White Frame, Black Frame, Turnkey: How the Fit-Out Cost Changes

What do white frame, black frame and turnkey mean? 🏠

• White frame: a clean shell — prepared walls and basic utilities but no finish work. Ideal for buyers wanting a full custom design.
• Black frame: a more prepared condition with additional works completed — some partitions, flooring or wiring may be in place, but not a full finish.
• Turnkey: fully finished and ready to live in — complete interior, fixtures, appliances and functioning utilities.

Definitions vary between developers, so always get the exact list of included works in writing.

Why does the cost to finish vary? 🔎

Costs depend on several practical factors:

Scope of work

A white frame will usually require full-scale finish, engineering and commissioning. Turnkey mostly covers these costs, so buyer price differs accordingly.

Quality of materials and level of finish

Basic, mid-range and premium finishes lead to very different budgets. Built-in appliances, custom joinery and designer materials will raise costs.

Project complexity and layout

Irregular layouts, structural changes or required permits increase both time and cost.

Labor and logistics

Professional teams, project management and delivery of materials are part of the final bill.

Unexpected issues

Old piping, hidden defects or necessary upgrades to rising mains add extra expenses if not identified early.

Practical budgeting steps for buyers 🧾

1. Request a detailed scope from the developer for the chosen readiness level.
2. Arrange an engineer’s inspection to assess existing systems.
3. Prepare a basic design brief to get realistic quotes for finishing.
4. Collect several contractor estimates and compare line by line.
5. Include a contingency reserve to cover unforeseen costs.

Example: Buying a white frame means budgeting for everything from wiring to appliances. With turnkey, verify warranties and servicing included.

Ways to save without compromising quality 💡

• Lock in the design early to reduce changes and waste.
• Choose standard sizes for tiles and doors to lower material costs.
• Prioritize critical areas first (kitchen and bathrooms), then complete living areas later.
• Don’t cut corners on electrical and plumbing work — fixes here are expensive later.

Legal and inspection checkpoints ⚖️

• Ensure the purchase agreement clearly defines the apartment condition.
• Check what warranties the developer provides for finishes and systems.
• Ask for project documentation and technical passports for utilities.

Common mistakes and how to avoid them ❗

• Relying on verbal promises: always insist on a written list of works.
• Underestimating the renovation budget: low initial offers often lead to cost creep.
• Skipping checks during rough works: many defects appear later and cost more to fix.

Short checklist for buyers

• Do you have a detailed list from the developer?
• Was an engineering inspection performed?
• Is there a basic design brief to get quotes?
• Did you compare several contractor estimates?
• Is a contingency reserve included?

Final practical advice 🤝

White frame offers full customization but requires time and budget control. Black frame can be a middle-ground for buyers seeking partial control. Turnkey suits buyers who prefer immediate move-in and minimal coordination.

If you need a realistic cost estimate for a specific property in Batumi or elsewhere in Georgia, our team can review documents, assess required works and suggest cost-efficient solutions. Start by browsing available listings: https://buyhome.ge/en/search

Contact BuyHome — we’ll help you choose the right property and bring it to readiness within your budget.