Success Stories

Once a thriving Soviet-era balneology resort welcoming nearly 400,000 visitors annually, Tskaltubo fell into deep decline following the dissolution of the USSR and the civil unrest of the 1990s. With over 20 abandoned sanatoriums, administrative buildings, and bathhouses—many of architectural and cultural significance—the town had become a symbol of lost potential. Reviving Tskaltubo required a large-scale, sensitive, and sustainable transformation plan to restore its former glory while making it a livable and modern city.

In December 2020, the Ministry of Regional Development and Infrastructure of Georgia commissioned a team of local and international experts to develop a Conceptual Master Plan for the town’s revival. The multidisciplinary team included:

• Urban planning by BAU Design

• Feasibility and economic impact assessment by Cushman & Wakefield Georgia

• Architecture leadership by Italian urban planner Marco Ardielli

• Contributions from specialists in heritage conservation, sustainability, tourism, and environmental protection

The master plan envisions transforming Tskaltubo from a mono-functional resort into a multifunctional, livable town, including:

• Redeveloping the sanatoria into hospitality, residential, commercial, and recreational spaces (targeting 5,000 hotel beds within 10 years)

• Revitalizing and expanding Central Park, the largest urban park in Georgia, with new sports infrastructure in the north and sustainable facilities (greenhouses, waste management plants) in the south

• Strengthening connections with nearby Kutaisi

• Prioritizing healing waters, cultural memory, and ecological balance as core assets

The plan positions Tskaltubo for a dramatic transformation, with projected investment needs exceeding $200 million over the next five years. According to Cushman & Wakefield Georgia’s projections, international visitor numbers are expected to increase from 25,000 to 350,000 annually within 10 years. The revitalization is anticipated to drive foreign direct investment, job creation, and significant GDP growth, while redefining Tskaltubo as a flagship model of sustainable urban regeneration in Georgia.