Money into strength, not decor
The budget goes into the foundation, reinforcement, concrete and waterproofing — what decides whether the house stands and stays crack-free.
For private clients
A house ready for fit-out:
the permanent part is ours
ONEZA Construction builds monolithic private houses in Tbilisi from 160 m², 1–3 floors, in 8–14 months and hands them over ready for fit-out. 2026 guide: monolithic frame from $140 / m², shell with facade and windows from $250 / m², ready for fit-out with utilities from $300 / m². We do not do finishing works — which is more honest than promising everything at once.
You get the part that cannot be redone later: a foundation designed for your soil, a frame calculated for seismic loads, the roof, the facade, the windows and the utilities run through the house. Finishing is then yours or your designer's, at your pace and your budget, without paying a general contractor a margin on someone else's tiles. The structure carries a 10-year warranty.
What you get
Why take a house
ready for fit-out?
Structure and finishes follow different rules: the first is done once and for good, the second changes with taste and budget. We are responsible for the first.
A clear line of responsibility
We hand over a measurable result: frame, roof, facade, windows, utilities. No claim gets lost between contractors.
Finish at your own pace
You can take the finished shell and fit out floor by floor, spreading the cost instead of one large payment.
Soil and seismics calculated
An 8-point seismic design and the foundation type your plot actually needs — raft, strip or piles, chosen from the geology, not from habit.
What usually goes wrong
What private clients
are afraid of
Four reasons private builds in Georgia end up costlier and slower than planned. We remove them before the contract is signed.
- 01“The estimate will grow like everyone else's”
The estimate is calculated from the working design and becomes an annex to the contract. It is not revised for the exchange rate or material prices — only if you change the brief yourself.
- 02“A plot on a slope is expensive and risky”
The slope is priced separately: retaining walls, drainage and the foundation type are designed before construction. You see the cost of the groundworks before buying the plot, not halfway through.
- 03“Without me they will pour concrete carelessly”
Hidden works are accepted by act with photo evidence, and concrete and reinforcement are checked by an independent supervisor. You may bring your own engineer at any time.
- 04“I will handle the permit myself and get stuck”
We take on the zoning conditions, the build coefficients and the City Hall filing. Legalising after the fact costs several times more, so the permit comes before the works.
Parameters
Which houses
do we build?
| Parameter | Value |
|---|---|
| Format | Houses, residences, guest houses, pools |
| Area | from 160 m² |
| Height | 1–3 floors, basement |
| Structure | Monolithic frame, brick or block |
| Handover state | Ready for fit-out: shell, roof, windows, facade, utilities |
| Duration | 8–14 months |
Client questions
What do clients ask
before building?
What does “ready for fit-out” include?
Foundation and monolithic frame, walls, roof, facade, windows and the utilities run through the house — electrics, water, drainage, heating. Plaster, screed, tiling and furniture come next: that is finishing, and we do not do it.
What does a 200 m² house ready for fit-out cost?
On the 2026 guide, from $300 / m² with utilities — about $60,000 for 200 m² on simple terrain with standard solutions. The exact sum comes from the design: a slope, the foundation type and the glazed area move it noticeably.
Why do you not do finishing works?
Because it is a different business with a different tempo and a different kind of liability. We keep our crews on concrete and structure, where a mistake costs the most and cannot be corrected later.
Can I order the frame only?
Yes, monolithic works are sold as a separate stage: foundation, frame, slabs, stairs. After that you are free to build with anyone.
Our commitment
Will the price change
during construction?
We fix
the full scope
The complete estimate, handover date, scope of works, materials and specific brands.
We back it
with resources
Our own plant, formwork and crews. Direct supply and a detailed design before we start.
Changes —
transparent
If the brief changes, we price only the difference and agree it before work begins.
Next step
Let us price
your house
Send the area and the cadastral number of the plot — we reply within one working hour with a cost and duration guide.
+995 599 538 277WhatsApp · Telegram
- 01Brief
- 02Design
- 03Estimate
- 04Lock-in