So, if you decide to buy the property in Georgia you will face different names of property conditions during search results. The properties which are on sale in Georgia have different names: Black, White, or Green Frame. But don’t be confused. Actually it is very easy to differentiate them. As these names / phases come from the stages of construction they are in at different times happening one after another:
- Black frame ( concrete and cement, floor plan done )
- White frame ( plumbing and electrical done, cosmetic works left)
- Green frame ( most of the apartment is ready. You need to paint, décor and buy the furniture)
Black frame magic
Why Black frame? It is easy as the dominant color which can be seen pretty much everywhere in the project is the dark grayish color of concrete on columns and roofs, and that is why the name of this construction phase is “Black frame”. In this phase the Developer leaves the available apartment units for sale ”shell and core” empty and completely customizable.
You will ask us why to purchase the property in this condition. Black frame units are ideal either for investors who wish to add or create more value, or for end-users who are willing to put in the extra time needed to finish their apartment to make the total cost of investment cheaper for them and to ensure property fully fits their needs getting the best value for your investment. It is noteworthy that figures vary from a project to another and certainly from a district to another district.
If you decide to invest into such a project make sure you have complete information about it. You need to know the full information about the project’s plan, documents, and probable hurdles ahead. For instance, you must be aware how or when electricity cables will reach your floor so that he may start renovating his apartment from black frame to finished. Take in mind that to renovate the property from this phase to turn-key is about $400-500 per m2.
White frame finishing
After Black frame, the subsequent phase is completing the building further to enter the white frame format. In this phase, the developer, or the customer itself, starts to carry on some utility-related tasks in the house. For instance, plumbing and electrical works of the house are implemented during this phase; however, the apartment is not inhabitable yet. Here is a detailed description of what one of Tbilisi’s leading developers delivers as a typical ‘White Frame’ apartment (the developers are likely to offer more or fewer options but the main options are similar):
- Metal main entrance door
- External windows and doors with glass package
- Lighting system
- Fire detecting and water distinguishing central systems
- Central heating system lines
- Meters of electricity and water
- Full systems of electricity, gas and water supply
- Phone, Internet and cable lines
- Hydro and noise isolation of the floors
- Thermo isolation of the whole building
- Stretched floor
As the name suggests, you can generally see white colors when the unit is in its white frame phase. The biggest advantage the customer has in this phase is that they can form the main plan and rooms in the building based on their very own needs. Apart from that, we will go through a complete list of the advantages of buying an apartment in the white frame phase later in this article.
What is the advantage? White Frame means flexibility in renovation as most of the dirty job is done and you control your investment to decorate the house of your dream. Now, it’s time to go shopping for the flooring, lighting & furniture. But make sure you check the availability of these facilities as some developers have their own interpretation of a White Frame apartment. Make sure you know when the developer is going to hand-over your white frame apartment to you so that you can prepare and finish your apartment to your own taste on-time. So how much does it cost to finish an apartment? Generally speaking, the lowest price for finishing to an acceptable standard is around $200-300 per m2 of the interior area of the apartment.
Green frame. Are walls green :)?
Despite its name, Green Frame does not mean ‘Fully Finished’ and walls are not green :). Instead, it looks almost identical to a White Frame apartment. The only major difference is that gas pipes are already installed under the floor. There is very little difference in the finishing price between Green Frame and White Frame, so buyers should still budget $150-200 per m2. It just saves a few days by not having to lay the pipes.
In some cases you will face the Green Frame Plus definition – This is a recent classification from developers and is a step better than Green Frame. Confusingly, each developer has its own slightly different definition of Green Frame Plus. Some include the heating system including boiler and radiators. Others offer smooth walls and floors ready for painting/flooring. Some offer both. As a result, it’s not possible to offer a standard finishing price for Green Frame Plus – but it will be slightly lower than the $150 per m2 required for Green Frame finishing.
Hopefully this article will help you in navigation. But in case of any questions and support needed we are here for you!
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