B&S Estates
B&S Estates represents three types of engagement, each run through the same disciplined process, adapted to what the client actually needs.
B&S Estates is a private real estate advisory in Georgia representing buyers, developers, and sellers of luxury penthouses, residential estates, and land in Tbilisi, Batumi, and across the country. Each mandate represents one side only, prices against Public Registry transaction records where they are available rather than portal asking prices, and can coordinate cross-border settlement for clients acquiring from abroad.
Access to residential estates, penthouses, and land, both publicly listed and off market, sourced through direct relationships and priced against verified registry data rather than portal asking prices. Representation runs from initial search through negotiation and settlement, including cross border payment coordination where required.
Sales representation for development projects, structured for a smaller number of qualified, cross border buyers rather than broad public marketing. Each mandate follows a documented sales process built to move inventory without diluting the project's positioning.
Discreet disposition for owners of significant residential and land assets. Properties are represented publicly, including on platforms such as JamesEdition, when visibility serves the seller, and privately when it doesn't, with buyer qualification handled before any details are shared.
How we execute
Every mandate runs through the same four stages, whichever side of the transaction we represent. The sequence does not change; what changes is what each stage has to establish.
01
Off-market relationship matching and registry discovery. Much of what we transact is never advertised. Candidate assets come from direct owner and developer relationships and from the Public Registry itself, and are measured against a written brief before being put in front of a client.
02
Primary registry data evaluation, title vetting, and downside risk analysis. Title, encumbrances, and zoning designation are read from primary registry records rather than taken from a listing. Value is built from transaction history and replacement cost, and positions are tested against their downside before a number is put forward.
03
Conflict-free alignment, strictly representing one side. We act for the buyer or for the seller, never for both in the same transaction. Negotiation proceeds from the diligence position rather than from the asking price, and the client sees the same figures we do.
04
Notary handling, banking logistics, and multi-currency capital routing. Completion is carried through to registration: notary scheduling at the Public Registry, power of attorney where the client is abroad, and multi-currency banking coordinated with the client's bank.
Acquiring a property is the beginning, not the end. B&S Estates coordinates access to a small network of specialists with whom we have direct experience, for what comes after closing. We do not perform this work directly. We make the introduction and stay involved while the work is under way.
Coordination with architects experienced in Georgia's regulatory and permitting environment, for clients undertaking new builds or significant renovation on acquired land or property.
How we coordinateIntroductions to contractors and engineering firms with a track record on projects at this scale, from structural work through project delivery, coordinated alongside the client rather than handed off.
How we coordinateAccess to interior designers suited to the property and the client's intent, whether a private residence or an asset being prepared for resale or rental.
How we coordinateIntroductions for clients furnishing a residence who are acquiring art as part of the process, coordinated through relationships built over years in the local market.
How we coordinateThese introductions are made only where we have direct experience with the specialist. B&S Estates coordinates the relationship. We do not warrant the work performed by third parties.
Where registry records are available, we price against historical transaction records held by the Georgian Public Registry and against current replacement cost, rather than against the asking prices published on listing portals. A portal figure is what a seller hopes to achieve; a registry figure is what a buyer actually paid. Valuations name the comparables they rest on and set out the downside case alongside the target.
In most cases, yes. We coordinate cross-border settlement, including power of attorney arrangements for clients who cannot travel, multi-currency banking, and completion before a notary at the Public Registry. Whether a buyer can acquire and register a Georgian asset without travelling depends on the transaction and the banks involved, and we confirm what a given case requires before it begins.
Not directly. B&S Estates does not perform construction, design, or specialist advisory work itself. It coordinates introductions to local architects, structural and building engineers, interior designers, and art advisors with whom we have direct experience, and stays involved while the work is under way.
Every enquiry is read and answered personally, in confidence.
