How to check a property developer in Batumi before buying an apartment

An impressive presentation, a stylish sales office and a well-known project name do not guarantee that construction will be completed on time. The buyer transfers money to a specific legal entity and signs a contract containing specific obligations. Your decision should therefore be based on the company, its documents, the land plot, the permit and the wording of the contract.

Due diligence cannot eliminate every risk of an off-plan property, but it can reveal weaknesses before you pay and help you compare projects on more than price alone.

1. Identify the exact legal entity

A single brand may use different companies for different developments. Check the full legal name, identification number, registration date, director, founders and the authority of the person signing the contract.

The name on an advertisement may differ from the contracting party. Verify the company that receives your money and undertakes to transfer the apartment.

2. Check the land plot

The project should have a clearly identified cadastral code. An extract from the Public Registry shows the landowner, designated use, mortgages, seizures, pledges, obligations and other registered restrictions.

If the developer does not own the land, establish the legal basis for construction and the rights held by the company. An attractive address alone is no substitute for a cadastral check.

3. Review the permit and project specifications

Confirm that the required permits exist and that the advertised specifications match the approved project. Pay attention to the number of floors, intended use, number of buildings, construction phases and the changes the developer is entitled to make.

If sales began at a very early stage, examine the current status of the documents and the refund terms if the project does not proceed.

4. Inspect completed projects

A company’s track record says more than its promises. Find out which properties have been delivered, whether deadlines were extended, how closely the result matches the renders, whether lifts and utilities work properly, who manages the building and whether owners are satisfied.

Visit a completed project without a sales representative and speak to residents. This often reveals issues that do not appear in presentations.

5. Compare the plan with actual progress

At the site, assess real activity, completed floors, workforce, equipment and progress over recent months. A single photograph shows no trend, so compare regular reports with what has actually been built.

If construction is clearly behind schedule, request a written explanation and check what rights the contract provides if the completion date is postponed.

6. Review the contract before paying

The contract must clearly define the unit, area, floor, condition at handover, price, currency, payment schedule and delivery date. Check permitted changes in area, notification procedures, extensions, penalties, termination and refunds.

Also review assignment rights, title registration, complex maintenance, utility connections and mandatory additional charges. A manager’s verbal promise does not replace a contractual clause.

7. Confirm what the price includes

Two apartments with the same price per square metre may have very different final costs. Clarify the finish, utility connections, registration fees, maintenance, furniture, parking, management and assignment fees.

8. Treat guaranteed returns with caution

If a project promises fixed income, verify who provides the guarantee, where payments come from, how long the programme lasts and which terms release the operator from its obligations.

Projected returns and a contractual guarantee are not the same. Any percentage should be supported by calculations and legal terms.

Warning signs when choosing a developer

Extra scrutiny is warranted if you are pressured to pay immediately, refused an advance copy of the contract, given no cadastral code, shown frequently changing payment details, presented with advertising that conflicts with documents, offered an unexplained exceptionally low price or given promises the manager will not confirm in writing.

Can all new-build risk be eliminated?

No. Even an experienced company may face delays or changes. The purpose of due diligence is to understand the level of risk, the legal structure and your ability to protect your interests, then weigh that risk against the potential benefit.

How AM Estate can help

We compare projects, review key documents and contract terms, show actual construction progress and explain which claims are documented and which remain marketing promises.

Submit an enquiry and tell us which development interests you. AM Estate will help assess it and suggest alternatives within a comparable budget.

This material is for general information only and does not replace individual legal advice. Documents and project status should be checked immediately before the transaction.