Tbilisi Zoning — K1, K2, K3 and What You Can Build on a Plot

In Tbilisi, what a plot is worth often comes down to what you may build on it — and that is set by the city's zoning map. The map assigns every plot a zone and three coefficients: K1, K2 and K3. Work them out before you buy and you know how many square metres you can actually build.

What K1, K2 and K3 mean

K1 is the building-density coefficient: the share of the plot the building's footprint may cover. K2 is the building-intensity coefficient: total floor area (all storeys added up) divided by the plot area. K3 is the greening coefficient: the share of the plot that must stay green.

A worked example

Take a 600 m² plot with K1 = 0.5, K2 = 2.0 and K3 = 0.2 (illustrative numbers, not from a real zone). Footprint — at most 300 m² (600 × 0.5), total floor area — at most 1,200 m² (600 × 2.0), green area — at least 120 m² (600 × 0.2). So a four-storey building with a 300 m² footprint fits on this plot (4 × 300 = 1,200).

The zone type

The zone tells you what the plot is for: residential, public-business, recreation, industrial, transport, agricultural, sanitary, forest and others. In a residential zone you are buying a place to live — a commercial use is not automatically included.

How to check it on sivrce

Open the cadastre page and find the plot by cadastral code or on the map — the card shows the zone, K1/K2/K3 and the maximum floor area (plot × K2). On the map, switch on Zoning in Layers — the whole district appears in the city's official colours, and tapping a plot gives the same answer.

What these numbers do not cover

The coefficients are a ceiling, not a guarantee. A special zonal agreement can change them. Heritage and sanitary zones, red lines, setbacks from the neighbouring plot and the construction permit are assessed separately. The data source is the city's public GIS (mgis.tbilisi.gov.ge).

Before you buy — 4 steps

1) Look up the zone and K1/K2/K3. 2) Work out the maximum floor area: plot × K2. 3) Confirm the parameters with the city's architecture service before paying a deposit. 4) Compare the cadastral boundary with the actual fence — see the guide to buying a land plot.