Krtsanisi, Tbilisi: renting, transport and infrastructure

Who Krtsanisi suits

Krtsanisi is a district on the right bank of the Kura, just south of the Old Town. It includes Ortachala, Krtsanisi proper and Ponichala. Government residences and embassies are located here, an embankment runs along the river, and Abanotubani and the Old Town are within walking distance or a few minutes by car.

The district suits people who want to live next to the historic centre without its noise and tourist traffic. It is a good fit for families, for people working at nearby embassies and government offices, and for anyone who values quiet and the river. Students and people who need a metro station at their doorstep rarely pick Krtsanisi. Another audience is people who live in Tbilisi with a car: in private houses and new complexes with parking this is easier than in the centre.

Transport and getting to the centre

The main drawback is that there is no metro here. You will rely on buses and taxis, or walk if you live in the northern part, closer to Abanotubani. Bus routes connect Krtsanisi with the centre and neighbouring districts; taxis are common in Tbilisi and many residents simply use them.

How long it takes to reach the centre depends on where exactly you live:

• from Ortachala and the northern part of Krtsanisi the Old Town is a walk or a short ride away;
• from Ponichala, the southernmost part, the trip is noticeably longer, especially at rush hour.

If the metro is essential for you, consider only the northern part of Krtsanisi or compare it with neighbouring districts that have stations.

Bus routes and timetables are easy to check in transport apps, but allow extra time: buses run in general traffic lanes and get stuck in jams just like cars.

Housing: private houses and new builds

Krtsanisi is a mix of private houses and new residential buildings by the river, and the listings reflect that.

Older stock and private houses

A large part of the district is private houses with courtyards and low-rise buildings on the slopes. There are fewer flats in old buildings here than in the neighbouring Old Town, and they come up for rent less often. On the other hand, you can find whole houses or separate floors of private houses — an option for those who want a yard, keep pets or park at the gate.

New builds

New residential complexes have gone up along the Kura and in Ortachala. As a rule they have a lift, security and parking, and the building service fee is paid separately from the rent. Flats in these buildings are more often rented renovated, some without furniture — check this in the listing. Riverside new builds make up the bulk of rental listings in the district, and a search for a flat to rent in Krtsanisi usually leads to them.

Prices compared with the rest of the city

Krtsanisi is not a cheap district: the proximity of embassies, residences and the Old Town keeps prices above the city average. At the same time it is usually cheaper than Vake and Vera and comparable to other central right-bank locations. Judging by the listings, new builds by the river typically cost more than housing in Ponichala, further from the centre. Exact prices depend on the season, the building and the renovation — check current listings on Bina.

Houses and floors in the private sector are a category of their own: their price depends on the plot, the condition and whether the whole house is rented, so they are hard to compare directly with flats. If your budget is tight, look further south: in Ponichala and away from the embankment listings are as a rule cheaper.

What to check at a viewing

• Heating. Tbilisi has almost no central heating: ask whether there is a gas boiler or only air conditioners, and ask the owner to show winter bills.
• Service fee. In a new build, ask how much is paid for the lift, security and cleaning and whether it is included in the rent — usually it is not.
• Utilities. Electricity, gas, water and internet are as a rule paid by meter on top of the rent.
• Transport from the door. Walk to the nearest bus stop and estimate the trip to the centre at rush hour.
• Deposit and contract. The deposit is usually one month's rent; a simple written contract is enough, no notary is required.

Pros and cons

Pros

• quieter than the Old Town and Sololaki, with Abanotubani within walking distance;
• the Kura embankment, greenery, calm streets;
• a calm environment around embassies and residences;
• modern new builds with parking and security;
• private houses with yards.

Cons

• no metro — only buses, taxis and walking;
• roads out of the district are congested at rush hour;
• fewer listings than in Saburtalo or Samgori;
• infrastructure in Ponichala is poorer than in Ortachala;
• prices are higher than in the eastern and northern districts.

What to compare it with

• Sololaki and Mtatsminda — the Old Town next door: more flats in historic buildings, more cafes and tourists, usually pricier and noisier.
• Isani — across the Kura, with Isani and Avlabari metro stations and prices below the centre. See listings in Isani.
• Samgori — further east, lots of affordable new builds and a fast metro. See listings in Samgori.
• Vake and Vera — more expensive and more central, also without a metro at the door (Vera is close to Rustaveli station). See listings in Vake and listings in Vera.

Krtsanisi is the choice for people willing to give up the metro for quiet, the river and the Old Town nearby.

Browse current listings in Krtsanisi on Bina — with a map and filters by price, number of rooms and building type.