Mira Verde
Tbilisi, the Tbilisi Hills above the city
Georgia's first branded master community: 784 units in the Tbilisi Hills, an 18-hole golf course, a European school and entry from AED 720,000.
- Selling, entry from AED 720,605
- Entry under AED 1m
- Diversifying by country
- Family format
What is inside the community
- 600 apartments
- 104 villas
- 80 townhouses
Payment plan — 60/40, entry from AED 720,605. The exact tranche breakdown is read off the contract: the name of the plan and the payment schedule are different things.
What you need to know
What the project is
Mira Verde is the residential part of Tbilisi Hills, a golf resort in the hills above the Georgian capital. The developer calls it the country's first branded master community, and by format that genuinely is new for Georgia: not a single building but a planned territory with its own infrastructure.
The mix: 600 apartments, 104 villas, 80 townhouses. The smallest unit is 38 m², so the scheme includes compact studios rather than family formats only. The residences are branded by Trussardi, with Trussardi Casa interiors.
The stated infrastructure: an 18-hole golf course to international standard, a wellness centre with spa and gym, a European school and nursery, a university leaning towards artificial intelligence, cafés and restaurants, retail galleries, offices and professional rental management.
Entry terms: from AED 720,605 for a studio, roughly AED 1.2m for a one-bedroom and roughly AED 1.9m for a two-bedroom. Payment plan 60/40.
How to think about this purchase
For a CIS buyer, Georgia is a different class of market from the UAE, and comparing them head-on is pointless. The entry price is lower, the ownership regime for a foreigner is simpler, and the market itself is markedly smaller.
One thing matters from the tax side: the developer points to the Georgian rule under which reselling property after two years of ownership is untaxed. That is a national rule, not a concession by the project, and it should be checked with a local tax adviser against your specific transaction rather than off a developer page.
Tbilisi is a capital with a permanent population, universities and offices — not a resort with a season. Rent here is spread more evenly across the year than in resort schemes, but the rate is lower too: the payer is a local or relocated tenant, not a visitor from the Gulf.
The main departure from Dubai logic is currency. The project quotes prices in dirhams, but the economics live in lari and in local rates. That is not a problem in itself, but in any yield model the currency risk has to be its own line rather than disappearing into rounding.
About the stated 8% a year
The developer states an 8% guaranteed yield for the first ten years and a five-year warranty on servicing. It is the most prominent number in the whole description — and for that reason it carries the most questions.
A guaranteed yield is never free. Either it is already priced into the unit — meaning the buyer spends ten years receiving their own money back — or it is funded by the management company's operating flow, in which case everything depends on who that company is and what happens if the flow falls short.
So the questions are always the same. Who exactly gives the guarantee — the developer, a separate legal entity or the management company. What backs it beyond a signature. What base the 8% is computed on — the purchase price, or net income after costs and service charge. What happens on an occupancy shortfall. And whether you can leave the scheme early if you decide to sell.
The answers to those five belong in the contract. If they are there and they suit you, the scheme works. If the guarantee exists only in the presentation, the yield is computed off the Tbilisi market rather than off a promise, and the number comes out different.
Who it suits
The first case is diversification. For a buyer who already owns in the UAE, Georgia adds a second jurisdiction and a different currency perimeter at an entry price under a million dirhams.
The second is a home with a move or long stays in mind: a school, a nursery and a university inside the community is a family scenario, not an investment one.
The third is letting through professional management, if the terms suit. Furnishing and an operator take the operational load off you, and in a foreign country that weighs more than an extra point of yield.
It does not suit anyone expecting Dubai price dynamics. Tbilisi grows for different reasons and at a different speed, and carrying UAE expectations into it is the most common mistake in this transaction.
Source of the figures — the project page at the developer.
Mira Verde: the project and the market on video
Breakdowns from the English channel — Georgia, taxes and returns. Each clip has a written version here.
9:35 Mira Verde at Tbilisi Hills: a Dubai developer building in Georgia
Mira, a UAE developer known for branded furnished residences, has launched Mira Verde at Tbilisi Hills — 20 minutes from Tbilisi airport, on an 18-hole golf estate. What Georgia offers a buyer and where the risk actually is.
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What is Mira Verde, and who is the developer?
Georgia's first branded master community: 784 units in the Tbilisi Hills, an 18-hole golf course, a European school and entry from AED 720,000. The developer is Mira Developments, the location is Tbilisi. The mix of the project, its economics and how people enter it are broken down above on this page.
Who is Mira Verde for?
In short: Entry under AED 1m, Diversifying by country, Family format. At length — in the write-up above. The project is worth looking at against a specific job: living in it, letting it and reselling it point to different formats inside the same community.
What should I check before buying in Mira Verde?
Every figure, including the 8% guaranteed yield and the five-year service warranty, is a claim by Mira Developments from the project page. We hold no statistics of our own on the Tbilisi market. Check the guaranteed yield against the contract: who the guarantor is, what backs it, what base the 8% is computed on, what happens if occupancy falls short and how to exit early. The tax rule about selling free of tax after two years is Georgian law, not a concession by this project; confirm it with a local adviser. Prices are quoted in dirhams, but income and costs will be in lari — put the currency risk on its own line.
Can a foreigner buy in Mira Verde?
The form of ownership is checked on the specific project rather than on the country or the district as a whole: in the UAE freehold zones a foreigner takes full ownership, while some jurisdictions offer only a long leasehold. A remote purchase by power of attorney is ordinary practice. What exactly is being sold here and on what title I will confirm on request, together with current prices and the payment plan.
Price list and payment plan for this project
Send me your budget and what the purchase is for — I will come back with the current price list, the available units, and which of the stated figures need checking against the contract.
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