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Black Frame, White Frame, Green Frame and Turnkey Apartments in Georgia
A clear guide for foreign buyers who want to understand apartment delivery conditions, renovation costs and key risks before buying property in Georgia.
Short answer
In Georgia, new-build apartments can be delivered in different conditions: black frame, white frame, green frame or turnkey. These terms are commonly used in the market, but their exact meaning can vary from one developer to another.
Foreign buyers should never rely on the label alone. The exact delivery condition should be confirmed in a written technical specification attached to the contract.
Foreign buyers should never rely on the label alone. The exact delivery condition should be confirmed in a written technical specification attached to the contract.
Key facts
- Black frame usually means a basic construction condition with major finishing works still required.
- White frame usually includes more preparation, but the exact scope depends on the developer.
- Green frame is often marketed as an improved pre-renovation condition, but it is not always standardized.
- Turnkey means the apartment should be ready for use or rental, but the exact furniture and appliance package must be checked.
- Renders and showroom photos are not a substitute for a written technical specification.
- Renovation, furniture and utility connection costs can significantly change the total investment budget.
- Buyers should check what is included before comparing prices between projects.
Detailed answer
Apartment delivery condition is one of the most important cost factors when buying new-build property in Georgia. Two apartments may have the same advertised price per square meter, but the real investment budget can be very different depending on whether the unit is delivered in black frame, white frame, green frame or turnkey condition.
Black frame usually means that the apartment is delivered in a basic construction state. The buyer should expect significant additional work before the unit can be lived in or rented out. This may include internal walls, flooring, electrical works, plumbing, heating, bathroom, kitchen, lighting, doors, furniture and appliances, depending on the project.
White frame usually means that the apartment is more prepared for finishing, but the exact definition can vary. In some projects, it may include internal partitions, floor screed, plastering or basic engineering points. In others, the scope may be more limited. This is why the buyer should always ask for a detailed technical specification.
Green frame is sometimes used in Georgia to describe a more advanced pre-renovation condition. However, it is not a universally standardized term. Buyers should be especially careful and ask what exactly is included: walls, flooring preparation, bathroom preparation, heating system, electrical wiring, plumbing, windows, doors, ventilation and utility points.
Turnkey or premium turnkey usually means that the apartment is delivered ready for use or rental. However, buyers should still check the exact package. A turnkey apartment may or may not include kitchen furniture, appliances, air conditioning, curtains, lighting, bathroom accessories, beds, mattresses, sofa, tableware and rental inventory.
For investors, delivery condition directly affects ROI. A cheaper black frame apartment may require a larger renovation budget and more time before rental income starts. A turnkey unit may have a higher purchase price, but it can be easier to manage and faster to rent if the quality and specification are clear.
The safest approach is to compare projects by total ready-to-use cost, not only by price per square meter.
Black frame usually means that the apartment is delivered in a basic construction state. The buyer should expect significant additional work before the unit can be lived in or rented out. This may include internal walls, flooring, electrical works, plumbing, heating, bathroom, kitchen, lighting, doors, furniture and appliances, depending on the project.
White frame usually means that the apartment is more prepared for finishing, but the exact definition can vary. In some projects, it may include internal partitions, floor screed, plastering or basic engineering points. In others, the scope may be more limited. This is why the buyer should always ask for a detailed technical specification.
Green frame is sometimes used in Georgia to describe a more advanced pre-renovation condition. However, it is not a universally standardized term. Buyers should be especially careful and ask what exactly is included: walls, flooring preparation, bathroom preparation, heating system, electrical wiring, plumbing, windows, doors, ventilation and utility points.
Turnkey or premium turnkey usually means that the apartment is delivered ready for use or rental. However, buyers should still check the exact package. A turnkey apartment may or may not include kitchen furniture, appliances, air conditioning, curtains, lighting, bathroom accessories, beds, mattresses, sofa, tableware and rental inventory.
For investors, delivery condition directly affects ROI. A cheaper black frame apartment may require a larger renovation budget and more time before rental income starts. A turnkey unit may have a higher purchase price, but it can be easier to manage and faster to rent if the quality and specification are clear.
The safest approach is to compare projects by total ready-to-use cost, not only by price per square meter.
What to check before buying
Before buying an apartment in Georgia, foreign buyers should check:
- Exact delivery condition of the apartment
- Written technical specification
- What is included in black frame, white frame or green frame
- Whether internal walls are included
- Whether floor screed is included
- Electrical wiring and capacity
- Plumbing and bathroom preparation
- Heating and cooling systems
- Ventilation and air conditioning
- Windows and balcony doors
- Entrance door and internal doors
- Bathroom equipment
- Kitchen furniture and appliances
- Lighting
- Furniture package
- Curtains, mattresses and rental inventory
- Utility connection costs
- Estimated renovation timeline
- Total ready-to-use budget
- Warranty terms for renovation, furniture and appliances
Red flags
Be careful if the seller or developer:
- says that “white frame” is the same in every project
- cannot provide a technical specification
- relies only on renders or showroom photos
- says that renovation costs are minor without showing an estimate
- cannot explain what is included in green frame
- uses “turnkey” without listing furniture and appliances
- does not explain utility connection costs
- cannot provide warranty terms for renovation or furniture
- compares prices without comparing delivery condition
- says that the apartment is ready for rental but does not provide a rental inventory list
- avoids questions about materials, brands or finish quality
- changes the delivery condition verbally but not in the contract
Planning to buy property in Georgia?
Talk to a NEXT Property advisor and get a clear explanation of apartment delivery conditions, renovation costs, furniture packages and full investment budget before making a decision.
Last updated: July 2026.
This guide is for informational purposes only. Legal, tax and investment requirements should be confirmed before signing a contract.
This guide is for informational purposes only. Legal, tax and investment requirements should be confirmed before signing a contract.