Rental software for apartments and guesthouses in Tbilisi

Who books a stay in Tbilisi

Georgia counted 6,856,809 international visitor trips in 2025, and 5,521,866 of them included an overnight stay, according to the Georgian National Tourism Administration. Geostat puts 3.8 million inbound visits in Tbilisi alone, 36.2% of all visits by region, with an average trip of 5.6 nights.

The guest mix is unusually wide. Russia (1,579,764 visits), Türkiye (1,248,881) and Armenia (948,242) led in 2025, Israel grew 29.4% to 402,426, and visitors from the EU and the UK together reached a record 499,890.

Citizens of the countries on the Government's list, including the EU states, the UK, the US, Russia, Türkiye and Israel, may stay a full year without a visa. Since 28 May 2024 Chinese citizens may also come visa-free, for up to 30 days per trip.

How Roomi PMS fits a Tbilisi portfolio

Three tax routes to ask your accountant about

Georgia's Tax Code, in the version consolidated on 25 June 2026, gives individual hosts more than one route, and the choice changes the bill:

• Renting out residential space for residential purposes: 5% of the income, when the owner claims no deductions (Article 81).
• A fixed tax for short-term letting of your own living space, available until 1 January 2028: GEL 10 per square metre of each room per calendar month, for hosts whose income from it stays within GEL 100,000 in any 12 months. You apply to the tax authority, and payments are quarterly.
• Small business status for an individual entrepreneur: 1% of turnover; once income for the year passes GEL 500,000, 3% on all income from that month to the end of the year.
• Which one fits depends on how and to whom you rent. Roomi PMS keeps income per unit in lari, which is the figure every route starts from.

Two things to tell guests before they fly

Since 1 January 2026 foreign tourists in Georgia must hold health and accident insurance under Article 12 of the Law on Tourism, with a sum insured of at least GEL 30,000 and cover for the whole stay in Georgia, up to one year. A line about it in your pre-arrival message helps guests arrive prepared.

Tbilisoba, the city's own autumn festival, fills the centre for a weekend: it ran on 3-4 October in 2026 and on 20-21 September in 2025. Put those dates into Roomi PMS with their own prices and minimum stay as soon as they are announced.

Tbilisi month by month

Tbilisi's year is flatter than the coast's, but it is not flat. January to March is the quietest quarter, with 665.7 thousand inbound visits in 2025, and July to September brings about twice that. Autumn has its own date: Tbilisoba, the city's festival, takes over the centre for a weekend, on 3-4 October in 2026 and on 20-21 September in 2025.

In practice that means three price periods rather than two: a summer rate and a longer minimum stay for July to September, a separate rate for the festival weekend once its dates are announced, and winter prices that reward longer stays. In Roomi PMS each of them is a date range with its own nightly price and minimum stay, so you set the year once instead of editing nights one by one.

Where guests find Tbilisi apartments

• Booking.com, Airbnb, Expedia, Agoda, Trip.com and Hostelworld sync with Roomi PMS; a night booked on one closes on the others.
• Ostrovok connects directly, for the guests from Russia, Georgia's largest source market.
• Airbnb alone booked 181.3 thousand nights in Tbilisi in April to June 2025, which is why most hosts keep it next to Booking.com.
• The Georgian property sites myhome.ge and ss.ge have daily rental sections for apartments. They do not sync with Roomi PMS: a booking from there goes into the calendar by hand, and then its nights close on the connected channels.

Registering foreign guests in Tbilisi

Georgia's Law on the Legal Status of Aliens has no duty for a host to register or report a short-stay foreign guest; the address duties in it apply to residence permit holders. What guests do need is health and accident insurance, mandatory for foreign tourists since 1 January 2026. The details, with article numbers, are in our guide.