Eight plots near the terminal are non-agricultural, over 1 ha and inside the municipality where the casino permit fee is waived. Seven belong to the airport operator, United Airports of Georgia and Georgian Railway — none of them for sale. This is the only one in private hands. Non-agricultural means it can be built on without a change of land status, and owned by a foreign investor — which agricultural land in Georgia cannot be.
See the registry checkThe ask
USD 1.5 m · direct saleOutright sale
Clean transfer of the full 3.63 ha title, unencumbered, with the existing masterplan work included.
Flexible structures
A long-term registered ground lease or a purchase option with exclusivity while permitting is completed — alternative structures can be discussed directly with the owner.
The price reflects what the public registry shows: the only privately-held plot of its kind within 2 km of the terminal, with 422 m of state-road frontage — see the land.
Why now
Three developments, Dec 2025 – Jul 2026A new runway, the longest in Georgia
Under construction with modern navigation systems — a GEL 240 m state project. Due to open late 2026: Georgia’s first ICAO Code F airfield, no aircraft-type restrictions.
The Rikoti highway completed
Four lanes, 51 tunnels, 97 bridges, fully open December 2025 — cutting the Tbilisi drive to about three hours.
A record tourism year
2025 travel revenue at an all-time high on 5.5 m tourists (+8.4% y/y) — and the first international hotel brands committed to Kutaisi and Tskaltubo.
Marriott committed 120 rooms to Kutaisi and a second international brand 122 to Tskaltubo, both before the runway opened. The state is spending GEL 240 m to take the airport to wide-body traffic, and the plot at its gate is still undeveloped.
The land
Every figure documented in the data room| Cadastre code | 29.11.34.255 · public registry map |
| Area | 36,318 sq m (3.63 ha) |
| Status | Non-agricultural — buildable without status conversion; open to direct foreign ownership, which agricultural land in Georgia is not |
| Municipality | Tskaltubo Municipality (Partskhanakanevi), Imereti |
| Provenance | Privatised from the state — unconditional auction purchase, 2021 |
| Ownership | Freehold — Kurdiani family, two registered co-owners; no mortgage, lien or prohibition registered |
In hand: registry extract, apostilled with certified German translation; state-privatisation purchase agreement (2021); cadastral plan. A fresh extract is issued for the data room.
On file from the 2019 state privatisation
Issued during the parcel's state privatisation; copies in the data room. Clearances for disposal and building coordination — not construction permits.
How rare this combination is
Non-agricultural status is what makes a site buildable without a change-of-status procedure — and what lets a foreign investor own it at all, which Georgian law does not permit for agricultural land. Filtering the public registry for that, at scale, beside the terminal, inside the municipality where the casino permit fee is waived, leaves one parcel.
Source: National Agency of Public Registry (maps.gov.ge) — every registered parcel within 3 km of the terminal, with owner of record, retrieved 31 July 2026. Two larger non-agricultural parcels lie closer to the terminal; both sit in Samtredia municipality, outside the waiver, and neither has road frontage.
Location & connectivity
An international airport, a mainline railway station and a four-lane state highway meet within 900 m of this plot — no other site in western Georgia has all three.
The airport
Traffic and capital worksAnnual passengers
2024: 1,722,809 passengers (airports.ge) — +97% versus 2019. 2025: ≈1.8 m — Jan–Nov came to 1.69 m (+7% y/y) and Georgia's three airports closed 2025 at a record 8.5 m combined; the official Kutaisi total is pending. Q1 2026: 386,238 (+7% y/y); 2026 projected at the current run-rate. Terminal capacity 2.5 m; roughly 23–30 nonstop destinations, 10 airlines. ACI Europe ranks KUT third among medium European airports for growth versus 2019.
What is being built
Today the airport takes narrow-body low-cost flights from Europe. A Code F runway lets it take Gulf carriers, Central Asian charters and freighters — longer stays, higher spend, and cargo that needs warehousing beside the apron.
Three demand engines
National tourism at record levels
The Imereti catchment
Demand that isn't tourism
Supply is arriving — but not here
| Project | Rooms | Investment | Status | Developer |
|---|---|---|---|---|
| Courtyard by Marriott, Kutaisi | 120 | EUR 40 m | Opening by 2028 | Rico Group |
| Sanatorium Tbilisi conversion, Tskaltubo | 122 | EUR 18 m | Under construction, ~2027 | Aka LLC |
| Legends Tskaltubo Spa Resort | 135 | — | Trading, 4-star | — |
| Airport catchment, within 2 km | None | — | No branded hotel, no scaled leisure or retail, no logistics park | This site |
Marriott is building 120 rooms in Kutaisi and an international brand is converting 122 at the former Sanatorium Tbilisi in Tskaltubo — EUR 58 m between them, committed before the new runway opens. Neither is at the airport. A hotel on this plot serves what they cannot: 05:00 departures, crews, transit passengers, groups and parking.
Highest and best use — four scenarios
Airport hotel & F&B
120–180 keys, select-service or upper-midscale brand, with meet-and-greet and long-stay parking revenue.
Leisure & entertainment
Aquapark and family entertainment drawing on Tskaltubo, Kutaisi and Black Sea day-trip traffic.
Logistics & light industrial
Warehousing, cold chain, e-commerce fulfilment and bonded storage — aimed at wide-body cargo and the rail siding 600 m away.
Phased mixed-use
Hotel and F&B first, land banked for phases two and three. The recommended de-risking route.
Two-page briefs
The same site written for the people who build on it — the numbers that matter to each, on one page.
The Tskaltubo gaming advantage
Tskaltubo is one of Georgia's designated zones where the gambling permit fee — roughly GEL 5 m (≈USD 1.8 m) a year elsewhere — is waived. It is the single largest recurring cost advantage available to this site: combined with a hotel, it supports a resort-casino product aimed at regional fly-in demand.
Treated here as optionality, not as the core case. Statutory basis: Law of Georgia on Licence and Permit Fees, art. 7(10¹) — casino permit fees are waived across Tskaltubo Municipality. Current force for 2026 should still be confirmed by a Georgian gaming lawyer, and gaming policy can change in a single parliamentary session. No scenario above depends on it.
The masterplan
Concept — Kurdiani Architects
Concept, Kurdiani Architects
Two hotels, casino, aquapark, retail and parking on 3.63 ha — designed by Kurdiani Architects, the owners' own practice.
Risks and mitigations
Contact the owner.
Sale, ground lease or an option to purchase — all three considered. From first call to signing: site visit → data room → indicative offer → exclusivity.
An index lists what is on file and, just as plainly, what is still to be produced — zoning coefficients, utility capacities, an independent valuation and a gaming-counsel opinion among them.