What a contract can do
The developer can commit to what happens on its own land, such as the height of further buildings in the same scheme. It cannot promise anything about other people's plots.
Sea view in Batumi. What can be built in front of your window.
In short
Whether a sea view in Batumi stays open depends on the plots between your building and the sea: who owns them, which zone they are in and how densely they may be built on. The limits are set by the K-1, K-2 and K-3 coefficients in Georgia's building rules and by the city's zoning. Nobody can guarantee a view across someone else's land, the developer included.
Check it in four steps'First line' is not a legal term. A separate guide shows how to test such brochure claims against documents.
Checking listing claimsAssessment
How to judge a view.
You can do the first two steps yourself at a screen. For zoning and permits you will usually need a local lawyer or planner.
- 1
Draw the line of sight
On a map, draw a line from your flat to the sea. Your floor and the direction of the windows show which plots you look across.
- 2
Identify the plots
Find those plots on the public map of the National Agency of Public Registry (maps.gov.ge). With the cadastral number you can obtain a registry extract showing the owner and any charges.
- 3
Ask about zone and limits
Ask Batumi City Hall which zone the plots are in and which values apply for K-1, K-2, K-3 and height. A local planner or lawyer can request and interpret the information.
- 4
Check pending projects
Ask whether building permits have been applied for or granted on those plots, and whether any exceptions to the zone limits exist. Hoarding round an empty plot is a warning sign; a public park or a road is a better one.
Higher floor, longer view
The higher your flat, the more likely you are to see over future buildings. A tall new block directly in front remains possible if the zone allows it.
Rules
What limits development.
The three coefficients are defined in Government Resolution No. 59 of 15 January 2014. Which values apply to a plot depends on its zone.
K-1: site coverage
K-1 limits the maximum share of a plot on which buildings may stand. A low value leaves more space between buildings.
- Basis
- Resolution No. 59/2014, Art. 8
- Limits
- the built-on share of the plot
K-2: floor area ratio
K-2 limits the total floor area of the storeys above ground relative to the plot area. The higher the value, the more volume and the more storeys are possible.
- Basis
- Resolution No. 59/2014, Art. 9
- Limits
- the building volume above ground
K-3: greening
K-3 sets the minimum share of a plot that must remain green, with no sealed surface and nothing built beneath it.
- Basis
- Resolution No. 59/2014, Art. 10
- Secures
- a minimum share of green space
Zones and exceptions in Batumi
The values apply zone by zone. Batumi's own 2012 development rules have not been in force since December 2019. In a mixed-use business zone, for example, they allowed K-2 to be raised through a special zonal agreement. So check not only the zone but also whether an exception has been granted for a plot. Batumi City Hall can tell you which rules apply to a plot today.
- Previously
- Batumi City Council Decision No. 50 of 14 September 2012
- Ask
- Batumi City Hall
Projects in Batumi
New-build projects in Batumi.
For every project with a sea view, check the plots between the building and the beach before paying the premium for the sea side.
See all projects
Discover more locations and projects in search.
Go to project search
Frequently asked questions
Questions about sea views.
Guarantees, the first line, zoning plans and where to look for yourself.
Can a developer guarantee a sea view in Batumi?
Only for its own land. What other owners may build between your building and the sea is governed by zoning and permits, not by your purchase contract.
What does 'first line' mean in Batumi?
It is a marketing term with no legal definition. It usually means nothing is built between the building and the beach or promenade. Check that on the cadastral map.
What do K-1, K-2 and K-3 mean?
K-1 limits how much of a plot may be built on, K-2 limits the total floor area and therefore the volume, and K-3 requires a minimum share of green space. They are defined in Government Resolution No. 59 of 15 January 2014.
Where can I find Batumi's land use plan?
Batumi City Hall can give you the zone and limits for a plot. The city's general land use plan dates from 2009 and was last partly amended in 2023, as far as we could trace on matsne.gov.ge. In 2017 the city council approved the brief for a new plan. Ask which version applies today.
How do I find out who owns a plot?
The public map of the National Agency of Public Registry (maps.gov.ge) gives you the cadastral number. With it you can obtain a registry extract showing the owner and any charges.
Last reviewed on November 2, 2026. Sources: Government Resolution No. 59 of 15 January 2014, technical regulation on the use and development of settlement areas, Arts. 8 to 10 (matsne.gov.ge; consolidated versions on matsne up to 22 June 2026), Batumi City Council: Decision No. 50 of 14 September 2012 (not in force since 3 December 2019) and Decision No. 33 of 29 September 2017 on the brief for a new general land use plan (matsne.gov.ge), Batumi City Council: Decision No. 4-1 of 27 February 2009 approving the general land use plan, amended by Decisions No. 23 of 29 September 2023 and No. 25 of 24 October 2023 (matsne.gov.ge), Public map of the National Agency of Public Registry (maps.gov.ge, listed as a service on napr.gov.ge). This guide is not legal or tax advice.
Read next
From the brochure to the location.
How to check brochure claims, how buying in Batumi works and what defines the high-rise district on the New Boulevard.
Check the view before you pay for it.
If you pay more for the sea side, the view should last. The map, the register and the zone show whether it will.