A 150, 250 and 350 m² House in Georgia: Three Costed Budgets

The question "what does it cost to build a house" has no answer without an area and a level of finish. So here are three specific budgets: 150, 250 and 350 m² turnkey in and around Tbilisi, broken down by stage. We do not build below 150 m², and there is no upper limit. The figures are working benchmarks for mid-2026, based on a concrete frame with pumice block infill and a mid-level finish.

The base rates behind the numbers

• Shell (frame, walls, slabs, roof, without finishes or services): 500–700 GEL/m².
• Turnkey house with services and final finishes: 1,250–1,550 GEL/m².
• The lower bound assumes a simple form, a flat plot and basic materials. The upper bound means complex geometry, difficult terrain and expensive finishes.
• The plot, utility connections and furniture are not included in these rates and are costed separately.

A 150 m² house: 188,000–233,000 GEL

Our smallest format: three bedrooms, an open living and kitchen space, two bathrooms. We do not build below 150 m², because at that size the share taken by groundworks, roof and services becomes disproportionate, and the cost per square metre ends up worse than on a house of normal size.

• Groundworks and foundation: 24,000–32,000 GEL (up to 60,000 on a slope).
• Concrete frame and walls: 46,000–58,000 GEL.
• Roof, windows and external doors: 23,000–30,000 GEL.
• Services (electrics, water, drainage, heating): 28,000–35,000 GEL.
• Internal finishes and facade: 54,000–68,000 GEL.
• Landscaping, fencing and paths: 10,000–17,000 GEL.

A 250 m² house: 312,000–388,000 GEL

• Groundworks and foundation — 38,000–51,000 GEL.
• Concrete frame and walls: 77,000–97,000 GEL.
• Roof, windows and external doors: 38,000–51,000 GEL.
• Services: 47,000–58,000 GEL, with three bathrooms, underfloor heating and a larger heating circuit.
• Internal finishes and facade: 90,000–114,000 GEL.
• Landscaping, terrace and parking: 16,000–27,000 GEL.

A 350 m² house and larger: from 438,000 GEL

• Groundworks and foundation — 53,000–70,000 GEL.
• Concrete frame and walls: 108,000–135,000 GEL, usually for two or three storeys, sometimes with a basement.
• Roof, windows and external doors: 54,000–73,000 GEL, with more glazing and a more complex roof.
• Services: 63,000–80,000 GEL, with four or more bathrooms, ventilation and cooling.
• Internal finishes and facade: 125,000–160,000 GEL.
• Landscaping, pool and garage: from 23,000 GEL. We have no upper limit on floor area.

What almost everyone forgets to count

• Design: 60–110 GEL/m², meaning 9,000–27,000 GEL depending on area. Design work tends to be left for later and never enters the budget.
• Utility connections (electricity, water, gas, drainage or a septic system): 8,000–30,000 GEL, and more on a remote plot.
• Permit, topographic survey and geology: 3,000–9,000 GEL.
• Furniture, appliances and textiles: 350–700 GEL/m², comparable to a whole construction stage.
• A contingency for changes along the way: 7–10% of the budget. It is almost always spent.

What pushes the price up

Three things move the budget most: the terrain, the complexity of the form and the level of finish. A slope adds 15–40% to the groundworks, every bay and cantilever makes the frame dearer, and moving from a mid-level to a premium finish can double the entire finishing stage at the same floor area. The structure, by contrast, has almost no give in it: economising on the concrete frame in a seismic zone is not a saving but a transfer of risk onto yourself.

How to get an exact figure

• Settle the area, the number of storeys and the purpose: for yourself, for sale or for letting. This drives the layouts.
• Commission geology before buying the plot: the foundation type determines the first 15% of the budget.
• Order a concept design: it produces the quantities from which a real, rather than an average, price is calculated.
• Insist on a line-by-line budget naming the materials, not a single "turnkey for this much" figure.

We cost the build against your plot and design and fix it in the contract: changes only by written agreement. See our rates by type of work or tell us about the project.