prismatic glass facade enfolds residential unit’s concrete modular framework in georgia

Modular Residential Block Integrates Gardens into Its Form

Lisi Garden House by Architects of Invention is a seven-story residential building developed using a notionally modular framework in which all components, though not full volumetric modules, are fabricated offsite. This approach introduces an uncommon construction method in Georgia, where offsite production remains limited. The design references James Wines’ ‘Highrise of Homes’ and Brodsky & Utkin’s ‘Columbarium Habitable,’ adopting the idea of stacked houses with integrated gardens. Living room modules alternate between oval and rectangular geometries, generating a vertical rhythm across the gridded facade. As an adaptation of Wines’ original concept, the building incorporates verandas sized to support outdoor planting. The scheme proposes a form of vertical living in which individual units retain spatial qualities more often associated with suburban dwellings, including access to daylight, outdoor space, and cross-ventilation, within an urban footprint.

The project is located northwest of Tbilisi in the Saburtalo district, on a sloped site near Lisi Lake with views over the city. The broader masterplan includes residential buildings by Architects of Invention, Riccardo Bofill, and UN Studio, positioned alongside individual houses. Lisi Garden House contains 42 units across seven residential floors, with commercial space at ground level and parking below grade. The building is divided vertically into three blocks. Each block contains a single staircase and lift core serving two apartments per landing. Standard-floor units offer views to both the east and west, while upper floors accommodate duplex apartments. The building’s orientation provides panoramic outlooks toward the city and the surrounding hills, and the dual-aspect configuration supports natural light and cross-flows of air. The facade employs alternating flat and curved surfaces, producing a geometrically precise composition that varies according to light conditions.

all images by Grigory Sokolinsky

Architects of Invention reInterprets Density and Regulation

The project was developed by studio Architects of Invention under a Development Regulation Plan that established the allowable building envelope, including height, footprint, and total volume. Within these parameters, the design strategy focused on reinterpreting the required density through a stacked arrangement of modular ‘garden houses,’ each with access to natural light, ventilation, and outdoor space. A primary challenge was addressing fire-safety regulations stipulating that no single escape core may serve more than 500 sqm per floor. This requirement informed the tripartite vertical division, resulting in three circulation cores with two units each. This configuration met regulatory constraints while limiting shared circulation for residents. Dual-aspect layouts ensure consistent views toward the city and the hills, while semi-enclosed winter gardens, referred to as ‘glass rooms,’ provide transitional spaces usable throughout the year. Extensive coordination with the developer shaped the design of the larger balconies, which became a defining feature of the project. The building responds directly to the site’s slope, using the topography to conceal parking levels while elevating residential floors to optimise views. The outcome is a modular structure shaped by regulatory, environmental, and spatial considerations.

Lisi Garden House employs a hybrid concrete-and-steel structural system. Three reinforced concrete cores provide stability and contain circulation and service routes. Floor plates use a triangulated concrete waffle slab system that optimises material use, improves load distribution, and increases thermal mass. The facade consists of double-glazed panels within aluminium frames, combined with areas of exposed concrete. Select sections use back-painted glass to conceal structural elements or services. Balconies and terraces are finished with white marble slabs chosen for durability and their compatibility with the overall material palette. The project incorporates sustainable strategies through its reliance on prefabricated components, which reduce waste and on-site time. The facade system supports energy performance by controlling solar gain, while exposed concrete elements require minimal long-term maintenance. The overall construction logic aims for durability, simplicity, and reduced operational demands, establishing a model for contemporary residential development in Georgia.

Lisi Garden House uses a modular framework with components fabricated offsite

the building adapts the idea of stacked houses with integrated gardens

verandas are sized to support outdoor planting across the elevation

the residential block promotes vertical living with access to daylight and outdoor space

a triangulated concrete waffle slab optimizes material use and load distribution

the structure uses reinforced concrete cores combined with a steel-supported system

prefabricated components and durable materials support long-term sustainability

semi-enclosed winter gardens act as year-round transitional spaces

project info:

name: Lisi Garden House
architects: Architects of Invention | @architectsofinvention

location: Lisi Green Town, Georgia

area: 11500 sqm

client: Lisi Development

design team: Elena Cruz Alcami, Simon Gatehouse, Nikoloz Japaridze, Eka Kankava, Vako Kelbakiani, Nino Margvelashvili, Davit Tsanava, Tatu Batiashvili

consultants: Cubicon (Structure), Nec (M&E), IERI (Urban planning), Sainjgeo (Geology), GZA (Transport)

photographer: Grigory Sokolinsky | @grigorysokolinsky