How to pull Georgia property comps from the real data sources

Who this is for

Buyers, sellers, and advisors who need asking-price comps in Georgia and keep hitting noise: duplicate ads, promoted inventory, stale pages, and official indices that do not price one flat.

This page teaches a repeatable workflow. You pick the right sources, understand why the same flat appears on several sites, normalize to GEL per m2, check freshness, cross-check across sites, and only then treat a number as usable.

Mapblip is a comparison layer over visible listings. It is not a broker. Always open the original ad before you act.

Internal links (live only): Mapblip home, all guides, Tbilisi districts compare (data may still be refreshing; do not treat it as a finished comps table).

Pick the source that matches the job

Job	Open first	Then	Differentiator
Wide sale, rent, land, commercial scan	MyHome.ge, SS.ge	Binebi.ge if inventory is thin	Breadth and parallel feeds
New developments and project pages	Korter.ge	Confirm availability with developer or contract docs	Project-level primary stock
Extra classifieds layer / thin segments	Binebi.ge	Cross-check MyHome and SS	Third feed + structured fields
Side-by-side compare with GEL/m2 and freshness	Mapblip	Click through to the original source	Cross-source compare + source links
Macro direction (city or country indices)	Geostat RPPI, NBG indices	Never as a substitute for unit comps	Official offer-price series

Classifieds answer what people are asking. Official indices answer which way a published series moved. Mapblip helps you compare asking prices faster. None of them replace a lawyer, a viewing, or the signed contract.

Optional extras (not Mapblip sources): PLACE.ge for another classifieds check; MyGE.ge as a second analytics layer that still links back to originals; NAPR extracts for title and cadastral facts, not asking prices.

When platforms overlap

Georgia's main property sites are not four independent markets. They are overlapping windows onto largely the same seller and agent inventory, plus a thinner slice of developer marketing.

Same unit, many ads. Agents and owners often post one apartment on MyHome, SS, and Binebi at once. Each portal gets its own listing ID, photos may be reordered, and the ask can drift by a few percent. Count the unit once. Do not treat three ads as three comps.

Classifieds vs project marketing. MyHome, SS, and Binebi are open classifieds boards: resale, rent, land, commercial, and mixed agent/owner stock. Korter also lists sale and rent, but its edge is project pages for new developments (layouts, stage, developer inventory, advertised terms). A Korter project card and a MyHome resale ad for a finished flat in the same tower are different products.

Promotion and ranking differ. Paid boosts change what you see first on each site. A "hot" listing may only be hot because someone paid for placement. Overlap does not mean identical search results.

Freshness is per page, not per market. One portal can show yesterday's price while another still shows last week's. Cross-posting makes that worse. Always re-open the original URL before you trust a row.

What overlap is good for. More surfaces mean more chances to catch a missed ad, a second ask, or a better photo set. Use overlap to catch duplicates and outliers, not to inflate sample size.

What overlap is bad for. Counting cross-posts as independent comps, mixing a developer "from" price with a furnished resale ask, and treating any single board as "the market."

MyHome.ge

Inventory. Broad Georgian marketplace: apartments, houses, land, commercial, developer projects, rentals, daily rentals, mortgage-related ads. Owner and agent listings sit in the same feed unless you filter carefully.

Strengths / what's good. Large coverage for a first shortlist by city, district, rooms, and price band. Filters and map search help you scan volume quickly. Useful when you need many observations before you start cutting duplicates.

Weaknesses. Ad quality varies. Some listings lack clear address, floor, or build year. Company "largest platform" claims are marketing, not a verified market-share fact for your memo.

Traps.

Duplicate ads for the same unit under different agents (often also on SS or Binebi)
Promoted listings that look hot because of spend, not demand
Incomplete location (district only, or wrong pin)
Stale pages that stay live after sale, withdrawal, or a price change
Owner and agent inventory mixed unless filtered

Differentiator. Default breadth play for resale and mixed classifieds. Open MyHome first when the job is "show me the wide ask set," not when the job is "explain this unfinished tower."

Open first vs last. Open first for breadth on sale or long rent. Leave it secondary when the subject is clearly new-build or off-plan (start on Korter). Open it again last to confirm your shortlist still exists on the original source.

