Italian architecture studio NOA has designed a two-property mountain resort in Gudauri that will become the first dedicated ski resort operated by international hotel operator Rotana.
Named Caucasus Mandili, the five-star development will have approximately 400 keys, with direct ski-in, ski-out access to the Gudauri ski-lift station. A bridge will connect both properties to a shared wellness building, one of several facilities planned for use outside the winter season.
Georgian development company Pontus is developing the resort in partnership with Rotana, which will manage the property. The companies formally exchanged the management agreement during a presentation in Tbilisi on 22 May, when NOA’s architectural concept was also publicly revealed.
Roof design draws from the Georgian mandili
The project takes its name from the mandili, a traditional Georgian woman’s headscarf associated with dignity, respect, and reconciliation. Its flowing form influenced the resort’s curved rooflines.
The roof design also echoes the outline of the surrounding Caucasus mountains, according to the project team.
NOA was selected after Pontus and Rotana considered 10 architecture firms. The Bolzano-based practice has previously worked on mountain hospitality projects including Hotel Hubertus, Hub of Huts, Zallinger, and Ötzi Peak 3.251 m.
“Gudauri immediately reminded me of the mountains I grew up in,” said NOA co-founder Lukas Rungger, who grew up in the Dolomites. “The project gave us the opportunity to create something bold while remaining deeply connected to the landscape and the identity of the place.”
Shared wellness building connects two properties
Nearly half of Caucasus Mandili will be allocated to facilities intended for year-round use, according to the project team.
Plans include full-service spas and health clubs, bio and panoramic saunas, and indoor and outdoor swimming pools. Restaurants, speciality dining venues, a cigar lounge, après-ski terraces, and six meeting rooms are also proposed.
The resort will provide ski-equipment retail and rental, alongside family amenities and an entertainment programme.
Rotana describes the development as two properties offering approximately 400 keys. An earlier project announcement said the accommodation would include hotel rooms and apartments, although the division between the two has not been disclosed.
The site is located approximately 120km from Tbilisi International Airport. In addition to direct access to the Gudauri ski lift, the resort will provide wellness, dining, meeting, and family facilities throughout the year.
Pontus and Rotana expand partnership in Georgia
Caucasus Mandili is the second hospitality development being advanced by Pontus and Rotana in Georgia.
The companies are also working on Pontus Rotana Resort & Spa in Gonio, on the country’s Black Sea coast. That property is under construction and is scheduled to open in 2027, to become Rotana’s first hotel in Georgia.
Caucasus Mandili will be Rotana’s first dedicated ski resort. The operator has more than 100 hotels and resorts across 24 countries, including city hotels, beach resorts, desert retreats, and mountain properties.
The development partners are yet to confirm a construction start or opening date for the Gudauri resort.
Images: Courtesy of Pontus
