Black Frame Delivery
shell condition · shavi karkasi · shell and core
Definition
Black frame delivery refers to the bare shell stage of property completion in Georgian real estate developments. The developer hands over an apartment with structural concrete, exterior walls, entrance doors, double-glazed windows, and main utility risers brought to the property boundary, leaving all internal walls, utility distribution, subflooring, and cosmetic finishing entirely to the buyer.
In detail
Understanding Black Frame Status
In the Georgian real estate sector, black frame delivery (georgian: shavi karkasi) represents the most preliminary stage at which a newly constructed residential or commercial property is handed over to a buyer. It serves as the baseline physical condition for off-plan real estate sales in Georgia.
When a unit is delivered in black frame condition, the developer has completed the heavy structural and external works of the building, but the interior of the individual unit remains entirely unfinished.
Standard Scope of Delivery
While exact contracts may vary slightly between developers, standard black frame delivery in Georgia typically includes:
- Structural Skeleton: Reinforced concrete columns, floor slabs, and ceilings left unplastered.
- External Envelope: Outer block or brick walls completed, with external facade and balcony finishing done by the developer.
- Windows and Entrance Door: Exterior double-glazed window units and a temporary or permanent metal front entrance door installed.
- Utility Termination Points: Main risers for water, sewage, electricity, and gas brought up to the entrance or utility shaft of the apartment, without distribution inside the unit.
- Common Areas: Completed lobbies, stairwells, elevators, and facade lighting.
Works Required from the Buyer
A buyer purchasing a black frame unit must plan, permit (where applicable), and execute a complete interior construction and renovation project. This includes:
1. Designing interior layout and erecting interior partition walls (typically using aerated concrete blocks or drywall).
2. Installing internal plumbing, drainage, and gas piping.
3. Running electrical wiring, internet cables, and installing distribution boards.
4. Applying wall plaster, floor screed (subflooring), and sound insulation.
5. Performing all final cosmetic finishes (painting, tiling, flooring, interior doors, bathroom fixtures, heating systems, kitchen installation, and furniture).
Financial and Strategic Implications
Black frame properties trade at the lowest price per square meter compared to white frame, green frame, or fully finished units. This structure allows investors to minimize initial capital outlay and maintain complete design autonomy. However, buyers assume all management responsibility for contractor procurement, material sourcing, timeline execution, and budget overruns during the fit-out phase.
Georgian context
In Georgia, black frame delivery is a legal and widely recognized standard in off-plan residential construction. Unlike many Western European jurisdictions where residential units must be legally habitable before title transfer, Georgian property law allows buyers to register full legal ownership of an unfinished shell at the National Agency of Public Registry (NAPR).
Under Georgian tax legislation, the standard 18% Value Added Tax (VAT) on newly constructed real estate is always included in the developer's advertised sale price. Foreign buyers should note that completing a black frame renovation requires hiring local contractors and purchasing materials locally, where prices are governed by local market rates rather than developer pricing. Additionally, buyers intending to obtain a short-term residence permit based on real estate ownership must meet the minimum property valuation threshold of $150,000 USD, which is assessed on the property's current appraisal value (which may require completion of renovations to meet threshold valuations if the shell purchase price is lower).
Real example
An investor purchases a 60 square meter off-plan apartment in Tbilisi delivered in black frame condition at an advertised price of {{data:black_frame_price_sqm}} per sq.m, inclusive of 18% VAT. At handover, the buyer receives a bare concrete shell with an installed front door, external windows, and utility connections capped at the doorway.
To make the unit habitable, the buyer allocates an additional renovation budget of {{data:renovation_cost_sqm}} per sq.m. The buyer contracts an interior crew to build partition walls, lay electrical and plumbing lines, pour floor screed, tile the bathroom, paint the walls, and install a heating system. Total investment equals the initial purchase price plus renovation costs, resulting in a fully customized apartment ready for tenant occupancy.
Common mistakes
- ×Underestimating total capital expenditure by budgeting only for cosmetic materials while forgetting structural work like floor screeds, internal walls, and full electrical rewiring.
- ×Assuming utility connection and meter activation fees charged by utility providers (e.g., Telasi, Tbilisi Energy, GWP) are included in the developer's black frame purchase price.
- ×Failing to account for the time delay between building completion and final move-in readiness due to extended renovation management.
- ×Confusing black frame delivery with white frame delivery, which already includes partition walls, plastered surfaces, and rough-in utility points.
Frequently asked questions
What is included in a black frame apartment in Georgia?
A black frame apartment includes structural concrete walls and ceilings, completed exterior walls, installed entrance door and exterior windows, and main utility shafts (water, gas, electricity, sewage) brought to the entrance of the unit. No internal walls, wiring, plumbing, or plastering are provided.
Is VAT included in the developer's advertised price for a black frame property?
Yes. In Georgia, the standard 18% VAT on new-build real estate is legally mandated to be included in all advertised developer prices. Buyers do not pay an additional 18% on top of the contracted price.
How much does it cost to renovate a black frame apartment in Georgia?
Renovation costs vary based on design specifications and material quality. On average, complete fit-out costs—ranging from basic layout construction to full finishing and fixtures—typically cost between {{data:renovation_cost_min}} and {{data:renovation_cost_max}} per square meter.
Can I qualify for Georgian residency by purchasing a black frame property?
Yes, provided the total appraised market value of the real estate equals or exceeds $150,000 USD. If the black frame shell purchase price is below $150,000 USD, an accredited appraiser must evaluate the property—often after renovations are completed—to confirm it meets or exceeds the mandatory threshold.
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