Outbound: https://www.myhome.ge/udzravi-qoneba/iyideba/bina/

SS.ge

Inventory. Major classifieds board for sale, rent, leasehold mortgage, daily rent, and new buildings. Apartments, houses, commercial, and land.

Strengths / what's good. Second large feed that often catches ads missing or differently priced on MyHome. Strong for less central districts and smaller cities. Listing pages can show renovation, floor, street, and sometimes cadastral detail.

Weaknesses. Same open-board problems: duplicates, uneven detail, promotion.

Traps.

Same unit listed twice with different asks (including cross-posts to MyHome or Binebi)
Photos or text reused across unrelated ads
"Updated" stamps that refresh without a real price change
Missing floor area, so GEL/m2 cannot be trusted until you verify m2
Sale, long rent, daily rent, and mortgage mixed into one set by mistake
"Verified ads" is a listing-service label. It is not proof of ownership, title, condition, or current availability

Differentiator. Parallel classifieds check, not a clone of MyHome. Open SS beside MyHome so you see price drift and missing ads. Prefer SS when a MyHome-only search looks thin outside core Tbilisi corridors.

Open first vs last. Use SS in parallel with MyHome for Tbilisi and Batumi scans. Leave it later if you already have a deep, fresh MyHome set and only need a quick outlier check. Re-open the SS source link before you treat a Mapblip row as current.

Outbound: https://home.ss.ge/en/real-estate

Korter.ge

Inventory. Sale and rental listings, with stronger project-level pages for new developments: layouts, construction stage, developer inventory, advertised purchase terms, sometimes cadastral numbers.

Strengths / what's good. Best first stop when the question is new-build or off-plan supply. Project pages group units better than a flat classifieds list. Useful for comparing stage, finish, layout, and advertised price per m2 in one place.

Weaknesses. Developer marketing is not a valuation. Project pages can lag real availability.

Traps.

"From" prices that do not represent every unit
Prices that exclude finishing, parking, or furniture packages
Construction stage and completion claims that need independent check
Legal status and title assumptions that belong with a lawyer, not a listing card
Mixing primary-market asks with completed resale asks without labeling finish, delivery, furnishing, and fees
A project page is not proof of title, permits, quality, or handover
Overlap with classifieds: the same building can appear as a Korter project and as MyHome/SS/Binebi resale ads. Label which panel you are in.

Differentiator. Project marketing layer. Pick Korter first when the subject is a residential complex, unfinished tower, or developer price list. Leave it secondary for ordinary resale flats that only need classifieds comps (still useful as a second look at the same building).

Open first vs last. Open first for new-build comps. Open classifieds after if you need resale context in the same district. Finish by verifying the live unit with the developer or agency source.

Outbound: https://korter.ge/en/

Binebi.ge

Inventory. Another classifieds layer: sale, rent, daily rent, mortgage-related listings, multiple property types across Georgia.

Strengths / what's good. Useful third feed when MyHome or SS look thin. Listing pages often expose structured fields (date, ID, agent or owner, rooms, floor, renovation) that help freshness and duplicate checks.

Weaknesses. Coverage can be uneven by segment. Same freshness and duplicate risks as other boards.

Traps.

Treating a thin feed as "the market"
Daily-rent inventory mixed into long-let or sale comps
Mortgage or giravdeba offers treated as ordinary sale comps
Incomplete location fields that break district matching
Listing date helps with freshness but does not prove the unit is still available
Counting a Binebi cross-post as a new observation when MyHome or SS already has the unit

Differentiator. Backup classifieds depth, not the default starting board. Pick Binebi when the first two feeds are thin, or when you need another structured page to confirm date, ID, and agent identity on a suspected cross-post.

Open first vs last. Leave it after MyHome and SS for most jobs. Open earlier only when you already know that segment is thin elsewhere, or when you are hunting a duplicate match.

Outbound: https://binebi.ge/en/

Mapblip as the comparison layer

Inventory. Mapblip reads visible listings from MyHome.ge, SS.ge, Korter.ge, and Binebi.ge. It mirrors asking price and currency, floor area, rooms, type, photos, location, and the original source link. It normalizes fields, flags confidence, and groups the same property into one canonical record only when evidence is strong. Source links stay visible.

Strengths / what's good. One place to scan GEL/m2 and freshness across overlapping boards, then jump to the original ad. Helps you spot the same unit posted on several sites without manually rebuilding the join.

