5 Star Boutique Hotel – Bakuriani

Own a landmark boutique hotel in the heart of Georgia’s most dynamic mountain resort. Hotel & Spa Bakuriani occupies a 1,950 m² corner plot in the central zone of Bakuriani, connecting three of the resort’s main arteries and surrounded by year-round tourist flow.
The property offers both solid land value and strong operational history — a rare dual-season hospitality asset in the Caucasus.

Property Overview

Built in 2010 and fully renovated in 2018, the hotel spans approximately 2,000 m² across five levels and features 27 elegant rooms (King, Twin, Premium & Family Suites — most with balconies and mountain views).
Constructed from reinforced concrete and steel, the building is legally approved for an optional façade modernization or one additional floor (USD 150–200 K project included).

Facilities

Reception, ski storage, heated roofed terrace, 155 m² lounge & bar with stage area, restaurant / breakfast hall, conference & game room, kids’ playroom, and a full spa with Finnish & Turkish saunas, cold plunge, and relaxation lounge.
Outdoors, guests enjoy Bakuriani’s only outdoor heated (thermo) pool, operational even in sub-zero winter temperatures — the hotel’s signature feature.

Performance Snapshot

Average occupancy: 75–80 % across active months with a balanced 50/50 winter–summer revenue split.
Average Daily Rate (ADR): ≈ USD 135 in winter and ≈ USD 95 in summer.
Annual revenue: ≈ USD 200,000
Net Operating Income (NOI): ≈ USD 79,000 (~40 % margin)
The hotel is owner-operated, debt-free, and sold with all FF&E, equipment, and permits in place.

Key Investment Highlights

• Prime central location – corner visibility from three arterial roads
• 1,950 m² total land (1,250 m² registered + ~700 m² fenced, fully enclosed)
• Government-backed boulevard project planned adjacent – direct uplift in frontage value
• Turn-key 5-Star hotel – ready operation, no renovation required
• Dual-season resort – ski, wellness & family tourism draw year-round visitors
• Approved expansion / modernization plan (USD 150–200 K value)
• Optional staff house: 1,677 m² land + 200 m² building (ready to accommodate 20 staff) – available at USD 250,000
• Excellent guest rating: 8.3 (“Very Good”, [ external link ])
• Strong appreciation potential as Bakuriani’s infrastructure expands

Market & Location

Bakuriani is not only one of the Top 5 ski destinations in the Caucasus but also a fast-growing wellness and family retreat, known for its pure alpine air and government investment in infrastructure.
The new boulevard, upgraded roads, and resort projects are set to significantly enhance land and property values within the next development cycle — placing Hotel & Spa in a direct path of appreciation.

Sale Details

Asking Price: USD 2,700,000 (negotiable for qualified buyers)
Land Area: 1,950 m²
Building Area: 2,000 m²
Building Class: A
Year Built / Renovated: 2010 / 2018
Percent Occupied: ≈ 75 %
Legal Status: Company-held ownership, clear title, commercial / industrial zoning (hotel use approved)

Full investor brief, detailed financials, and additional photos available upon request.