MINDA

Five villas on one hillside, and that is the whole project

Minda Sakhli

Q: What is Orangerie Hills?

A collection of five villas in the citrus groves of Makhvilauri, in Khelvachauri municipality on the hillside above Batumi. Five is the entire project, published as a fixed number rather than a first phase. The houses are Aurelia, Neroli and Aira at 290 m², and Montelia and Marina at 370 m². Aurelia is marked sold.

Q: How big are the villas and their plots?

Total villa area runs 290 to 370 m², of which 172 m² is living space on a 290 and 223 m² on a 370, the rest being the rooftop lounge and the terraces. The usable rooftop lounge is 73 to 120 m². Each villa sits on its own plot of 400 to 700 m², with an enclosed garden, a built-in six-by-three-metre pool facing the mountains and parking for two cars.

Q: What condition are they handed over in?

100% turnkey. Finished, furnished in Japandi, with three-metre ceilings, panoramic windows, master suites backed in natural stone, an integrated smart home and 24/7 CCTV. Layout changes are available before handover. Ownership is freehold and includes the land.

Q: What is the engineering specification?

A monolithic C30/37 concrete frame on deep-set foundations with B500B rebar, which the developer states is engineered to exceed regional seismic standards. A breathable Caparol and Baumit silicone facade over A1-class Rockwool insulation. Schüco and Reynaers thermal-break aluminium with triple-pane Guardian and Saint-Gobain glazing. Rehau and Uponor underfloor water heating with Mitsubishi Electric inverter multi-split climate control. Mapei and Sika waterproofing, Schneider and ABB electrics on non-propagating LSZH cable, an Ajax smart-home and security ecosystem with Hikvision CCTV, and Geberit sanitaryware.

Q: How do the payments work?

16.7% down, which is $70,000 on a $420,000 villa, then the balance over eighteen months at no interest. TBC Bank lends against the villas on a mortgage of up to fifteen years at 8.5%.

Q: Can the villa be managed and let for me?

Yes. The developer runs its own management arm, Orange Villa Management, on three published tiers: a flat $350 a month, 15% of rent, or 15% plus $150 a month. Every villa also has Starlink and a 5G mast covering the site.

Minda Sakhli builds small on purpose. Orangerie Hills, its collection in the citrus groves of Makhvilauri above Batumi, is five villas and no more. The developer publishes it as a fixed number rather than a first phase, which is an unusual position in a market whose reflex is to maximise plot yield. That restraint is the whole proposition: a hillside kept legible, houses handed over finished rather than as a shell, and a specification written down brand by brand instead of described as "European quality".

HQ Makhvilauri, Khelvachauri, Batumi, Georgia

Villas in the collection

290–370 m²

Villa size

December 2027

First handover

THE TRACK RECORD

Minda Sakhli's record.

What can be checked about this developer is the specification, and it is unusually specific. Rather than a general claim of quality, the developer names the supplier for every system: a monolithic C30/37 concrete frame on deep-set foundations with B500B rebar, engineered, they state, to exceed regional seismic standards; a breathable Caparol and Baumit silicone facade over A1-class Rockwool insulation; Schüco and Reynaers thermal-break aluminium carrying multifunctional triple-pane Guardian and Saint-Gobain glazing; Rehau and Uponor underfloor water heating alongside Mitsubishi Electric inverter multi-split climate control; Mapei and Sika waterproofing; Schneider and ABB electrics on non-propagating LSZH cable; an Ajax smart-home and security ecosystem with Hikvision CCTV; and Geberit sanitaryware on concealed carriers. A buyer can look each of those up.

Delivery record

Orangerie Hills is the company's collection above Batumi and the project its record rests on. The five villas are named and individually sized: Aurelia, Neroli and Aira at 290 m², Montelia and Marina at 370 m², each on its own plot of 400 to 700 m². Aurelia is marked sold. The first three homes hand over in December 2027 and the second phase in December 2028.

Financial strength

Entry is 16.7% of the price, $70,000 on a $420,000 villa, with the balance over eighteen months at no interest. TBC Bank lends against the villas on a mortgage of up to fifteen years at 8.5%. Ownership is freehold and includes the land, with registration at the House of Justice taking one to two days.

HQMakhvilauri, Khelvachauri, Batumi, Georgia

TypePrivate

Active projects1

Entry pricefrom 420,000USD

SIGNATURE COMMUNITIES

Minda Sakhli flagship destinations.

