36 townhouses above Lisi Lake. Designed by Khmaladze Architects.
Lisi Next-Gen is a development of 36 private townhouses set on the slopes above Lisi Lake, seven minutes from central Tbilisi. Each home rises across three deliberate levels — a buried service retreat, an open social core, and a private upper sanctuary.
Designed in full by Khmaladze Architects and delivered with Episode's hotel-grade operating layer, Homes+, already in place.
36 private townhouses
No second phase. Once sold, this position cannot be replicated.
Khmaladze Architects
Interior and exterior designed as one complete system.
Hotel-level services
Homes+ operating layer — concierge, maintenance, security.
5-year Georgian residency included
Every purchase includes legal presence for the owner and family. No minimum stay required.
Each townhouse rises across three deliberate levels — designed by Khmaladze Architects so that service, living and rest each occupy their own dedicated floor.
Parking · Cinema · Utilities
Living · Kitchen · Yard
Bedrooms · Office · Balconies
Giorgi Khmaladze is one of the most internationally recognized architects in the Caucasus. His buildings have been featured in Architectural Digest and Wallpaper*, and awarded on the global architecture stage.
This is the third project Episode and Khmaladze have built together. Lisi Next-Gen is their most complete work produced together — architecture, interiors, service and daily life treated as one system.
A private Khmaladze commission is not available on the open market. This is the only way to own one. Every home at Lisi Next-Gen includes a Khmaladze-designed interior as standard — not as an upgrade, but as the foundation of the home.
Architizer A+ Awards — 5 prizes
Jury Winner + Popular Choice · New York
FIABCI World Prix d'Excellence
World Silver Winner · Miami
Iconic Awards — Best of Best
Innovative Architecture · Germany
ArchDaily & Strelka Grand Prix
Global winner · International
EU Mies Award — Nominee
European architecture prize · Brussels
A curated gallery of interiors, exteriors and Khmaladze-designed details — built to show how architecture, materials and daily life work as one system.
Every material was chosen for a reason. This section explains what those materials are, why they matter, and what they mean for your life inside these walls.
Most developers give you a floor plan and a finishing date. We're giving you a full account of every layer inside your walls, under your floors, and around your windows — because we believe you have the right to know exactly what you're buying.
High-strength concrete frame built for long-term stability.
Curtain-wall glazing for light, durability and efficiency.
Layered insulation for warmth, silence and lower energy use.
Natural exterior materials chosen to age beautifully.
Clean water systems with acoustic drainage and durable pipes.
Independent heating control for comfort and efficiency.
Organized electrical systems prepared for modern living.
Durable finishes selected for daily use and easy care.
Transparent by design. Publishing a full material specification is unusual in Georgian real estate. We do it because you deserve to know exactly what you're buying.
Lisi Next-Gen sits above the lake for privacy and views, while schools, nature, sport and wellness destinations stay within minutes of home.
Tbilisi has been one of the fastest-appreciating residential markets in the region. The figures below are official; the projection that follows is an illustrative scenario, not a promise — but the direction of travel is well documented.
Category
Frame
Annual Growth Scenario
Historical growth does not guarantee future returns. The projection compounds a single illustrative annual rate and is provided to frame the opportunity, not as financial advice or a commitment by Episode Homes.
Six advantages built into every Lisi Next-Gen purchase. Not promises — documented commitments.
One purchase at Lisi Next-Gen qualifies the buyer and their immediate family for a 5-year Georgian residency permit. No minimum stay. No interview. Renewable. Pathway to permanent residency. Georgia levies no annual property tax on privately held residential homes.
If you are not satisfied for any reason within 12 months of handover, Episode buys the home back at the original purchase price. No agent. No market timing. No negotiation. The downside is contractually protected.
When the time comes to sell, Episode actively supports resale through its own buyer network, platform, and qualified buyer pipeline. You do not face the open market alone.
Full rental coordination — tenant sourcing, short and long-term management, income handling, and maintenance for buyers who don't occupy full-time.
Every home is professionally maintained from day one. Maintenance logs, condition records, and documented service history — a verifiable asset at resale.
Bank financing via approved Georgian lenders. Cryptocurrency accepted. Staged payment structures available. Financial structure is never a barrier to ownership.
Homes+ is the operating system built into every Episode home. It handles complexity so residents never have to.
Built by Episode · Exclusive to Episode Residents
Runs continuously in the background whether you are present or not. You experience the output — a well-run home environment — without managing the input.
Request any service through the app, when you need it. No fixed obligations — only what you use.
Cleaning · Deep Clean · Laundry · Handyman · Appliance Servicing · Move-in Setup
Airport Transfer · Driver Service · Car Rental · EV Charging
Personal Concierge · Wellness Sessions · Private Event Assistance
Rental Management · Furnishing Packages · Tenant Sourcing
"A Homes+ managed home rents better, presents better at resale, and costs less to maintain over time than one that isn't."
GEOSTAT (NATIONAL STATISTICS OFFICE OF GEORGIA)