Pricing
Construction prices in Georgia
Building a house in Georgia with stroydom.ge costs 500–700 ₾/m² for the shell, 850–1,100 ₾/m² ready for finishing and 1,250–1,550 ₾/m² for the full cycle. The estimate is fixed in the contract in lari, the advance never exceeds 15 %, and the engineer’s site visit is free. Houses start at 150 m², with a warranty of up to 10 years.
Indicative rates in lari as of 2026. The exact cost depends on area, structure, terrain, material grade and logistics: the same house costs 15–25% more on a Kojori slope than on flat ground in Digomi, purely because of the groundworks. After a site visit we prepare a detailed staged estimate — with no hidden charges.
How much does it cost to build a house in Georgia per m²?
Shell
Foundation, concrete structure, masonry and roof — no windows, no engineering, no finishes. Chosen when the finish is planned later or done in-house.
On the Tbilisi market this is the "black frame": structure and roof, without windows, utilities or finishing.
- Earthworks and foundation
- Monolithic frame or masonry
- Floors and roof under cover
- Foundation and plinth waterproofing
- Preparation for engineering networks
Ready for finishing
Shell plus the full engineering and rough-works package. The house can be mothballed for any length of time and finished once the interior design is ready.
On the market this is the "white frame": utilities, screed and plaster added — the house is ready for finishing.
- Everything from the Shell
- Electrical, plumbing, heating
- Floor screed and wall plaster
- Wet zone waterproofing
- Windows and sills installation
Full cycle
From foundation to the handover of keys: engineering, finishing, final materials and cleaning. The most predictable option on timing — there is no downtime between contractors.
On the market this is the "green frame": finishing, doors and plumbing fixtures — the house is ready to move into. On top of that: handover by acceptance report, cleaning and the keys.
- Everything from “Ready for finishing”
- Finishing per design project
- Tile, laminate, paint, wallpaper
- Doors and plumbing installation
- Cleaning and handover
| Stage | Price, ₾/m² | What is included |
|---|---|---|
| Shell | 500–700 | Foundation, concrete structure, masonry and roof — no windows, no engineering, no finishes. Chosen when the finish is planned later or done in-house. |
| Ready for finishing | 850–1,100 | Shell plus the full engineering and rough-works package. The house can be mothballed for any length of time and finished once the interior design is ready. |
| Full cycle | 1,250–1,550 | From foundation to the handover of keys: engineering, finishing, final materials and cleaning. The most predictable option on timing — there is no downtime between contractors. |
Updated:
What the price per m² does not cover
The rate covers work and materials inside the building footprint. Anything beyond the walls, or arising before the contract, is priced separately — in our experience that adds 10–30 % to the contract price, and far more once the land is counted.
- The land
- Geology and topographic survey
- House design
- Permit and state fees
- Utility connection beyond the plot
- Fence, driveway, landscaping
- Retaining walls and slope drainage
- Furniture and appliances
- Third-party site supervision
Why our estimate is higher than a cheap one
An estimate a third cheaper almost always means one of four things: part of the work is missing from it, the materials are a different class, nobody on the crew answers for the technology, or the stages run in the wrong order. None of it shows at signing; all of it shows by year three.
Honest about price: where a cheap estimate hides its gapsWhat makes up the cost of building a house?
We do not quote a round number without scope: an estimate that says "turnkey house — 200,000 ₾" always ends in extras. The final price is assembled from parts you can read, and any change is recorded in writing before the work is done.
Design and area
house geometry, number of floors, span lengths, plot level difference and structural complexity — a complex shape costs 10–20% more than a simple rectangle
Works
groundworks, concrete frame, masonry, roofing, facade, engineering, finishing and special items such as retaining walls
Materials
concrete and rebar class, insulation type, windows, plumbing and electrics — materials account for 45–60% of the estimate
Logistics
delivery, access width for mixer and crane, storage, soil and waste removal, distance from the concrete plant
Non-standard joints
retaining walls on a slope, panoramic glazing, pools, wet zones, reinforcement and renovation of existing structures
Reserve for changes
design changes and agreed additional work — we recommend holding 5–10% on top of the estimate
Calculator
How do you estimate the cost of construction work?
Choose the floor area and scope. The calculator uses the Shell and Full cycle packages from this page; it is a guide, not an estimate.
Estimate the work
Range based on the packages on this page plus selected services. Non-standard details, slopes and logistics are priced after inspection. We agree the exact estimate after reviewing the plot and design.
How much do individual types of work cost?
| Works | Price from | Unit |
|---|---|---|
| Earthworks | from 80 ₾ | m³ |
| Monolithic foundation | from 540 ₾ | m³ |
| Pumice block masonry 30 cm | from 100 ₾ | m² |
| Monolithic slab | from 280 ₾ | m² |
| Metal tile roofing | from 135 ₾ | m² |
| Wall plaster on beacons | from 38 ₾ | m² |
| Semi-dry floor screed | from 42 ₾ | m² |
| Electrical | from 90 ₾ | m² |
| Plumbing (connection point) | from 250 ₾ | pc |
| Water underfloor heating | from 70 ₾ | m² |
| Tile laying | from 75 ₾ | m² |
| Wall painting (finish) | from 28 ₾ | m² |
Prices include materials. Logistics, demolition and non-standard joints are calculated separately. The "from" figure assumes standard conditions: level plot, normal access, scope from 100 m².
How do you check another contractor’s estimate?
If you are holding an estimate from another contractor and the figure looks suspiciously low, the issue is usually not the price but what the estimate leaves out. We review the other party’s figures and show what is missing. We do not talk you out of your contractor: you get a list of questions worth asking before you sign.
Completeness of the scope
We compare the estimate against the real sequence of stages. Commonly missing: earthworks and spoil removal, waterproofing, subfloors, first-fix services for the final finish, utility connections and site reinstatement after the build.
Verification of quantities
We take off quantities from the design and compare them with those stated. Understating concrete volume, plaster area or cable runs is the most common way to present an attractive bottom line.
Materials and specifications
We check whether concrete grades, reinforcement class, waterproofing and insulation types are actually named. The phrase "material to be agreed" is an open item that later becomes a variation.
Contract and payment terms
The payment schedule, the procedure for changing the estimate, warranty obligations and what happens if deadlines slip — these shape your risk more than the price per m².
Written report
A report listing the omitted items and an assessment of the realistic final cost — enough to go back to your contractor and discuss the estimate on specifics.
The audit costs 500–1,500 ₾ depending on the size of the estimate and whether a design exists. If you subsequently sign a construction contract with us, the audit fee is credited against the works.
Estimate audit
Planning to build a house?
Start with a free consultation about your plot, floor area and budget. If you are still looking for land, tell us about a plot you are considering.
We will call within an hour, 24/7. You do not need drawings for the first conversation.
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