A two-storey house is the most common type of private house in Georgia: it takes up less of the plot, leaves more garden, and keeps the night zone — the bedrooms — away from the daytime noise. In this article we explain when a two-storey house is the right choice, how to plan it and what its design costs.
One storey or two?
The plot itself often decides. If the plot is small or the K1 coefficient is strict (the building may cover only a small part of the land), the only way to get the floor area you need is to build up. On a large, flat plot a single-storey house is comfortable too — but its foundation and roof are larger, which also shows in the construction cost.
- a two-storey house covers less of the plot — more room is left for the yard, garden and parking;
- for the same floor area the foundation and roof are smaller;
- bedrooms upstairs are quieter and more private;
- it needs a staircase — it takes up space, and for an elderly family member one ground-floor room is advisable.
How to plan a two-storey house
Ground floor — the day zone
The ground floor usually holds the living room, kitchen and dining area, a WC, a pantry or utility room and the exit to the terrace. A good layout turns the living room to the sunny side — in Georgia mostly south or south-west.
First floor — the night zone
Upstairs are the bedrooms and bathrooms. The main bedroom often has its own bathroom and walk-in wardrobe. Placing bathrooms one above the other makes the plumbing and construction simpler and cheaper.
The staircase — the house's backbone
Where the staircase goes shapes the whole layout. It should be close to the entrance but must not cut through the living room. A comfortable flight is usually at least 90–100 cm wide, with low, deep steps.
How much does a two-storey house design cost?
The price of an architectural project is usually calculated per square metre. At Asymmetry it is GEL 10 to 40 per m² — for example, a design for a 150 m² two-storey house costs about GEL 1,500–6,000. Where it falls in that range depends on the floor area, plot conditions, facade complexity and the scope of service — just a sketch and 3D, or full working drawings, structural design and the permit.
Architectural project price — what it depends on →
Class, approval and timelines
Most two-storey private houses are Class II buildings (60–500 m², up to 12 m high). The design documentation takes 4–8 weeks on average, and approval at City Hall takes about 3–4 months in practice. The permit requires a geodetic survey, a geological survey, an architectural and a structural design.
5 mistakes we often see
- starting the design without checking the plot's K1/K2 coefficients;
- a staircase that splits the living room or takes up too much space;
- no bedroom or full bathroom on the ground floor;
- bathrooms that don't line up between floors;
- ignoring the sun — a dark living room and overheated bedrooms.
How we help at Asymmetry
Since 2019 we have created more than 1,000 projects, including many two-storey private houses in Tbilisi and the regions. Send us the plot's cadastral code and the floor area you want — we'll check the building conditions for free and tell you the fixed price and timeline in advance.
Architect services and price →Private house design →Plot check, K1 and K2 →House design 100 m² →Contact us →
Contact: +995 571 14 14 69 · connectasymmetry@gmail.com