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. Every home at Lisi Next-Gen includes a Khmaladze-designed interior as standard — not as an upgrade, but as the foundation of the home. This is the only way to own one.
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 chosen for Lisi Next-Gen is independently verified and published. No vague specs.
Eight systems. Eight European brands. One complete specification published in full.
Reinforced Monolithic Concrete Frame
Aluminum Curtain-Wall with Energy Glass
Layered Zone-Specific Thermal & Acoustic System
Natural Limestone, Larch Timber & Aluminum Glazing
Separate Potable Water & Acoustic Drainage
Individual Per-Unit Hydronic Radiant Heating
Copper Wiring, Life-Safety Cabling & Gigabit Network
European-Grade Adhesives, Sealants & Surface Systems
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 — within one year of delivery — you decide the home is not right for you, Episode will buy it back at the original purchase price. No questions asked. No penalty. No market risk in the first year.
Episode maintains an active register of qualified buyers — investors, relocators, and portfolio builders who have expressed interest in Lisi Next-Gen properties. If you choose to sell, we introduce you to that register before the property goes to market.
Homes+ manages the property end-to-end: listing, guest communication, check-in, cleaning, maintenance, and monthly reporting. You collect income without managing operations.
15 JA Solar panels + Huawei battery storage built into every home. Annual solar production of 8,600 kWh per home. Most months, the electricity bill is effectively zero.
Georgia levies no annual property tax on privately held residential real estate. Ownership costs are structurally lower than in most European and Middle Eastern markets.
A complete solar and battery system is built into every Lisi Next-Gen home — not as an option, not as an upgrade.
Annual solar production per home
Solar panels per home
Battery capacity (Huawei LUNA2000)
CO₂ avoided annually
System performance ratio
Panels produce more than the home consumes. Surplus charges the battery. Grid draw: zero.
Learn more
Panel output
Inverter product
Battery capacity
Installation
“Most months, the electricity bill is close to zero.”
Energy · Built-in Solar System
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
One-call resolution for any request, any hour.
Full short and long-term rental operations.
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)