Mountain Retreat with almost 8,000 m² of Land – Near Tianeti (1h40 from Tbilisi)
Price: $199.000
Four years ago, this land was nothing but open meadow. Step by step, we turned it into a comfortable, self-sufficient mountain retreat — a place where modern living meets pure nature.
Now, as we prepare to return to our home country, we’re looking for new owners who will appreciate this peaceful haven as much as we do.
The House (80 m² including balcony)
- 3 bedrooms
- 1 bathroom (fully functional, ready for modernization)
- Bright living room
- Fully equipped kitchen with sink (hot and cold water), oven, stovetop, fridge, freezer and cabinets
- Balcony with breathtaking mountain views
- Wooden construction with a strong steel frame
- Large Prity wood stove that heats the entire home and doubles as a cooking oven — we bake pizzas and casseroles in it every winter
- 60-liter boiler providing full hot-water supply
The Property
The land measures almost 8,000 m² and is fully fenced. It sits at an elevation of around 1,257 meters above sea level, creating a pleasant mountain climate with comfortable summers, not hot or humid like Tbilisi (which often exceeds +35°C) and many clear blue-sky days throughout the year. Winters are true mountain winters, bringing snow and sub-zero temperatures, adding to the charm and character of the place. The property is in a naturally sheltered position in the mountains, meaning there’s hardly ever any strong wind. The surrounding hills and forest provide protection, while you still enjoy sun all day and 360° panoramic views over the valleys and peaks. The property features several walnut and hazelnut trees that produce nuts each year, adding both natural charm and self-sufficiency to the land. There are also two blue storage containers currently used as workshop and storage space. There’s ample room for expansion, a large vegetable garden, or even a small glamping or eco-retreat project.
Comfort & connectivity
Despite the remote location, the house offers reliable high-speed internet. A special Wi-Fi router (worth €300) runs on a SIM card and provides unlimited data for just € 11 per month, with excellent coverage. We both work remotely and have never experienced any connection issues, the perfect mix of nature and modern convenience.
Power & energy
Since July 2025, the house has a fixed grid connection (Energo Pro). In addition, there are 18 working solar panels connected to a Victron Energy inverter and two batteries. Inside the house, you can manually switch between full solar power during sunny days or grid power whenever preferred. A reliable and flexible hybrid system ensuring maximum independence and minimal running costs.
Furnishings & installations
The property will be sold partly furnished. We’ll take some personal items, but leave behind:
- Flooring and wardrobes (built-in and freestanding)
- Kitchen cabinets
- Sofa and dining table
- Two outdoor storage containers
- Complete water-pumping system with all equipment
The new owners can move in and live comfortably from day one.
Infrastructure & utilities
- Electricity: hybrid system – fixed Energo Pro grid connection plus 18 solar panels linked to a Victron Energy inverter and two batteries, with manual switching between solar and grid power.
- Water: the pump system is located directly in the nearby mountain creek, which flows year-round and never freezes, even at -20°C. This means you have a guaranteed supply of pure, clean mountain water, natural, healthy and completely free. From the creek pump, a 100-meter water hose runs to a 2,000-liter underground storage tank, buried to prevent freezing in winter. Along this hose, a water filter is installed, ensuring that filtered water enters the storage tank. From there, an underground pipe runs to the house, where a pressure pump (hydrofor/booster system) provides strong, consistent water pressure throughout, for the shower, washing machine, kitchen and boiler. Each time we refill the tank (about once a week), we also fill several 3L and 6L water bottles directly from the filtered line, this is our drinking water, while the water from the tank is used for showering, washing dishes, the toilet and hot water system. A deep well could be added in the future for even greater convenience and independence.
- Sewage: fully independent sewage system. Inside the house, drainage pipes from the kitchen, shower, washing machine, bathroom sink and toilet all connect to a private septic tank built from three large concrete rings with a heavy concrete lid. This setup provides a reliable and fully functional waste-water system. An outdoor toilet could easily be added on top of the concrete structure if desired.
- Heating: the large Prity wood stove easily heats the entire home, even in the coldest Georgian winters. It’s efficient, sustainable, and powerful enough to cook and bake in, perfect for making pizzas, casseroles or bread. Additional electric heaters can be used in winter if desired, but in practice they are rarely needed. The stove is a true powerhouse that keeps the home warm and cozy all season long.
- Hot water: 60-liter boiler.
