A date your model can use
The completion date sits in the contract with liability for delay, not in a slide. The stage schedule that drives the payments is signed against it.
For investors and developers
An investment project
that keeps its date
ONEZA Construction builds monolithic residential buildings and apart-complexes in Tbilisi from 1,000 m² and up to 20 floors in 12–20 months. The price — from $140 / m² for the monolithic frame and from $300 / m² ready for fit-out with utilities — is fixed in the contract together with the completion date and the penalty for our delay. You pay 100% of the materials and 15% of the work up front, the rest against stage acceptance acts.
An investor does not need the lowest number in the tender; they need a number that survives to the end of the build. So the estimate is prepared from the working design before machinery reaches the site, and any change is signed as an addendum for the difference only, with your written approval. The structural warranty is 10 years.
What you get
What does an investor
get from ONEZA?
We are a general contractor with our own machinery, formwork and crews. That means we control the schedule and the cost ourselves instead of relaying promises from subcontractors.
A price that does not drift
The estimate is fixed before the start and is not revised for the exchange rate, material prices or our own errors in the calculation.
Materials up front, work against acts
The advance covers 100% of the materials and 15% of the work: buying for the whole building fixes the material price. The remaining 85% of the work is paid against stage acceptance acts.
Phased commissioning
Sections are designed so the first one starts earning while the second is still being built. If that matters to your model, we plan for it from the start.
What usually goes wrong
What investors fear
and how we answer it
Four reasons investment builds in Georgia end up worse than planned. We close each of them before the contract is signed, not while the work is running.
- 01“The estimate will grow 30% mid-build”
The estimate is itemised from the working design and becomes an annex to the contract. It changes only when you change the brief: we price the difference, sign an addendum and carry on.
- 02“The contractor will vanish with the advance”
The advance goes to materials and mobilisation, not to the whole scope of work: 85% of the work is paid against signed acts, and hidden works are accepted by an independent supervisor with photo evidence.
- 03“The permit will take a year”
We check the build coefficients and the zoning conditions before you buy the plot, file with the City Hall ourselves and show you upfront how much floor area the plot really allows.
- 04“I am not in Georgia and will not see what happens”
Weekly photo and video from the site, an online dashboard with the schedule and the budget, stage acceptance acts, and your right to send your own engineer at any time.
Parameters
Which projects
do we take on?
| Parameter | Value |
|---|---|
| Format | Residential buildings, apart-complexes, schemes built in several phases |
| Area | from 1,000 m² |
| Height | up to 20 floors |
| Handover state | Ready for fit-out, with utilities and facade |
| Duration | 12–20 months depending on volume |
| Payment and warranty | 100% of materials and 15% of work up front, rest against acts; 10 years on the structure |
Investor questions
What do investors ask
before the contract?
How much does a residential building in Tbilisi cost?
2026 guide: monolithic frame from $140 / m², shell with facade and windows from $250 / m², ready for fit-out with utilities from $300 / m². The exact sum is calculated from the working design and fixed in the contract before machinery reaches the site.
What happens if you miss the deadline?
The contract carries a penalty for delay caused by us. The date is tied to the stage schedule that drives the payments, so a slippage shows up at the next act, not at the end.
Can you take over a project another contractor started?
Yes, after a technical audit: what is done, what has to be redone and what completion really costs. If we cannot accept the existing structure we say so and decline.
Do you guarantee a yield?
No. Yield depends on the market, not on the contractor, and promising it would be dishonest. We are responsible for price, schedule and quality — the cost side of your model.
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 project
Send the cadastral number of the plot or the parameters of the building — we reply within one working hour with a preliminary cost and duration.
+995 599 538 277WhatsApp · Telegram
- 01Brief
- 02Design
- 03Estimate
- 04Lock-in