Apartments in Batumi are sold in different states of readiness. The «frame» you buy in determines both the price per square metre at the deal stage and how much money, time and effort you will invest afterwards.
Comparing projects by starting price per m² alone is misleading: an apartment in a black frame at $800/m² often ends up more expensive after renovation than a comparable one in a green frame at $1100/m². Here are the main finishing states, explained the way we describe them to our buyers every day.
States of readiness of apartments in Batumi
Black frame
This is a bare concrete shell. The apartment has an entrance door and external double-glazed windows, while the water, sewage and electricity connection points are brought to the riser at the entrance.
- What is inside: open planning, no internal partitions, bare concrete walls and slabs.
- Pros: the lowest purchase price per square metre; full freedom in planning and design.
- Cons: maximum money and time. You need full control of the crew or a technical supervisor. You cannot start living quickly.
- Who it suits: those doing a custom renovation «for themselves» with replanning, ready to oversee construction for 3 to 6 months.
White frame
The apartment has the basic set of rough construction works completed.
- What is inside: internal partitions built, floor screed done, walls plastered, water pipes and electrical cables run through the rooms.
- Pros: saves time on the dirtiest and noisiest stages. Only the final finishing and furniture remain.
- Cons: the layout is already set by the developer. The quality of the rough works depends on the developer, so check the wall geometry at handover.
Green frame
An improved version of the white frame, adapted to the Georgian market. This is the «ready for final finishing» state.
- What is inside: on top of the white frame it adds routing for the heating system (pipes for radiators or water underfloor heating), freon lines for air conditioners, a final skim coat on the walls for painting, and in some projects waterproof and sound insulation.
- Pros: the shortest time to move in (usually 3-4 weeks). You only need to lay the flooring, paint the walls and install sanitaryware, doors and furniture.
- Cons: a higher price per m² at the purchase stage.
An important nuance: there is no single state standard for the «green frame» in Georgia. For one developer it includes heating routing and skim coat, for another only extra sockets. When buying, always request a specification with a clear list of works.
Turnkey (full renovation)
An apartment ready to live in or rent out. In some complexes the price often includes not only the finishing but also full furnishing with furniture, appliances and a decor package.
- Pros: you can move in immediately or hand the apartment over to management. Ideal for remote deals.
- Cons: the highest cost per m²; a standard design that is hard to change.
Comparing finishing types and completion costs
Below are real market benchmarks for the cost of works, rough and finishing materials and furnishing in Batumi (per 1 m² of floor area).
| Frame type | Done by the developer | What you will do | Move-in | Extra cost for renovation and furniture ($/m²) |
|---|---|---|---|---|
| Black frame | Door, windows, utility risers at the entrance | Partitions, screed, plaster, all wiring and plumbing, final finishing, sanitaryware, furniture and appliances | In 3-6 months | ~$350-600 / m² |
| White frame | Walls, screed, plaster, electrical and plumbing rough-in | Final finishing (floor, walls, ceiling), sanitaryware, doors, furniture and appliances | In 1-2 months | ~$250-350 / m² |
| Green frame | Rough works + heating and A/C routing and final skim coat | Final coverings, wall painting, sanitaryware, doors, furniture and appliances | In 3-4 weeks | ~$200-300 / m² |
| Turnkey | Full finishing (often with furniture and appliances) | Nothing, or minor decor | Immediately | $0 (included in the price) |
Cost structure of a renovation from scratch (black frame):
- Rough works and materials: $100-180 / m² (masonry, screed, plaster, electrics, plumbing, heating routing).
- Finishing materials and sanitaryware: $150-250 / m² (tiling, laminate/vinyl, painting, sanitaryware, doors).
- Furniture and appliances: $120-200 / m² (kitchen, wardrobes, bed, appliances, air conditioner).
Which option to choose for your goal
- For your own living: a green or white frame is optimal. You save time and stress on the rough stages but can still choose quality finishing materials, sanitaryware and furniture to your taste.
- For renting out: a turnkey renovation from the developer or a green frame for fast finishing is more profitable. The sooner the apartment reaches the rental market, the less downtime and the faster the return on investment.
- For a remote purchase: if you are in another country and do not plan to be present in person, choose a turnkey renovation from the developer. Managing a black-frame renovation remotely without trusted independent supervision often leads to budget overruns and delays.
How DT Realty helps you choose a property
When selecting a property we calculate the full economics of the deal, including future investment:
- We calculate the total budget: we compare the real cost of properties including renovation and furnishing, not just the developer's price per square metre.
- We check the specifications: we study the contract and its annex in detail so you know exactly the state in which the developer will hand over the apartment.
- We help after the purchase: we recommend trusted renovation crews in Batumi and help you properly accept the apartment from the developer, recording any defects.
If you are choosing an apartment in Batumi to live in or invest, contact us and we will prepare a selection of properties in different frame types for your budget and goals.