- Access: asphalt road from Tbilisi; the last 1 km is a dirt country road (unpaved, but easily accessible with a Jeep or SUV).
Life in nature
The nearest neighbors live about one kilometer away, offering total privacy and silence. You live surrounded by pure nature — mountains, forests and open skies. The area is rich in wildlife: large herds of cows and sheep regularly pass by, and the property is home to many birds, butterflies and small forest animals. We sometimes spot foxes, and in the wider area, even wolves and bears live, a true sign that you’re in the heart of the Georgian mountains. Occasionally, cows come to graze on the property itself, adding to its rural charm.
For families, this is an ideal environment to raise children. Our three kids were 2, 3 and 4 when we moved here, and they’ve spent their childhood outdoors, building huts, splashing in the creek, exploring the woods, sledding for hours and making snowmen. It’s a safe, pure and adventurous lifestyle that few places can still offer.
The surroundings
The village of Tianeti is only a 20-minute drive away and has everything you need: supermarkets, pharmacies, restaurants, and hardware stores. Within an hour you can reach Ananuri, one of Georgia’s most beautiful reservoirs, and within two hours the famous Gudauri ski resort. The iconic Trinity Church in Kazbegi is a three-hour drive away, and the capital city Tbilisi takes about 1 hour and 40 minutes to reach. Georgia’s famous wine region is just 1.5 hours away. All in all, a perfect balance of peace, nature and nearby attractions.
Summer ease – winter charm
In summer, solar power runs the house, water flows freely and evenings on the balcony stretch endlessly under the stars. In winter, the home feels alive — chopping wood, baking pizza in the Prity stove, enjoying the warmth while snow quietly falls outside. It’s hands-on, rewarding, and deeply connected to the rhythm of nature.
Room to grow
Ready to live in today, with space to expand tomorrow:
- Modernize the bathroom for extra comfort
- Drill a permanent water well
- Develop cabins, glamping tents or a small eco-retreat
- Perfect for small-scale farming or nature-based tourism
- The spacious garden offers plenty of room for a vegetable or flower garden, ideal for anyone who values a self-sufficient, nature-based lifestyle
Why are we selling this property?
After living abroad for more than four years, it’s time for us to return to our home country, the Netherlands. Although this is a wonderful place, in a beautiful country with kind and welcoming people, we deeply miss our family and friends in the Netherlands. We’ve been homeschooling our children with great joy, but we now want to give them the opportunity to attend a Dutch school again — something they themselves are also looking forward to. So, with a heavy heart, we’ve decided to sell our home and land. In an ideal world, we would love to keep it, but that’s not financially possible; we need the proceeds to rebuild our life in the Netherlands. We sincerely hope this special place will be taken over by people who will live here with the same love, peace and happiness that we’ve enjoyed over the years.
Ownership and transfer for foreign buyers
Under current Georgian law, foreign buyers are not allowed to register agricultural land in their own name.To make the purchase possible, we have a fully transparent and safe arrangement: the land and house are officially registered in the name of a trusted Georgian friend who is willing to keep it that way.When selling to a foreign buyer, a binding written agreement is drawn up between this owner and the buyer, outlining all rights, responsibilities and full usage of the property and land. If desired, this agreement can also be notarized, making it legally enforceable under Georgian law.
We have lived under this arrangement ourselves for four years without any issues, and this method is commonly used by foreigners who own property in Georgia. As compensation, our Georgian contact person receives a small percentage of the sale price, or if preferred – an alternative arrangement can be agreed upon, such as a modest annual fee. This structure allows foreign buyers to purchase and enjoy this unique property with full usage rights and complete peace of mind.
Why this property?
This is more than a house – it’s a story. From open meadow to a comfortable, sustainable home with a hybrid energy system, built with care and love. A place where you wake up to mountain views, work with stable internet, and bake pizza in your own wood stove in the evening. Where children play freely, cows wander by, and the wind rarely blows thanks to the sheltered position. A place of endless views, peace and space – ready for new owners who value the same sense of freedom and beauty.
This property is ideal for nature lovers and off-grid enthusiasts dreaming of a more self-sufficient lifestyle in the mountains. For families who want their children to grow up outdoors, for expats seeking tranquility without losing modern comforts, or for Georgians looking for a permanent home or a second residence surrounded by nature. It’s also perfect for remote workers, creatives or small-scale entrepreneurs wanting to develop an eco-retreat, glamping site or boutique getaway. Buying this property means choosing not only a home, but a unique location with character, space and breathtaking views.
