A decade ago the Tbilisi hotel market was a polite list. Marriott on Rustaveli, Radisson at Iveria, the Biltmore in the renovated IMEL Building. The Adjara Group properties (Rooms, Stamba, Fabrika) gave the city its design-led layer. Beyond those eight or nine names, the offering was thin enough that a concierge could memorise it in a morning.
That market is no longer that market. Between 2023 and 2026 the city added more keys than in the previous ten years, and the pipeline through 2027 brings roughly 4,000 additional rooms, most of them international brands. The Tbilisi we drive to in 2028 will hold a hospitality inventory that supports a different scale of visitor demand than the one most people picture.
What’s already opened
Three categories of opening through 2023-2025 are worth tracking.
The international flags. The Hyatt brand entered Tbilisi properly in this period through the Hyatt Regency property. Wyndham, Best Western, Ramada and other mid-market international brands expanded their footprints. Hilton’s local presence grew. The Biltmore stayed where it was. The Marriott on Rustaveli was joined by Marriott Bonvoy properties in the wider footprint.
The design-led mid-tier. The Adjara Group (adjaragroup.com) continued to anchor this segment with Stamba, Rooms, and Fabrika. Communal Hotel Sololaki and a wave of smaller boutique openings added the design-conscious supply beneath the flag-hotel layer. The cluster around Vera, the Old Town hillside, and the river became the city’s most-photographed hotel district.
The serviced apartments. A less-photographed category but a numerically meaningful one. Brands like Hyatt-affiliated serviced residences plus a number of independent serviced-apartment operators added several hundred units to the market through 2024-2025, mostly serving longer-stay business and family guests.
What’s in the pipeline through 2027
Announced and under-construction projects for 2025-2027 break into four notable groups.
Marriott portfolio expansion. The Marriott Bonvoy family has at least two additional Tbilisi properties either announced or in active construction, including a JW Marriott-branded project and a Courtyard property to widen the brand’s mid-tier presence. The W Hotels brand has also been associated with a Tbilisi project, though dates remain fluid.
Hyatt expansion. Beyond the existing Hyatt Regency, the Hyatt portfolio is expected to add a lifestyle-tier property and a Park Hyatt-style upper-end project. The Park Hyatt name in particular signals a different price-and-service ceiling than Tbilisi has held until now.
Other global brands. Holiday Inn, IHG family hotels, Accor brands (Sofitel, Pullman, Novotel), and select Wyndham luxury sub-brands each have one or more announced or rumoured projects. The aggregate effect is that by 2027 Tbilisi will have the full international flag set that European capitals of similar size carry.
Independent luxury. Outside the flag system, several independent luxury and design hotels are in build. The most-watched is the Paragraph Tbilisi rebrand and its expansion plans, plus a rumoured new Mtatsminda hillside property targeting late 2027. Both will compete in the same segment as Stamba and the upper-tier flag hotels.
Why the inventory is building
Three forces are behind the pipeline.
Visitor numbers. We cover this elsewhere in Georgia’s tourism reset. The short version: Georgia is past seven million visitors a year with a clear trajectory toward ten million by the end of the decade. The hotel inventory that supported nine million pre-pandemic guests is no longer sufficient for the longer-stay, premium-segment composition arriving now.
Source-market shift to premium. Gulf, Indian, Israeli, and EU corporate guests stay longer and pay more per night than the regional source markets that built the 2010s Georgia tourism story. The premium-segment growth specifically supports the five-star and upper-four-star pipeline being built.
FDI and the financing environment. Hospitality FDI into Georgia has run consistently above $200 million per year for the past three years, with hotels accounting for the majority. We cover the investment flows separately in Where hospitality FDI is going. The relevant takeaway here is that the financing case for new Tbilisi hotels has been strong enough to attract international hotel groups, regional REITs, and local family offices in parallel.
The map a concierge should hold
The Tbilisi of 2028 will have a four-cluster hotel geography. Each cluster serves a different guest profile.
Vera and Mtatsminda hillside. Design-led, walkable to Rustaveli, the cluster where Stamba, Rooms, and the upcoming Park Hyatt sit. This is where the design-conscious leisure guest and the design-conscious corporate guest both land.
Old Town and Sololaki. Boutique, walkable history. Smaller properties, more atmosphere, harder porte-cochère access. The cluster for guests who want to be inside the city’s fabric.
Vake. Newer modern district. Biltmore-tier and Marriott-tier hotels. Quieter at night, easier airport access. The default for business guests on tight schedules.
Riverside and Saburtalo. Corporate, conference, high-volume. Marriott, Radisson, Hyatt Regency, the Hilton Garden Inn, the JW Marriott. The cluster that absorbs conference visitors and the larger international groups.
We cover the existing inventory in detail in The Tbilisi hotels we drive to most. The cluster geography stays the same as new properties open; the inventory within each cluster simply doubles or triples.
Two things this changes for the chauffeur side
For concierges and corporate travel teams placing guests, two practical implications.
Standing rates and corporate accounts are more available. The international flag expansion brings the structured corporate-rate apparatus international travel managers know. Concierges placing repeat business guests can build standing rate agreements with the new brands in a way that was harder when the city’s premium inventory was thinner.
Group bookings become workable. Four-room and ten-room group bookings that used to be a stretch in the 2019 inventory are now an easier sell. The new Marriott, Hyatt, and Accor pipeline supports group sizes that the existing inventory couldn’t always confirm at the same hotel.
Both of those changes affect how we run multi-day chauffeur logistics around groups. See Multi-day chauffeur: what concierges actually need for the operational shape of that work.
A closing note from the road
We pull up to a different city’s worth of hotels every week than we did three years ago. The doormen who know us are a longer list now. The porte-cochères we have to brief our drivers on grew by half during 2024 alone.
Georgia is growing into the destination it should always have been. If you’re coming, we’ll drive you. We work with concierges, corporate travel teams, and direct guests across the Tbilisi hotel map. Email bookings@soitblack.com to talk about a trip.
Related: Georgia’s tourism reset, The Tbilisi hotels we drive to most, Where hospitality FDI is going, and Multi-day chauffeur: what concierges actually need.