Weaknesses. Not a broker. Not an official index. Not an independent closed-sale dataset. It does not do viewings, deposits, or payments. Public search may advertise frequent catalogue refreshes. That does not guarantee every individual source listing is current.

Traps.

Treating a Mapblip row as current without opening the original URL
Counting grouped or ungrouped cross-posts as extra comps
Using confidence flags as a substitute for a source check

Differentiator. Cross-source comparison layer. Open Mapblip when you need to compress four feeds into a working shortlist. It does not replace opening MyHome, SS, Korter, or Binebi for the final check.

Open first vs last. Use it to discover and dedupe, then always finish on the original source page. Treat Mapblip as a working board, then verify on the original page.

How to use it in comps.

Filter to the district, property type, and size band you care about.
Sort or scan by GEL/m2, not only total ask.
Check freshness before you trust a row.
Open the original MyHome, SS, Korter, or Binebi link and confirm price, m2, and that the ad still exists.
Drop rows that fail the source check or confidence flags.

Prefer live routes such as home, sources, and Tbilisi districts compare. Do not rely on market URLs that 404 (/georgia/property, /for-sale/georgia, /to-rent/georgia, /for-sale/georgia/tbilisi).

Geostat and NBG: useful context, bad for one flat

Geostat Residential Property Price Index (RPPI)

Geostat publishes RPPI for new residential property in Tbilisi (flats and detached houses). The series is based on offer prices collected from advertising websites, in GEL. It is official methodology and useful for direction over time.

It does not value one apartment. It does not cover every Georgian city. It does not equal verified closed sales. It does not price a Batumi resale unit or a specific Saburtalo flat.

Check the latest release on the Geostat calendar before you publish a "latest quarter" claim. Q1 2026 PDF (verify still current): https://www.geostat.ge/media/78312/Residential-Property-Price-Index---I-quarter-of-2026.pdf Calendar: https://www.geostat.ge/en/calendar

NBG residential indices and FX

NBG publishes residential price and rent indices for two Tbilisi segments: Saburtalo and Varketili, built from offer prices for typical 1-room and 3-room apartments. It also publishes capitalization rate context from average rent and price.

Room-label caution. A Georgian "1-room" index category is not automatically the same as an English one-bedroom or a Georgian "2-room" flat. Document the mapping you use.

FX. NBG publishes official GEL rates. The GEL/USD official rate is calculated each business day, published by 17:00, and becomes effective the following day. For GEL/m2 comps, record the exact NBG rate date you used. Do not mix today's rate with listing-date rates unless that is the stated method.

When they help. Macro backdrop after you already have a live ask set. Saburtalo trend or rent-to-price context. Consistent currency conversion.

When they mislead. Quoting an index level as the fair price for one unit, or mixing index points with live listing averages as if they were one dataset.

Comps workflow step by step

Define the subject. City, district, street or radius, deal type (sale, long rent, daily rent, mortgage), property type, room convention, area basis (internal, usable, or total), new-build vs resale, condition, floor and amenities, valuation date.
Pick sources. New-build heavy: Korter first. Broad resale: MyHome + SS, then Binebi if thin. Mapblip for discovery and duplicate detection, then always open originals.
Expect overlap. Plan to dedupe across portals before you count sample size.
Collect asking prices. Same district (or adjacent with a note), similar rooms and m2 band, similar condition if stated. Record source URL, ID, ask, currency, m2, update date, agent or owner, notes.
Normalize currency. GEL ask / m2, or USD ask times NBG GEL/USD on a stated date / m2. Write down the rate date.
Normalize area. One area basis throughout. If unclear, mark unknown and lower confidence. Do not invent m2.
Remove unsuitable rows. Daily rent, long rent (if you are doing sale comps), mortgage/giravdeba, commercial, land, developer "from" prices without a specific unit, missing area, wrong location or building class.
Deduplicate. Same photos, phone, description, floor and area, building or cadastral details, or the same unit on MyHome/SS/Binebi/Korter. Count a unit once, not once per portal.
Summarize asks. Prefer median GEL/m2 when skewed. Report sample size, range, new-build vs resale split, freshness, and how many rows survived checks. Label the result as an asking-price indication, not a closed sale.
Qualitative adjustments. Explain finish, floor, view, parking, age, delivery risk, furnishing, fees. Do not invent numeric adjustments you cannot support.
Macro last. Geostat for Tbilisi new-build direction. NBG for Saburtalo/Varketili context and FX. NAPR if you need title or cadastral checks.
Verify. Run the checklist. Then decide.

