Turnkey house construction in Tbilisi with an agreed estimate

The cost depends on area, number of floors, foundation type, plot terrain, material grade and architectural complexity. Benchmarks for 2026: shell from 500 ₾/m², ready-for-finish with engineering from 850 ₾/m², full turnkey cycle from 1,250 ₾/m². A 160 m² full-cycle house on level ground starts at roughly 240,000 ₾; the same house on a steep slope adds 15–25% on the groundworks alone — retaining walls, soil removal and a deeper foundation. After a site visit we prepare a detailed estimate where every line is visible: concrete, rebar, masonry, roofing, windows, engineering networks and finishes.

Timing depends on area, technology and season. A 150–180 m² house in concrete-frame or pumice-block construction takes 6–9 months from earthworks to ready-for-finish; the full cycle to keys is 9–14 months. Season matters: below +5 °C concrete needs antifreeze admixtures or heating, so we plan groundworks for spring and autumn and move to interior work in winter. Before start we lock a staged calendar schedule with checkpoints, so you can see the project moving and know when each trade comes on site.

Yes, an official contractual warranty on all works, up to 10 years. General construction and concrete works: 10 years; roofing and facade: 5 years; engineering systems (electrics, plumbing, heating): 3 years; finishes: 2 years. The split is deliberate: the load-bearing structure works for the whole life of the building, while engineering equipment has a service life set by its manufacturer. We pay a penalty for delays caused by us, fix defects free of charge during the warranty period, and advise on operating boilers, pumps and ventilation.

We do not take finishing, tiling, electrics, plumbing or concrete works as standalone jobs: our main product is the whole house, from plot to keys. That is how we can control the full chain and offer a warranty of up to 10 years: if someone else laid the screed and we lay the tile, the cause of a crack cannot be established. Apart from building houses, we sell supervision of other contractors' sites. The exception is completing an unfinished building: we start with an audit, then take the project as a whole.

Yes, at any stage. If you already have a design, we audit it and adapt it to the construction technology and the real budget. If you do not, our engineers and architects develop it from scratch: sketch, layouts, facades, structural details, and the electrical, water and heating sections. A template design downloaded online almost always needs reworking: it does not account for the terrain of your particular plot, the soil, the sun path or Georgian seismic codes, and siting a house on real ground is an engineering task in its own right.

Yes, regularly: clients from Russia, Ukraine, Belarus, Israel, the EU and the US who buy property in Georgia. We communicate in Russian and English, send photo and video reports over WhatsApp and Telegram, and run weekly video walkthroughs. Where needed we sign the contract remotely, accept international transfers and help open an account with a Georgian bank for operational payments. More than half of our clients visit the site no more than once a month.

Certified materials from proven suppliers in Georgia: EN 206 concrete classes C20/25–C30/37 from the Heidelberg and Kavkascement plants, Rustavi Steel rebar, pumice block, Ruukki and Bramac roofing systems, Knauf drywall, and Rehau, Grohe, Schneider and Legrand engineering components. The designer calculates the concrete class and rebar diameter for the seismic load rather than choosing them "as usual". On request we offer alternatives to fit a budget and supply certificates and delivery notes for every batch, so you can see the real cost and origin of the material.

Yes, this is our standard practice. The foreman sends a daily photo report and records a weekly video walkthrough with commentary on stages and technical details. By arrangement we install an IP camera on site streaming to the cloud around the clock. All hidden works (rebar, waterproofing, pipe and cable runs) are photographed with a tape measure in frame before closing, and any change to the estimate is agreed in writing so you keep the full history. Payment follows accepted stages, so a remote client never pays for work they have not seen.

The estimate is built from the design, on-site measurements and the material level agreed with you. We split it into sections (earthworks, foundation, walls, roof, engineering, finishes) with volumes, unit rates and material costs. There are no hidden charges: any change is formalised as a variation order before the work starts and only after your written confirmation. That said, we recommend holding a 7–10% reserve on top of the estimate. That is normal for construction, where some decisions are taken as you go, and not a sign of a bad contractor.

All of Georgia. Our base and warehouse are in Tbilisi, and the priority area is Tbilisi and its suburbs: Kojori, Tsavkisi, Tabakhmela, Digomi, Ortachala, Mtskheta. Permanent crews work in Rustavi, Gori, Kutaisi, Batumi, Kobuleti, Poti, Zugdidi, Telavi and Sighnaghi. For mountain and remote areas (Borjomi, Bakuriani, Kazbegi, Svaneti) we form travelling crews who stay on site. Concrete logistics are critical: more than 40 km from the plant already changes the cost of the groundworks, and we account for that before signing, not after.

Yes, we support the client through every administrative stage. We help obtain the building permit from the municipality, approve the architectural design, arrange technical conditions for electricity, water and gas, survey the plot boundaries and register the completed building in the Public Registry. Timing depends on the zone: usually 1–3 months, longer in historic and specially regulated zones. If you have no time for the offices, we arrange a notarised power of attorney and take the entire paper trail on ourselves, from filing to the extract on the finished house.

Bank transfer to the company account at TBC Bank or Bank of Georgia, card payment via POS terminal, cash against a receipt, or international SWIFT transfer in dollars, euros or lari. Payment runs in stages against completed work, after the acceptance act for each stage is signed. The opening advance is no more than 15%; after that payments follow accepted stages and cover both materials and work, and the final payment follows acceptance of the building. Tying money to accepted stages rather than to the calendar protects both sides: the contractor gains nothing by stretching the schedule, and the client never funds work in advance.

Checking a plot is the cheapest stage of a build and the most expensive one to skip. We review the Public Registry extract (owner, encumbrances, boundaries), land designation and development coefficients (K-1, K-2), height limits, terrain and level difference, soil bearing capacity and groundwater level, the distance to electricity, water, gas and sewage networks, and equipment access (a concrete mixer needs at least 3.5 m of width and a workable turning radius). Three typical problems around Tbilisi: a steep slope requiring retaining walls, access without a registered easement, and 200+ metres to the nearest utilities.

Yes. Tbilisi and most of Georgia sit in a seismic intensity 8 zone (MSK-64), so the structural scheme, concrete grade, rebar diameter and stirrup spacing are calculated by design rather than copied from the house next door. In practice that means continuous reinforced belts, strengthened column-to-beam connections, a properly calculated horizontal floor diaphragm, and a firm ban on cutting into load-bearing walls. It is also why we do not take individual trades on buildings whose frame was put up by someone else without a design: nobody can vouch for the seismic performance of an unknown structure.

We take on completion and rework, but we start with a technical audit: we check the geometry of the foundation and frame, concrete strength with a rebound hammer, rebar placement, the state of the waterproofing and the engineering systems. The audit produces one of three answers: the structure is sound and we continue; it needs strengthening, which we price as a separate estimate; or it cannot be safely used. In the last case we say so plainly: hiding somebody else’s mistakes under our warranty is not an option. An audit costs a fraction of finishing a house on a defective base.

Yes. Foreign individuals may buy non-agricultural land in Georgia and build on it; agricultural land carries restrictions, which we check before the purchase. We sign contracts that allow international transfers, prepare documents in Russian and English alongside the Georgian version, and communicate in your language throughout the build. Many clients go through the whole process remotely and come to the site only for handover, which is what our reporting format is built for.