Aurra Residences is a high-conviction, gated residential development strategically engineered to capitalize on a critical supply-demand imbalance in the Sighnaghi region. As the region’s first modern, "City Standard" residential project, Aurra is positioned to serve as the primary destination for local residents seeking a lifestyle upgrade and urban investors seeking a secure weekend retreat.
Project Highlights
Capturing the massive deficit of modern housing in Signaghi as regional prosperity shifts buyers from villages to towns.
As the region's only institutional-grade project, Aurra aims to set the pricing benchmarks and command early market dominance.
Driven by long-term owner-occupiers, insulating investors' capital from tourism cycles and speculative bubbles.
Integrated on-site retail and wellness (pool/gym) will drive 15%-20% higher valuations compared to standalone builds.
Phased construction aligns capital deployment with verified demand, materially reducing market exposure.
Sighnaghi represents a high-conviction investment play based on structural undersupply and rising regional wealth. While the region is a global tourism icon, its residential infrastructure is trapped in the 20th century, creating a lucrative entry point for Aurra Residences.
Unlike purely speculative markets, Sighnaghi is anchored by a stable permanent population of ~18,000 residents.
The Kakheti region is currently experiencing a "Market Mismatch." While the regional economy has modernized, the housing stock remains largely unchanged from the past. This creates a high-pressure demand for replacement housing.
Sighnaghi acts as a high-density "pressure cooker" for this demand due to its status as a tourism and administrative hub.
The Profile: Upwardly mobile young professionals and expanding families currently residing in multi-generational ancestral homes or obsolete Soviet-era housing.
The Motivation: A structural shift toward independent living and "City-Standard" quality. These are aspirational buyers prioritizing modern efficiency, security, and dedicated lifestyle amenities.
The Profile: Mature families, business owners, and local professionals (ages 40-60) living in large, traditional houses or congested, Soviet-era apartments. While these homes have sentimental value, they often suffer from high maintenance costs, poor thermal insulation, and a lack of modern security.
The Motivation: Instead of maintaining sprawling homes, they want to move into a secure, energy-efficient, and managed environment. They prioritize comfort, proximity to town-center amenities (cafés, pharmacies, gyms), and the prestige of a gated community.
The Profile: Retired professionals, former business owners, and older couples-both local Georgians and returning expatriates-who no longer require the big space of a multi-story traditional home.
The Motivation: This segment seeks a low-maintenance living space in a serene setting with modern conveniences like elevators, pharmacies, and walking trails.
The Profile: Young tech professionals, digital nomads, and affluent families (Ages 30-45) living in Tbilisi's central districts (Vake, Saburtalo).
The Motivation: Ecological & Mental Health. They yearn for "The 2-Hour Reset"-fresh air, panoramic mountain views, and the silence of the Alazani Valley, but they refuse to sacrifice high-speed internet, security, or modern gym/café facilities.
The Tactical Need: They seek "Lock-up-and-Go" security. A gated community with 24/7 CCTV is non-negotiable for an owner who only visits 2-3 times a month.
Georgia has emerged as one of Eastern Europe's most business-friendly and reform-driven economies, combining consistent GDP growth, rising purchasing power, and a highly favourable tax environment. Over the past several years, the country has demonstrated resilience across economic cycles while continuing to attract foreign capital into real assets.
Unrivaled GDP Growth Georgia has displayed remarkable resilience, outperforming nearly all regional and European peers.
To maximize Net ROI, Georgia offers one of the simplest tax structures globally:
Over the last 7 years, Georgia's real estate sector has evolved from a local market to a sophisticated international investment hub. This growth is not just limited to volume, but is characterized by a significant move towards premiumization.
Aurra Residences will be developed through a block-by-block construction approach, comprising three residential blocks of approximately 5,000 sqm each, delivering 300+ Apartments across the full project.
Each block represents a separate development phase and is executed sequentially.
1. Planning & Approvals (Q1–Q2 2026) Finalization of architectural technicals, environmental impact assessments, and securing all municipal building permits. This phase ensures the project is fully "Shovel-Ready."
2. Sales & Marketing Launch (Q2 2026 – Ongoing) The official market entry. We initiate a high-impact digital and regional campaign targeting our Strategic Buyer Segments. Early-bird incentives will be utilized to secure the 30% pre-sale threshold required for construction mobilization.
3. Construction Commencement (Q3–Q4 2026) Breaking ground on the structural foundation and site preparation. This milestone triggers the first significant draw-down of construction capital and signals the project's tangible progress to the market.