Suggested freshness labels (state your windows): Fresh, Recent, Stale, Unknown. A live portal or Mapblip refresh does not prove the seller will accept the listed price.

Worked example: Saburtalo 1BR for sale

Method only. Fill prices and dates from live ads on the day you run this. Do not paste invented numbers.

Target. Tbilisi, Saburtalo, one-bedroom or stated Georgian room definition [VERIFY], resale flat, m2 band [A] to [B], valuation date [VERIFY].

Steps.

Search MyHome and SS for sale listings in Saburtalo in the size band. Add Binebi if the set is thin. Add Korter only if the subject is new or under construction.
Use Mapblip to find cross-posts, then open every original URL. Collapse cross-posts into one row per unit.
Note 8 to 15 unique candidates with source URL, ask, currency, m2, floor if given, update date.
Convert to GEL and GEL/m2. Record NBG FX rate and date if any ask is USD.
Drop missing m2, duplicates, daily-rent mis-tags, mortgage offers, ads outside Saburtalo.
Rank remaining by GEL/m2. Report median and range of asks, labeled as asks.
Optional: note NBG Saburtalo index direction for context only. Do not turn it into a unit value. Note Geostat only if you are comparing to Tbilisi new-build context, and say so.

Output table (fill live).

Source	Ask	FX date	m2	GEL/m2	Updated	Keep?

Worked example: Batumi new-build vs resale

Method only. No invented tower prices.

Target. Batumi microzone [VERIFY], similar size band, valuation date [VERIFY].

Panel A: new-build / developer stock

Start on Korter project pages and the developer current inventory.
Record exact unit if listed, floor, orientation, area, finish, handover, payment terms, advertised price.
Check whether the quote is a "from" price or a specific unit.
Verify completion, title, fees, and rental restrictions with the developer.

Panel B: resale stock

Search MyHome, SS, and Binebi. Optional: PLACE.ge as extra coverage.
Use Mapblip for cross-posts, then verify originals. Dedupe across boards.
Separate finished furnished resale from unfinished or developer-delivered stock.

Normalize. Same area basis. Same NBG FX date if USD. Produce two labeled ranges: new-build ask GEL/m2 and resale ask GEL/m2, each with sample size and pull date.

Do not compare a developer lowest "from" price to a finished resale unit without calling out completion, finish, furnishing, management rules, and services.

Verify-yourself checklist

Before you trust a number:

Source links

MyHome.ge: https://www.myhome.ge/udzravi-qoneba/iyideba/bina/
SS.ge: https://home.ss.ge/en/real-estate
Korter.ge: https://korter.ge/en/
Binebi.ge: https://binebi.ge/en/
Mapblip sources: https://mapblip.com/sources
Mapblip home: https://mapblip.com/
Guides index: https://mapblip.com/guides
Tbilisi districts compare: https://mapblip.com/compare/tbilisi-districts
Geostat calendar: https://www.geostat.ge/en/calendar
Geostat RPPI Q1 2026 PDF: https://www.geostat.ge/media/78312/Residential-Property-Price-Index---I-quarter-of-2026.pdf
NBG FX and statistics: https://nbg.gov.ge/en/page/currency-exchange-rates and https://nbg.gov.ge/statistics/interactive

Do not link broken market routes: /georgia/property, /for-sale/georgia, /to-rent/georgia, /for-sale/georgia/tbilisi.

How to pull Georgia property comps from the real data sources

Who this is for

Pick the source that matches the job

When platforms overlap

MyHome.ge

SS.ge

Korter.ge

Binebi.ge

Mapblip as the comparison layer

Geostat and NBG: useful context, bad for one flat

Geostat Residential Property Price Index (RPPI)

NBG residential indices and FX

Comps workflow step by step

Worked example: Saburtalo 1BR for sale

Worked example: Batumi new-build vs resale

Verify-yourself checklist

Source links

Take this straight to the live data.

Where the figures come from.

Continue into the live market.