 "newly renovated"). Photos (viewed direc

• Seller is a high-volume agency account (156 active listings) reselling in a large complex -- treat as standard bulk-agency inventory, not a red flag by itself but confirm unit-specific condition on viewing since photos may be stock-style
• heating_type_id and parking_type_id are both null/unspecified in the official API data -- must verify actual heating system (individual gas vs central) on-site, important for winter tenant retention
• Property is roughly 2.5-3km from Isani metro station (not walking distance) -- widens but doesn't eliminate tenant pool; comparable rentals in the same radius still rent fine per live comps

დიდუბე-ჩუღურეთი

რატომ არის იაფი: The single biggest driver: this is a non-standard DUPLEX/LOFT unit (ss.ge's own floorType field = 409 = "დუპლექსი", and project type = "არასტანდარტული"/non-standard), confirmed visually in the photos — an internal stairc

• Non-standard duplex/loft layout (floorType="დუპლექსი") rather than a standard flat 2-room apartment — must physically inspect mezzanine ceiling height/comfort and how the 53 sqm total splits between ground floor and loft before buying
• Listing has been on market 12+ months (photos dated 2025-06-24, only the ad order date was refreshed to 2026-07-11) despite already being priced below both district and same-complex comps — ask seller why it hasn't sold
• ss.ge structured fields say furniture=false and built-in-kitchen=false, but photos clearly show installed kitchen cabinetry/appliances and a furnished bedroom — likely just unchecked listing checkboxes, but buyer must clarify in writing exactly what conveys with the sale

გლდანი-ნაძალადევი

რატომ არის იაფი: Low floor (2nd of 20) in a Soviet-era high-rise on Guramishvili Ave, Sanzona. Pulled live sale comps on the exact same street (street_id 3180) and district: renovated units on higher floors trade at $1436-1855/sqm (floor

• Seller comment is just '2 თვის წინასწარი გადახდით' (2 months' advance payment) — a rental-boilerplate phrase mismatched onto a sale ad, suggesting sloppy/templated listing entry by a high-volume agency, though no installment/mortgage/exchange scheme language found anywhere (price_negotiable=false, price_from=false, can_exchanged=false, total price is fixed and explicit)
• Two of 11 photos carry a visible ss.ge watermark, meaning they were cross-posted/mirrored from an ss.ge ad — could not locate the mirror ad to cross-check price/availability independently; confirm at viewing that this exact price and unit are still current
• Listed by an agent account (Neohouse, user_type=agent) with 375 total statements on myhome — a high-volume/aggregator-style operation; verify phone availability and title/ownership documents directly rather than assuming exclusivity

ისანი-სამგორი

რატომ არის იაფი: No structural/condition defect explains it — most likely a deliberate fast-sale/lead-generation price by the listing agent (myhome's own algorithm flags it with a "top_price" badge, i.e. priced noticeably below comparabl

• Seller/agent left the free-text description empty (comment field is null) — no way to independently corroborate renovation quality beyond the condition tag and photo count; must inspect in person or review photos closely
• Listed by an intermediary agent (user_type=agent, 210 statements under this user), not the owner directly — normal for this market but means some price padding/negotiation room, and legal/registration paperwork should be verified with the actual owner
• Automated page fetch was blocked (403) so photos and any in-page description could not be reviewed directly by this audit — recommend viewing photos/listing manually before an offer

ისანი-სამგორი

რატომ არის იაფი: Located in the "Dirsi" mass-housing complex on Shota Nadirashvili St — a large development of near-identical 20-storey towers ~4.8km east of Isani metro (verified via coordinates: listing at 41.697,44.897 vs Isani metro

• Seller's own comment states area is 50 sqm ('50 კვადრატული') while the official/priced area is 55 sqm — a ~9% overstatement that would reduce the real discount from 27% to ~20%
• user_type flagged 'physical' (owner) but the seller's own text says 'ვარ აგენტი' (I am an agent) — likely an unlicensed reseller/agent posing as private owner; verify actual ownership and title before any deposit
• No heating_type_id, parking_type_id, or elevator status in structured data — must be physically verified (16th of 20 floors makes elevator reliability especially important for tenant retention)

