Rooms vs Bedrooms: How to Read Georgian Apartment Listings

The main rule: rooms are counted, not bedrooms

In Georgian listings, whether written in Georgian or in Russian, the number of rooms (ოთახი) means all living rooms together: the living room and the bedrooms. The kitchen, bathroom, hallway and balcony do not count. So a “2-room apartment” is as a rule a living room plus one bedroom, which in English is a 1-bedroom apartment. This is the main source of confusion for people searching in English: the query “one bedroom flat” matches the Georgian “2-room”, not the “1-room”.

The exception is the studio: a single room where the kitchen is combined with the living space. Listings may call it either “studio” or “1-room”, so look at the layout and the photos.

Term cheat sheet

Русский	English	ქართული	What it means
студия	studio	სტუდიო	one room with a kitchen area
1-комнатная	1-room flat	1-ოთახიანი	one living room, kitchen separate
2-комнатная	1-bedroom	2-ოთახიანი	living room + 1 bedroom
3-комнатная	2-bedroom	3-ოთახიანი	living room + 2 bedrooms
4-комнатная	3-bedroom	4-ოთახიანი	living room + 3 bedrooms
спальня	bedroom	საძინებელი	—
гостиная	living room	მისაღები	—
изолированные комнаты	separate rooms	იზოლირებული ოთახები	each room has its own door from the hallway
смежные комнаты	walk-through rooms	გასასვლელი ოთახები	one room is reached through another

Some Georgian listings count the other way, by bedrooms: “2 საძინებლიანი” (two-bedroom) is the same as a 3-room flat. Check which word the author uses.

The “1+1” and “2+1” format

New-build listings, especially from developers and agents who follow the Turkish convention, use “1+1”, “2+1”, “3+1”. The first number is bedrooms, “+1” is the living room (often combined with the kitchen). So 1+1 is the Georgian 2-room and the English 1-bedroom, 2+1 is a 3-room flat, and so on. “1+0” or “0+1” means a studio.

Separate and walk-through rooms

In older buildings some flats are laid out so that one room can only be entered through another: these are walk-through (adjoining) rooms. For a family or flatmates this matters: formally there are two rooms, but no privacy. Georgian listings often stress separate rooms with the word “იზოლირებული”; if it is missing and the layout is not shown, ask directly.

Floor area: what is counted and how to check

The area in listings is most often the total area (საერთო ფართი) and may include balconies and loggias, sometimes in full, sometimes with a coefficient, sometimes not at all: there is no single standard in listings. So two “70-square-metre” flats can differ noticeably in living space.

How to check:

• ask for the floor plan or a Public Registry extract (reestri.gov.ge): it shows the registered area;
• at the viewing, pace out the rooms or use a tape measure; it takes a minute;
• ask whether the balcony is included in the stated area and whether it is glazed.

How to search on Bina

The rooms filter on Bina follows the Georgian logic: the number is all living rooms. If you need a flat with a separate bedroom, look at 2-room flats in Tbilisi; a compact option for one person is 1-room flats and studios; for a family with a child, 3-room flats. Owners often also write the number of bedrooms in the listing text; check both numbers so you do not travel to a viewing for nothing.