Catalog
The living inventory
Every listing indexed with provenance, geometry, and drift signals. OpenSearch-backed, mapped, immediate.
Open surface→
Brionix House · The Operating System for Georgian Real Estate
Operate real estate
the way it used to be
practiced.
A full house operating platform — catalog, pipeline, valuation, workflow, and sovereignty. For developers, brokers, and investors in Georgia.
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The House
By the numbers.
Three decades representing property across Georgia — and a platform built on that ledger.
“Every number on this page was earned on foot, on site, and in conversation — not invented in a conference room.”
I
Properties in catalog
0+
+14%yoy
across Batumi, Tbilisi, Kobuleti, and the shore
II
Deals closed
0+
+8%yoy
from single residences to full towers
III
Operating partners
0+
+22%yoy
developers, brokers, and investors on the ledger
IV
Years on the shore
0
0%since 1996
one house, one ledger, three decades
The Foundations
Fourteen services, four waves.
Brionix is built on fourteen open-source systems sourced over four waves — from identity and observability, through workflow and scheduling, to vector search and ingestion. Not a monolith.
A note from the architects
We picked the fourteen the way we would pick stone for a villa — for the grain, the provenance, and the way each piece weathers the years on the shore.
0
Wave 0
Foundation
Identity, observability, storage.
- KeycloakReady
- OpenFGAScaffolded
- UnleashScaffolded
- SigNozPlanned
- SeaweedFSPlanned
- PostGISReady
I
Wave 1
Search & Workflow
The ledger finds its shape.
- OpenSearchReady
- MapLibreReady
- TemporalScaffolded
II
Wave 2
Scheduling & Docs
The house meets the world.
- Cal.comScaffolded
- DocumensoScaffolded
- MetabaseScaffolded
III
Wave 3
Intelligence
Signal, not noise.
- pgvectorPlanned
- AirbytePlanned
A VPS-first maximal stack. Connected in stages.
Self-hostedOpen sourceSovereign data
The Current
From lead to closed.
Every opportunity flows through eight deliberate stages with their own SLAs, stagnation thresholds, and signatory requirements.
No opportunity sits still. A stagnant lead is a wound. The house ledger is always moving — stage by stage, signature by signature — toward the close.
eight stages · one current
Opportunity pipeline · April
146 opportunities in motion
21 won8 negotiating12 site visits
Powered by a Temporal workflow, signed by Documenso, tracked against the Postgres ledger — the whole desk lives in one editable record.
The Surfaces
Twelve modules in one house.
Each surface is built to stand alone and to work together.
Comparison
Side by side
Place any three properties beside one another. Floor plans, economics, and orientation on a single sheet.
Open surface→
Calculator
Economics by hand
Mortgage, rental yield, GEL/USD drift — presented the way a senior broker would draft them on paper.
Open surface→
Deals
The current
Eight workflow stages, SLA clocks, stagnation detection, signature routing. One view per opportunity.
Open surface→
Properties
The house ledger
Ownership history, access notes, access rights, ingress. What a listing agent actually needs on a Tuesday.
Open surface→
Projects
Developments in progress
Multi-unit developments tracked from groundbreaking to handover, with reservation gates and cap tables.
Open surface→
Analytics
Signal over noise
Metabase dashboards carved against the real ledger — not invented KPIs. Board-ready on the first render.
Open surface→
Reports
The monthly letter
Quarterly books for partners and investors, typeset in serif, rendered to PDF, signed by Documenso.
Open surface→
Map desk
Georgia on one table
MapLibre over PostGIS. Zones, elevation, coastline proximity, and every pin under the same projection.
Open surface→
Academy
A broker is trained
Short courses on Georgian title, coastal zoning, tax treatment, and how Brionix writes a brief.
Open surface→
Team
Every desk in one place
Roles, territories, and load mapped against Keycloak and OpenFGA. Who sees what, and why.
Open surface→
Settings
The house rules
Feature flags, rate cards, compliance policy, and the ornamental choices that make the house itself.
Open surface→
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“The house that owns the ledger owns the market.”
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For Whom
Three kinds of operator.
Brionix is not a tool for everyone. It is a house for three specific kinds of operator — each with its own ledger to keep.
For developers
A project, from trench to handover
Run your towers, villas, and mixed-use estates on a ledger the banks and buyers can both read.
- Reservation gates, deposit flows, and unit availability on one map.
- Construction progress photography archived against every unit.
- Investor letters and capital calls generated quarterly in serif.
For brokers
A desk that writes back to you
Catalog, pipeline, comparison, and map — bound into one editorial surface your juniors will understand on day one.
- Opportunity workflow with SLAs that hold the desk honest.
- Reservation and contract signature without leaving the record.
- A seat at the Brionix Academy for every new hire.
For investors
A ledger the letter is written from
Monitor your holdings across Batumi and Tbilisi with honest analytics and a quarterly letter in the post.
- Drift monitors on every property — price, yield, and condition.
- Board-ready Metabase dashboards at first render.
- Direct line to the house — one steward per portfolio.
Dispatches
From the Brionix Journal.
Long-form notes on the craft of Georgian property — written by the brokers and builders who are living it.
Economics
Plate I · 11 minOn the economics of the Batumi tower
A thirty-floor residence on the shore is neither a home nor a hotel. It is something older — and it demands an older kind of ledger.
Read the dispatch→
Craft
Plate II · 7 minWhy every listing needs a drift monitor
A property is a living thing. Its price moves, its condition wears, its story drifts. The house that notices first keeps the client.
Read the dispatch→
Engineering
Plate III · 14 minTemporal, Documenso, and the end of manual reservations
We replaced fourteen years of email chains with one durable workflow and a signed PDF. Nothing was lost. Much was found.
Read the dispatch→
The invitation
“Let’s build the operating system the shore deserves.”
Brionix House · Batumi · MCMXCVI
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