გლდანი-ნაძალადევი

რატომ არის იაფი: The 23% statistical discount is mostly explained by a condition-tagging error carried into the screening data: this unit is actually an OLDER, dated renovation (confirmed by both the seller's own API field and by directl

• Condition mismatch: screening data tagged it as newly renovated (ახალი გარემონტებული) but the authoritative API field and seller's own photos confirm it is an OLDER, dated renovation (ძველი გარემონტებული) — worn parquet, ~2010-era patterned wallpaper, bare bulbs, no light fixtures
• Visible moisture/mold-style staining on the bathroom wall around the tub in listing photos — needs physical inspection for an active leak or waterproofing issue
• Fully vacant/unfurnished unit (only a dresser and a mirror visible) — will need a furniture budget to hit the target rent

გლდანი-ნაძალადევი

რატომ არის იაფი: Genuine floor/position + finish-tier discount, not fraud. It's a floor-2-of-16 unit fronting Guramishvili Ave (a busy avenue), and its own photos show a comparatively basic/functional renovation (plain laminate, plain wo

• Been on the market ~8 months (created 2025-11-20, still active/re-touched 2026-07-09) without selling despite the advertised discount -- ask the agent why
• Listed by a high-volume agent (298 total statements) -- treat as templated/mass-market listing, verify the specific unit in person rather than relying on photos
• Floor 2 of 16 fronting a major avenue (გურამიშვილის გამზ.) -- verify street noise/air quality/light in person

გლდანი-ნაძალადევი

რატომ არის იაფი: Genuinely underpriced vs even its own hyper-local comps, not explained by a defect: San Zona is a lower-tier, formerly-industrial sub-district of Gldani-Nadzaladevi that trades structurally below the district median, and

• Owner profile ('ელენე', user_id 5475901) has posted 159 total statements on myhome — this is an agent/flipper, not the true owner; verify title, power-of-attorney and ownership chain at purchase, standard for Georgian RE but especially important with high-volume sellers
• Heating and parking type are both unspecified in the listing data (null fields) — confirm actual heating system (gas boiler vs none) and parking situation on-site
• Same street ('Guramishvili გამზ.', San Zona) has multiple decoy-looking comps that are actually unfinished karkasi (green/white frame) shells at similar or higher psqm than assumed — a careless comp pull would overstate how 'cheap' this unit is; the only true apples-to-apples renovated comp (same street, floor 1/16, $1250/sqm) still prices ~10% above this unit's $1125/sqm, so a real but modest unexplained gap remains

გლდანი-ნაძალადევი

რატომ არის იაფი: Genuine building-tier gap, not a defect. Pulling every OTHER "ახალი გარემონტებული" 2-room comp actually listed in San Zona (not just the district-level bench number) shows they cluster at Ninua-Vakhtang St. (formerly Tri

• High-volume agency/agent account (capitalrealty.11@gmail.com, user_type=agent, 571 total listings) — verify actual title/ownership chain in person before wiring any money; ad text says 'contact the owner' which reads as boilerplate, not a confirmed direct-owner deal
• 22-28% price gap vs. the closest true condition-matched comps (same 'newly renovated' tag, same San Zona micro-area) is larger than floor/building differences alone typically explain — physically inspect finish quality; the label 'newly renovated' can mean budget or high-end renovation and this listing gives no way to tell which from the data alone
• District benchmark comp set may include a triple-reposted duplicate listing (same unit, 3 different IDs, identical price/floor/area) — treat the 'bench' $1694/sqm figure as possibly slightly inflated

გლდანი-ნაძალადევი

რატომ არის იაფი: Genuinely a new-build "project" apartment (project_type_id=8, never lived in) in a development on Gmiri Kursantebis street next to the Police Academy, roughly 1.5km (~15-20 min walk / short marshutka ride) from Akhmeteli

