Turnkey Delivery

Defining Turnkey Delivery in Georgian Real Estate

Turnkey delivery (often translated locally as 'renovated' or 'turnkey finish') represents the most comprehensive physical completion stage offered by real estate developers in Georgia. Unlike raw delivery stages—such as black frame (bare concrete enclosure) or white frame (plastered walls, basic utility connection points, screed floor)—turnkey delivery guarantees that the interior design, cosmetic finishing, utility installations, and sanitary infrastructure are fully executed prior to legal handover.

Standard Scope of Work in Turnkey Projects

While exact specifications depend on the sales-and-purchase agreement (SPA), standard turnkey delivery in Georgia generally includes:

• Wall & Ceiling Finishes: Gypsum plastering, priming, premium paint application, or decorative wall paneling.
• Flooring: High-durability laminate, engineered wood, or ceramic/porcelain tiles in dry and wet zones.
• Electrical & Lighting: Full internal wiring, circuit breakers, light switches, sockets, and recessed or decorative light fixtures.
• Plumbing & Sanitaryware: Concealed piping, fully tiled bathrooms, installed toilets, washbasins, faucets, and shower cabins or bathtubs.
• HVAC Systems: Pre-installed air conditioning units and individual central heating boilers with connected wall radiators.
• Internal Doors: Installed interior doors, frames, hardware, and an insulated exterior security door.

Turnkey vs. Fully Furnished and Equipped (FF&E)

Investors must distinguish between standard turnkey delivery and fully furnished delivery (FF&E - Furniture, Fixtures, and Equipment):

1. Standard Turnkey: Includes all fixed architectural elements, utility fixtures, sanitaryware, and heating/cooling apparatus. Loose furniture (beds, sofas, tables) and mobile kitchen appliances are typically excluded unless explicitly stipulated in an additional FF&E package.

2. Furnished Turnkey (Hotel-Style): Includes all fixed finishes plus kitchen cabinetry, built-in appliances (refrigerator, stove, washing machine), loose furniture, curtains, and soft goods, allowing immediate short-term rental management placement.

Legal Handover & Tax Considerations

In Georgia, property developers must collect an 18% Value Added Tax (VAT) on all new-build developments. Under national tax practices, this 18% VAT is always included in the developer’s advertised turnkey sales price per square meter. The official transition of physical possession occurs upon executing an Acceptance-Rejection Act (mighidza-chabarebis akti), following a technical inspection. Once signed, the final title deed is updated at the National Agency of Public Registry (NAPR).

A foreign investor purchases an off-plan residential apartment in Tbilisi for {{data:turnkey_apartment_price}} (inclusive of 18% Georgian VAT) under a turnkey contract. Upon structural completion, the developer executes the interior design plan, installing heating radiators, bathroom sanitaryware, interior doors, and oak laminate flooring.

Upon handover, the buyer hires an independent technical inspector to audit electrical currents, plumbing pressure, and wall levelness. Once minor defects are rectified, both parties sign the Acceptance-Rejection Act. The buyer then registers final ownership at the Public Service Hall and immediately hands the keys to a local property management agency for rental deployment without spending additional time on interior construction.