Is a Studio, 1-Bedroom, or 2-Bedroom the Best Investment?

There’s no single right answer here — the best size depends on your goal: maximizing yield, minimizing vacancy risk, or building long-term capital value. Here’s how each stacks up against 2025–2026 Tbilisi market data.

Studios: the highest-efficiency, highest-competition option

Studios generally offer the lowest entry price and can post strong per-square-meter yields, since a small footprint still commands a meaningful base rent in central districts. They rent quickly to single professionals, students, and short-term visitors. The tradeoff: studios are also the segment where developers build the most supply, so competition among landlords for tenants can be intense, particularly in areas with a lot of new-build inventory.

One-bedrooms: the balanced sweet spot

Data from district-level analysis shows one-bedroom apartments in Vake generating around 5.98% annual yield and in Saburtalo around 5.85% — in both cases outperforming their two-bedroom counterparts. One-bedrooms combine a broad tenant pool (young professionals, couples, some students) with a manageable purchase price, and they tend to be the most liquid size both for renting and for eventual resale. For most homeowners asking “what’s the smartest size to hold,” the one-bedroom is usually the answer.

Two-bedrooms: lower yield, but different strengths

Two-bedroom units in the same district analysis showed yields closer to 5.33% in both Vake and Saburtalo — a meaningful step down from one-bedrooms. But two-bedrooms unlock tenant segments one-bedrooms can’t: families, particularly in Vake near international schools, and shared-living arrangements, particularly in Saburtalo near universities. They also tend to hold value well over long periods, since family-sized housing stock has structurally been in shorter supply than compact units in many central districts.

Matching size to strategy

The takeaway

If you’re optimizing purely for rental return, the data points toward one-bedrooms as the most consistently efficient size across Tbilisi’s core districts. If you’re building a longer-term hold with an eye on capital appreciation and don’t mind a lower yield along the way, a well-located two-bedroom in Vake or Saburtalo remains a defensible choice — just don’t expect it to outperform a one-bedroom on pure rental income.

Data referenced: District-level rental yield by unit size (Vake, Saburtalo, 2025–2026); Galt & Taggart and consultancy market commentary on Tbilisi unit-size demand.