Batumi Delivery Index

Which Batumi developers actually hand over when they promise? We track every major developer’s promised handover date against what was really built – sourced from archived launch pages and the public registry. It’s the one number the sales sites never show you, and for an off-plan buyer it’s the number that matters most.

The Index

Developer	Verdict	Worst documented delay	Projects tracked
Alliance Group	Established, branded	48 mo late	5
Ambassadori Group	Ambitious, early-stage	None on record	2
Dreamland Oasis (Sak Tur Kurort)	Delivered resort	None on record	2
NEXT (Next Property)	Documented complaints	None on record	5
Orbi Group	Documented complaints	None on record	5

Ranked by the worst documented promised-versus-actual slip we can source, in months. "None on record" means no archived promised-date proof yet - not a clean record. Method: how we build the Index.

Why delivery is the number that matters

A glossy render and a confident “handover Q4” mean nothing if the developer has slipped every previous project by a year or more. For an off-plan buyer the promised date is the whole basis of the purchase: it sets when your capital is at risk, when rental income can start, and when the unit can be registered for residency. A developer’s history of hitting or missing that date is the single best predictor of whether the building on the render will exist on time – and it is exactly what a sales brochure leaves out. This Index puts that history back in front of the buyer.

How to read a delay

The “worst documented delay” is the largest gap, in months, between what a developer promised at launch and when the building was actually delivered – measured only where we can source both dates. A few months is normal in construction anywhere. A slip measured in years is a different signal: it means the developer’s launch dates are aspirational, so if you buy off-plan you should price in a long, uncertain wait and get the delay-compensation clause in writing. “None on record” is not a clean bill of health – it means we do not yet have archived proof of an original promise to measure against, so read it as “unproven,” not “on time.”

The full record, developer by developer

The project-by-project detail behind the Index. Delivered projects are marked as delivered; a delay is only recorded where the original promise and the actual handover can both be sourced.

Alliance Group Established, branded

Project	Promised	Actual / status	Delay
Alliance Palace (Courtyard by Marriott)	not documented	2015 (delivered, in use) source	-
Alliance Resort (Goderdzi)	not documented	2016 source	-
Alliance Highline (Tbilisi, Wyndham)	not documented	2017 source	-
Alliance Privilege (Marriott)	~2018	Hotel completion dragged toward ~2024 source	-
Alliance Centropolis (WTC, Hyatt Centric)	End 2024	Now stated 2028 source	48 mo late

Ambassadori Group Ambitious, early-stage

Project	Promised	Actual / status	Delay
Ambassadori Island - first tower (57-58 floors)	not documented	Under construction (foundation stage from 2024/25) source	-
Ambassadori Island - site / artificial island	not documented	~Halfway on site development end 2025 source	-

Dreamland Oasis (Sak Tur Kurort) Delivered resort

Project	Promised	Actual / status	Delay
Dreamland Oasis - hotel	not documented	Operational (276 rooms, reviewed) source	-
Dreamland Oasis - residential	not documented	Phased; turnkey units delivered, more in progress source	-

NEXT (Next Property) Documented complaints

Project	Promised	Actual / status	Delay
NEXT Green	not documented	Started 2018 (delivered) source	-
NEXT Apartments	not documented	2020 source	-
NEXT White	2023	Buyer reports delivery ~2 years late source	-
NEXT Collection (Green Cape, 616 apts)	Stated Dec 2026	Under construction source	-
Wyndham Residences (Gonio)	not documented	Under construction source	-

Orbi Group Documented complaints

Project	Promised	Actual / status	Delay
Orbi Residence	not documented	2015 (delivered) source	-
Orbi Plaza	not documented	Delivered (~2019) source	-
Orbi City	not documented	4 of 5 delivered; next stated Q3 2026 source	-
Orbi Luxe Palace / Avenue by Orbi	not documented	Stated Q2 2026 source	-
Orbi Continental	not documented	Under construction source	-

Delivered projects without an archived promised date are shown as "not documented" rather than assumed on-time. A delay is only recorded where we can source both the original promise and the actual handover.

Notable case: Alliance Centropolis

The clearest documented slip in the Index belongs to Alliance Group’s flagship, Alliance Centropolis – a World Trade Center plus a Hyatt Centric hotel on Rustaveli Avenue. In 2020 the developer signalled completion by the end of 2024; current listings state 2028, a documented slip of roughly four years on a very large off-plan project. Alliance has genuinely delivered other branded projects, which is why its verdict is “established” rather than a warning – but the Centropolis timeline is exactly the history a buyer should weigh before committing to an off-plan unit there. The full sourcing is on the Alliance developer profile.

Common questions

How do you decide a project was late?

We compare the completion date a developer promised at launch – taken from an archived version of their own page or a dated press announcement – against when the building was actually delivered, per the public registry or credible reporting. The gap in months is the delay. If we cannot source the original promise, we do not record a delay; we mark it “not documented” rather than guess.

What does “None on record” mean – is that developer reliable?

It means we do not yet have archived proof of an original promised date for that developer’s projects, so there is nothing to measure a delay against. It is a gap in the evidence, not a clean record. Read the developer’s full profile for the wider picture.

Does a late-delivered project lose value?

Not necessarily – a delivered building can still be a sound asset. The risk of a poor delivery record falls mostly on off-plan purchases: your capital is tied up longer than planned, rental income starts later, and there is more time for something to go wrong. For a completed unit you can inspect, the finished product matters more than the history.

Why don’t the sales sites show this?

Because it works against a sale. A portal earns its fee when you buy, not when the building is delivered on time, so the promised-versus-actual record is the one number it has no incentive to publish. We earn from qualified introductions we stand behind, not from any single developer, which is why we can.

How often is the Index updated?

Whenever we verify a new promised-versus-actual data point or a developer reaches a handover. Each figure is dated and cites the snapshot or record it came from; the method is on our methodology page.

How we build it

Every promised date cites the archived snapshot it came from, and every delivery is checked against the registry or credible reporting. We never invent a delay we cannot source. The full method – our sources, how we handle disputed dates, and the right of reply we give developers – is on the methodology page.