Villas

Orangerie Hills

Five Japandi villas in the citrus groves of Makhvilauri, above Batumi. Aurelia, Neroli and Aira are 290 m² in total, of which 172 m² is living space; Montelia and Marina are 370 m², of which 223 m². Plots run 400 to 700 m². Every villa has a built-in pool of six by three metres facing the mountains, a usable rooftop lounge of 73 to 120 m², an enclosed garden, private parking for two cars, three-metre ceilings, and Starlink plus a 5G mast covering the site. Layout changes are available. First handover December 2027.

WHAT SETS THEM APART

What makes Minda Sakhli special.

Property types Villas

Price segment Upper

Signature style

The architecture is Japandi, which here means restraint in the massing and natural stone and timber set against the landscape rather than in front of it. Glazing runs floor to ceiling under three-metre ceilings so the garden reads as part of the room, and master suites are backed in natural stone. Every villa is handed over 100% turnkey, finished and furnished with the smart home and 24/7 CCTV already installed, so nothing is left to specify after the keys. Owners who want the house run for them can use the developer's own Orange Villa Management on one of three tiers: a flat $350 a month, 15% of rent, or 15% plus $150 a month.

Payment plans

Entry is 16.7% of the price to reserve, with the balance over eighteen months at no interest. TBC Bank offers a mortgage of up to fifteen years at 8.5%.

THE HONEST VIEW

Strengths & considerations.

Where Minda Sakhli shines

A deliberately small collection: five villas, published as a fixed number rather than a first phase
Turnkey handover, finished and furnished, with the smart home and CCTV installed and layout changes available
A specification named brand by brand, from the concrete grade to the glazing, the climate control and the sanitaryware
Freehold ownership including the land, with registration at the House of Justice in one to two days
Eighteen months of interest-free instalments after 16.7% down, with a TBC Bank mortgage available to fifteen years at 8.5%
The developer's own management arm, Orange Villa Management, will run the house on one of three published fee tiers

Worth considering

A small developer with a single collection, so the record to examine is the specification and the site rather than a long delivery history
Availability moves: confirm which villas are still unsold before you plan around a particular house

1 ACTIVE PROJECT

All projects by Minda Sakhli.

Live from the catalog — sorted cheapest first. Click any card for the full property page.

OFF-PLAN

Khelvachauri · Batumi

Orangerie Hills, Batumi

Villa Handover December 2027

From
420,000USD

GOOD TO KNOW

Common questions about Minda Sakhli.

What is Orangerie Hills?+

A collection of five villas in the citrus groves of Makhvilauri, in Khelvachauri municipality on the hillside above Batumi. Five is the entire project, published as a fixed number rather than a first phase. The houses are Aurelia, Neroli and Aira at 290 m², and Montelia and Marina at 370 m². Aurelia is marked sold.

How big are the villas and their plots?+

Total villa area runs 290 to 370 m², of which 172 m² is living space on a 290 and 223 m² on a 370, the rest being the rooftop lounge and the terraces. The usable rooftop lounge is 73 to 120 m². Each villa sits on its own plot of 400 to 700 m², with an enclosed garden, a built-in six-by-three-metre pool facing the mountains and parking for two cars.

What condition are they handed over in?+

100% turnkey. Finished, furnished in Japandi, with three-metre ceilings, panoramic windows, master suites backed in natural stone, an integrated smart home and 24/7 CCTV. Layout changes are available before handover. Ownership is freehold and includes the land.

What is the engineering specification?+

A monolithic C30/37 concrete frame on deep-set foundations with B500B rebar, which the developer states is engineered to exceed regional seismic standards. A breathable Caparol and Baumit silicone facade over A1-class Rockwool insulation. Schüco and Reynaers thermal-break aluminium with triple-pane Guardian and Saint-Gobain glazing. Rehau and Uponor underfloor water heating with Mitsubishi Electric inverter multi-split climate control. Mapei and Sika waterproofing, Schneider and ABB electrics on non-propagating LSZH cable, an Ajax smart-home and security ecosystem with Hikvision CCTV, and Geberit sanitaryware.

How do the payments work?+

16.7% down, which is $70,000 on a $420,000 villa, then the balance over eighteen months at no interest. TBC Bank lends against the villas on a mortgage of up to fifteen years at 8.5%.

Can the villa be managed and let for me?+

Yes. The developer runs its own management arm, Orange Villa Management, on three published tiers: a flat $350 a month, 15% of rent, or 15% plus $150 a month. Every villa also has Starlink and a 5G mast covering the site.

Where exactly is it?+

Makhvilauri, a village in Khelvachauri municipality above Batumi. A school and a kindergarten are two minutes away, Batumi International Airport thirteen, the centre of Batumi twenty-three, and the beaches at Gonio and Chakvi between twenty and twenty-nine.

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