White frame, black frame or turnkey: what are you really buying?

If you browse new developments in Tbilisi or Batumi, you will quickly notice that two flats of the same size can have very different prices per square metre. Often the reason is not the location or the developer, but the stage of finish the flat is sold in.

The three common finishes

Black frame is the most basic stage. You receive the bare structural shell: concrete walls and floors, with little or nothing done inside. White frame is the next step up. The walls are typically plastered and prepared for decoration, and the flat is ready for you to start the fit-out. Turnkey means the flat is finished and ready to live in, usually with flooring, doors, bathrooms and sometimes a kitchen and fittings.

These terms are used loosely. One developer's white frame may include items that another's does not, and some also use a "green frame" stage in between. Never assume. Ask for the written specification and check exactly what is and is not included: windows, front door, floor screed, wiring, plumbing, heating and the bathroom.

Compare like with like

A white frame flat at a lower price per square metre is not automatically cheaper than a turnkey flat. The real comparison is the price of the flat plus what it will cost you to finish it. Get a rough fit-out quote before you decide, and remember that costs depend heavily on the quality you choose.

This is also why price-per-m² comparisons across a whole city can mislead. Average prices mix finished and unfinished flats, and old and new buildings. Compare a white frame flat with other white frame flats, and a turnkey flat with other turnkey flats.

Why buyers choose each stage

Frame-finish flats suit buyers who want to design their own interior, who have a trusted contractor, or who want to spread their spending over time. Turnkey suits investors who want to rent the flat out quickly, buyers abroad who cannot oversee a renovation, and anyone who values certainty on the final cost.

Questions to ask before you pay a deposit

What exactly is included at handover, in writing? Is the finish the same for every flat in the building? When is handover, and what happens if it is late? Who is responsible for connecting utilities? Can you see a completed flat from a previous project by the same developer?

On PropertyWise, project pages show the finish level for each development so you can compare similar projects. Always confirm the specification with the developer before you commit.