Risk warning
In plain words: what can make the real result worse than the calculation. Updated 27 September 2026.
Levelvale calculates from your figures and from open data. It is a calculation, not a forecast and not advice. Property, rent, loans, currency and taxes carry risks that can make the real result worse than the calculation — up to losing part of the money you put in.
The flat's price can fall.
Price growth in the calculation is the history of past years, not a promise. Housing prices have fallen in Georgia and elsewhere — in some places for years in a row. If you have to sell at a bad moment, you may get back less than you put in.
Selling fast and at the asking price does not always work.
Buyers haggle, and finding one takes months; all that time the flat stands empty while the costs go on. If you need the money urgently, you will have to sell at a discount. Haggling and the time to sell are assumptions in the calculation: check them with agents in your area.
Rent can be lower and empty months more.
A tenant may leave early, pay late or damage the flat. Rental demand changes: in Tbilisi dollar rents fell in 2023–2025. Tax on rent, repairs between tenants and agent fees reduce what is left to you.
A loan magnifies both profit and loss.
The rate can rise if it is floating or fixed only for the first years. If the rent does not cover the payment, you top up from your own money. If the price falls, a sale may not bring enough to repay the loan. Each bank sets its own valuation, down payment and insurance.
Currency.
If you earn in one currency but repay the loan or count the result in another, exchange-rate moves can eat the return. Rates in the calculation come from an external service and may differ from your bank's.
New builds.
A developer may deliver late or not finish. Until the house is handed over there is no rent, while your money is already in. Check the developer, their past projects and how your payments are protected by the contract.
Taxes and laws change.
We collect tax rules from open sources and show the date and the source. They may change after that date: for example, in September 2026 Georgia announced a higher property-tax exemption threshold, but we have not yet found the adopted law. Taxes of the country where you live may come on top of Georgian ones; citizens of some countries face currency-control rules. This is not tax advice.
Country.
Rules for foreigners on buying, opening accounts and moving money can change. Political and economic events affect prices, rents and exchange rates.
The deposit, bonds and fund carry risks too.
Deposit and bond rates change; a fund can fall; deposit insurance differs by country. We compare with one formula, but nobody knows future rates.
The model itself.
The model simplifies reality: it does not know your specific contract, building or area. It may contain errors — we fix them as soon as we find them. The result is no more accurate than the figures you enter.
What to do before deciding.
- Check price and rent against comparable deals in your area, not listings.
- Get loan terms from several banks.
- Show the calculation to a lawyer and a tax adviser — in the property's country and in the country where you live.
- Keep a reserve for empty months, repairs and a higher rate; do not invest your last money.
- Found an error — write to us: hello@levelvale.com.