Castles of Kakheti: can you buy a real Georgian fortress?
The Georgian region of Kakheti, known for its vineyards and ancient winemaking traditions, has another unique resource – medieval castles and fortresses scattered among picturesque valleys and mountain slopes. For many foreign investors, these stone guardians of history represent not only cultural value, but also a potential investment object. However, buying a real Georgian castle is a process full of nuances and peculiarities.
Historical heritage of Kakheti
Kakheti castles, built between the 9th and 18th centuries, served as a defense against the numerous invaders who came to these lands. Unlike European castles, Georgian fortifications have a special architecture:
- Massive stone walls up to 2 meters thick
- Characteristic towers with loopholes and observation platforms
- Wine cellars and underground passages
- Traditional elements in the form of carved ornaments and masonry.
The most famous of them are the Gremi Castle (XVI century), the Batoni Fortress (XVII century) and the fortified complex in Sighnaghi. Many of these buildings are under state protection, but some have passed into private hands.
Legal aspects of buying
Georgian law divides historical properties into three categories:
- Monuments of National Importance – absolute prohibition of privatization.
- Cultural heritage objects of local significance – possible lease with conservation obligations
- Domestic fortifications – may be privately owned
Most surviving castles fall into the first two categories. However, about 15-20% of small castles and fortified manors can be bought by foreigners.
Real possibilities to buy:
- Fortified manors from the 18th and 19th centuries
- Partially destroyed small castles
- Former defense towers rebuilt for housing.
Practical experience of owners
Few foreigners who have managed to acquire such properties encounter a number of peculiarities:
Issues:
- Restrictions on reconstruction (historical appearance cannot be changed)
- High cost of restoration (from $200 per square meter)
- Difficulty connecting to modern communications
Advantages:
- Unique status of the object
- Possibility of creating an elite boutique hotel
- Government programs to support restoration
Alternative options
For those who dream of living in a castle, but are not ready for the complexities of restoration, there are compromise options:
- Lease with the right to reconstruct – the state offers long-term contracts for 49 years.
- Purchase of new buildings “under the old style” – modern houses in the style of Georgian fortresses.
- Investment in restoration projects through special funds
Investment prospects
The market of historical real estate in Kakheti is in its infancy. According to the Ministry of Culture, in 2023 only 4 objects belonging to the category of “fortified residential complexes” were sold at prices ranging from 150 to 400 thousand dollars.
Conclusion
Acquiring a real medieval castle in Kakheti is extremely difficult, but possible – especially if you consider lesser-known objects. Such a purchase should not be considered as a typical investment decision – it is rather a purchase for the soul, which requires considerable resources and patience.
For pragmatic investors, it may be more profitable to participate in restoration projects or to buy new objects stylized as antiques. In any case, the castles of Kakheti remain not only real estate for sale, but living testimonies of the rich Georgian history, which require careful treatment.
