Grade A · B · C · Coworking
Offices
From institutional glass towers in the CBD to coworking floors for lean teams and serviced business centres for overseas operators.
96
listings
The house · commercial desk
Commercial property,
for the operators
who read the spreadsheet.
Offices, warehouses, retail, hotels — every square metre that earns its return, curated by people who have underwritten the deal themselves.
Six desks · Three hundred and forty listings
THE CATEGORIES
Six desks,
six disciplines
Every commercial class is underwritten by a specialist who has operated that asset themselves — not a generalist with a brochure.
Explore→
Streetfront · Malls · Pavilions
Retail
Footfall units on the boulevard, anchor positions in malls and pop-up pavilions for brands testing the Georgian market.
74
listings
Grade A · Logistics · Cold Storage
Warehouses
Cross-dock logistics by the port, dry storage on the Tbilisi belt and temperature-controlled chambers for perishable trade.
58
listings
Production · Factories · Workshops
Industrial
Light manufacturing compounds, factory shells with three-phase power and serviced workshops on industrial estates near the rail.
37
listings
Hotels · Hostels · Aparthotels
Hospitality
Boutique hotels on the coastal promenade, branded aparthotels in the old town and hostel concepts built for high-velocity turnover.
45
listings
General-purpose · Ready business
Mixed-use
Turnkey operating businesses, convertible shells with dual permits and mixed commercial-residential assets on long ground leases.
30
listings
OFFICE CLASSIFICATION
Grade A. Grade B. Grade C.
Three classes, three economies. Choose the one that matches your balance sheet — not your investor deck.
A01 · of III
Institutional quality
New construction, LEED or BREEAM certified, 3m+ floor-to-ceiling, raised floors, prime CBD address, full building management.
Typical tenants
Multinationals, banks, embassies, law firms
Rent band
$18 – $25 / m² / mo
- Cap rate
- 7.8%
- Avg. floorplate
- 1,200 m²
- Parking
- 1 : 45 m²
- Vacancy
- 4.2%
B02 · of III
Solid professional
Renovated or mid-cycle buildings, central districts, reliable HVAC, working lifts, tenant-grade finishes without the showroom lobby.
Typical tenants
Tech, logistics, consultancies, local HQs
Rent band
$9 – $14 / m² / mo
- Cap rate
- 9.1%
- Avg. floorplate
- 600 m²
- Parking
- 1 : 80 m²
- Vacancy
- 8.6%
C03 · of III
Functional peripheral
Older stock on the rim, serviceable mechanicals, basic finishes. Priced for operators who care about the yield spreadsheet, not the lobby.
Typical tenants
Back-office, call centres, tradesmen
Rent band
$4 – $7 / m² / mo
- Cap rate
- 11.4%
- Avg. floorplate
- 320 m²
- Parking
- On-street
- Vacancy
- 12.1%
The current book · Q2 2026
A snapshot of what the desk holds right now.
I
Total inventory
0 listings
+4.2%vs Q1
Active across six commercial desks.
II
Average cap rate
0.0%
+0.3%vs Q1
Weighted by gross rent.
III
Average yield
0.0%
+0.4%vs Q1
Gross of mortgage service.
IV
Occupancy rate
0%
+1.8%vs Q1
Tenanted space, six desks.
THE DETAILS
Measurements
that actually matter
Every asset class speaks a different language. These are the four numbers our specialists read first, before the brochure photography.
The operator desk
Offices
Where a company actually works. What matters is not the marble — it is how many people fit, how the light falls and how close the nearest coffee shop is.
- 01Workstations — rated capacity
- 02Meeting rooms — count and size
- 03Floor plan — open or cellular
- 04Parking ratio — per workstation
The logistics desk
Warehouses
Every centimetre of clear height converts to pallet positions. Every dock door shortens the truck queue. Read the specification, not the brochure.
- 01Clear height — metres under truss
- 02Dock doors — count and dimension
- 03Floor load — tonnes per m²
- 04Power rating — kVA connected
The storefront desk
Retail
Retail is a numerator and a denominator: the footfall that walks past, and the rent per visible metre of frontage. Everything else is narrative.
- 01Frontage — linear metres
- 02Foot traffic — daily average
- 03Entrance type — direct or mall
- 04VAT registration — in place
The production desk
Industrial
Factories live and die by power, ventilation and the ability to reverse a forty-tonne truck without taking a lamppost with it.
- 01Electric capacity — kVA
- 02Ventilation — air changes / hr
- 03Truck access — turning radius
- 04Permits — operational licences
The returns
A calculator for operators, not tourists.
Enter the numbers that matter. We compute the ones that survive contact with a bank.
Inputs
- Property price$850,000
- Monthly rent$7,200
- Annual expenses$8,400
- Hold horizon7 years
Computed returns
- Cap rate
- 8.5%
- Gross yield
- 10.2%
- Annual ROI
- 14.6%
- Break-even
- 5 yr
Assumes 95% occupancy, 3% annual rent growth, 4% exit cap. Adjust every input in the full calculator.
Open the full calculator→THE CURRENT BOOK
Six selected
positions.
A rotating selection from the desk. Every position has been visited, measured and underwritten by a Brionix specialist within the last sixty days.
THE BRIEF
Send us
your brief.
A curator reads every brief personally. We respond with a short-list of three to five matches — nothing more — within six business hours.
6hCurator response window
3–5Positions in the short-list
0Mass mailings, ever
The closing word
“The right commercial property is rarely on the front page.
Ask a curator.”
§
Brionix Commercial Desk · Established MCMXCVI