• Listed by an agent (user_type=agent, 231 active statements) rather than the owner directly — verify actual ownership/title chain at viewing
• Near-duplicate listing (id 25302116) for an apparently identical unit in the same building posted by a different, single-listing user — confirm which listing (if either) is the actual current owner and that there isn't a stale/duplicate ad
• New-build project (never lived in) — confirm the building has full individual kadastro/title registration completed (common friction point for brand-new Georgian developments) before paying

გლდანი-ნაძალადევი

რატომ არის იაფი: Condition/comp mismatch: the listing self-declares "newly renovated," which places it in the same statistical bucket as genuinely modern renovated resales (the San Zona comps driving the $1694/sqm benchmark are largely n

• Condition mislabeled: tagged 'ახალი გარემონტებული' (new renovation) but photos show a dated, worn, lived-in interior (old wallpaper, old chandelier, old kitchen cabinetry) — not new
• Seller's comment claims the building is 'ახალაშენებულ კორპუსში' (newly-built complex) but the exterior photo shows an old, cracked, stained Soviet-era panel block — description does not match the visual evidence
• Apartment is currently occupied (toiletries, laundry, personal furniture in every room) — vacant-possession timeline unconfirmed, buyer must ask when it will actually be empty

ვაკე-საბურთალო

რატომ არის იაფი: Listing is real and officially tagged "newly renovated" by an established agency (Realsales, 193 active listings, mostly priced at normal $1300-2800/sqm market rates elsewhere with 4-16 photos each) — so this is not an o

• Only 1 photo despite claiming full renovation — anomalous even vs. this agency's own other listings (min 4, typically 9-16)
• No heating type, material/finish type, or build year specified in the detail record
• Generic AI-style boilerplate description with no specific interior/finish details (contrasts with individual-seller comps on same street that describe specific room layout and finish)

დიდუბე-ჩუღურეთი

რატომ არის იაფი: Most likely a motivated fast "flip" sale: the API's own created_at timestamp shows the ad went live only 1 day before this check (2026-07-11), the seller is an individual (user_type=physical, "Ivan") who wrote zero descr

• Seller provided zero description text (comment field literally null) - no info on heating, parking, HOA/service fees, or move-in timeline
• heating_type_id and parking_type_id both unset by owner - must confirm actual heating solution in person before winter-rentability is assured
• Listing is only 1 day old (created 2026-07-11) with no price history - too fresh to know if this is a stable price or an introductory teaser that gets revised upward

დიდუბე-ჩუღურეთი

რატომ არის იაფი: Thin/bulk agency listing suppressing buyer-side visibility rather than a physical defect. The seller is a high-volume agent account (344 total statements) that filled in almost no structured fields (heating_type_id, park

• Agent is a mass-lister (344 total statements) with a 100% generic/templated description containing no unit-specific details — some risk that listing photos are reused/generic for a multi-unit new-build complex; buyer must confirm in person that THIS exact unit (not a neighboring one) matches the photos.
• heating_type_id, parking_type_id, build_year and parameters[] (elevator, etc.) are all blank in the API — agent simply didn't fill amenity checkboxes, so elevator/parking/exact heating system are unconfirmed and must be verified on-site (photos strongly suggest hot-water radiator heating is present).
• metro_station_id is null despite the coordinates sitting only ~400-500m from Didube metro/bus terminal — likely just a missed tag by the agent, but means the ad won't surface in myhome's 'near metro' filter, partially explaining low buyer traffic/price.

დიდუბე-ჩუღურეთი

რატომ არის იაფი: The building itself is a 4-story, almost-certainly-walk-up (no elevator) older low-rise, structurally different from the 8-22 floor buildings that dominate this district+room cell's "verified-renovated" comp set. Old low

• 9 months on market (listed 2025-10-21) with only 391 views — soft buyer interest for a supposedly 23%-under-market deal, worth asking why in person
• build_year, heating_type, and parking are all undisclosed in the listing data — must verify heating solution and building systems on viewing
• seller's own claimed rent ($600-700/mo) is overstated versus actual comparable rent listings in the same micro-area ($400-520/mo for similar-size 1BR units)