Income Residences in Batumi: How the Rental Pool and Management Work

Updated: November 2026

In short. There are three ways to earn from resort property: rent it out yourself, hire a management company for your unit, or join a shared pool. In a pool, rental income is collected together and divided among owners according to the pool’s rules: equally, by area or by another formula. At Lagoon Resort income is divided equally among owners of residences of the same type and does not depend on whether your own residence is occupied.

Three income models

How the pool works at Lagoon Resort

1. You own a specific residence: a studio, a one-bedroom or a two-bedroom residence.
2. The residence is managed by HSC Group, a certified Hilton partner. The company has 17 projects in progress, 2,372 rooms and 10 operating properties in Georgia.
3. Rental income from residences of the same type goes into a shared pool.
4. 60% of the pool is divided equally among owners of that type, 40% goes to the management company.
5. The owner receives income to their account and does not have to look after the residence.

An example with notional figures. Say that in a month 50 studios bring 100,000 notional units of rental revenue into the pool. 60,000 is divided equally — 1,200 per studio, even if one was occupied 25 nights and another 10. 40,000 goes to HSC Group, which pays for everything listed below. The figures show the mechanics, not an income forecast.

What the management company’s 40% covers

• Pricing and promotion
• Bookings and guest service
• Cleaning and upkeep of the residence
• Utilities and insurance
• Cosmetic renovation every 5 years
• The 5% tax on rental income
• Reporting and payouts to the owner

When comparing management schemes, look not at the commission percentage but at what it includes. Many companies charge utilities, repairs and tax separately.

Why a pool lowers risk

In an ordinary scheme, average occupancy in a building does not guarantee occupancy of your apartment: one is let all summer, another for a week. In a pool, owners of the same type receive the same, and chance plays no role. Pool income depends on occupancy and nightly rates across the whole resort. These are supported by facilities that attract guests outside the beach season: a heated glass-covered sandy lagoon, a 2,000 m² Longevity Centre and a conference hall for business events. Income comes only from renting residences: revenue from restaurants and other facilities is not part of the pool. The facilities work for occupancy and nightly rates.

How much it can earn

Income depends on the residence type, occupancy and nightly rate. For Lagoon Resort’s income residences it was calculated by Cushman & Wakefield in its study of the market and investment potential: the estimated yield is up to 16.2% a year, depending on the type. This is a forecast, not a guarantee. A calculation for your budget is in the Investor Pack.

What to check in any management scheme

• What exactly the operator’s share includes and what the owner pays.
• What income is calculated from: your unit or the pool.
• Who calculated the yield and on what assumptions: occupancy, nightly rate, expenses.
• How often reports and payouts arrive.
• Who has management experience and which properties already operate.

Frequently asked questions

What happens if my residence is empty?

You still receive your share of the pool on equal terms with other owners of the same type.

Who pays for utilities?

The management company, out of its 40%.

Is income divided equally in every pool?

No, projects have different rules: equally, by area or by another formula. At Lagoon Resort — equally among owners of residences of the same type.

Sources: facts about the pool model, the management company’s share and HSC Group figures — from project materials and lagoon-resort.ge; yield — the Cushman & Wakefield study.