4. Structural Completion (Q1–Q2 2027) Reaching "Topping Out"—the completion of the main concrete skeleton and building envelope. This stage traditionally leads to a second surge in sales as the risk of non-delivery is virtually eliminated.
5. Finishing & Initial Handover (Q3–Q4 2027) Interior fit-outs, landscaping of common amenities, and final inspections. Owners begin moving in, and the operational management team takes over site maintenance and retail services.
The project's financial structure is designed to prioritize capital protection, phased value creation, and less dependency on external leverage. Key elements of the economic model include:
Phased Execution
Development and sales are structured on a phase-by-phase basis, allowing capital to be deployed progressively in line with construction milestones.
Cost & Execution Control
Phased construction allows tighter cost control, risk management, and adaptability to market conditions.
Infrastructure Leverage
Core infrastructure is established upfront and utilised across all development phases, creating operational efficiencies and improving unit economics as the project scales.
Capital Optimisation
Initial capital is strategically deployed to establish the development platform, with subsequent phases increasingly supported by internally generated cash flows and sales proceeds.
Conservative Capital Structuring
The capital framework is intentionally structured without reliance on aggressive leverage, preserving balance-sheet strength and downside protection under conservative assumptions.
Aligned Interests
The investment structure prioritises capital preservation in early phases while enabling participation in long-term value creation, ensuring alignment between investors, the developer, and end users.
$1M
Investor Contribution
$2M
Return to Investor
2.03x
ROI Multiple
Net Investor Profit
2.0 years
Investment Term
22.4 p.a.
Annualized Return
Investment Type
Convertible Note
Investment Amount
$1,000,000
Term
24 months
Base Return
8% p.a.
Profit Share
50%
Investor Capital Protection
Capital Returned First
Exit Option
2-Year Exit or Equity Conversion
Equity Conversion
Optional equity conversion (cap: $2.5–$3.0M)
Note : Complete details available in the Investment Memorandum
Currently inviting select investors to participate in Phase 1 of the development. This phase establishes the project platform, encompassing full design, approvals, branding, marketing, and construction. The investment structure prioritises capital protection with clearly defined payback mechanics. Subsequent phases are designed to build on Phase 1 execution progress.
Soft Launch Phase – 20% | $0.5 million
Hard Launch Phase – 80% | $2.0 million
Signagi (Georgia): While major hubs like Tbilisi show yields of 7.42% to 7.9% in early 2026, high-demand resort regions like Signagi in Kakheti command a premium due to lower entry costs and a massive supply gap.
Dubai (UAE): Mid-market areas like JVC show yields of roughly 7–8%, while prime areas like Dubai Marina have moderated to the 5–6.5% range. Capital appreciation is stabilizing at 5–8% after a 60% surge in previous years.
Pune (India): Luxury rental yields in Pune and Gurgaon are currently benchmarked between 3% and 3.5%. Capital appreciation in high-growth corridors like Pune’s Baner-Hinjewadi belt is strong at 8–12%.
Portugal (Europe): Rental yields in Lisbon’s central district have compressed to 3–3.5%, while emerging residential zones reach up to 5%. Appreciation has moderated to roughly 4.5%–7% as the market matures.
| Market Location |
Rental Yield (Avg) |
Capital Appreciation |
Total IRR (3-Year) |
|---|---|---|---|
| GEORGIA | 9% – 12% | 12% – 15% | 18% – 22% |
| UAE | 6% – 8% | 5% – 8% | 11% – 14% |
| INDIA | 3% – 5% | 8% – 10% | 10% – 13% |
| EUROPE | 4% – 5% | 4% – 5% | 8% – 10% |
Source Credits: Data compiled from TBC Capital 2025, Knight Frank Global Outlook 2025–2026, Global Property Guide (Q1 2026), JLL India, and PWC Emerging Trends in Real Estate 2026.
An Economics graduate from Delhi University with 30 years of international trade expertise across Europe and the CIS. A resident of Georgia for 12 years and fluent in Russian, he combines deep local market knowledge with a profound understanding of the Georgian regulatory framework.
View Full Profile +Upon securing funding, we will activate a dedicated Project Management Office (PMO) to move Aurra Residences from blueprint to brick. This team will act as the bridge between the investor’s investment and the physical building.
View Full Team +
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For further information, access to detailed documentation, or to discuss participation options, please get in touch with the project team.
+995 555 123 456
info@aurra.ge
