Turnkey house construction in Batumi: from plot to keys
Turnkey means one accountable team for everything: geological survey and topography, architectural and structural design, permits, foundation and structure, roof and facade, utilities, interior fit-out, landscaping and furniture. You sign one contract with one price and one completion date, and you deal with one project manager — not an architect, a builder, a facade crew and an electrician who each blame the other.
We split the build into stages, each with its own acceptance and payment: design and permits, foundation, structure and roof, envelope (windows, facade, insulation), rough utilities, interior finishing, exterior works. You approve each stage in person or by video before the next payment is due.
- Design: architecture, structural calculation for Adjara seismic loads, utility engineering, 3D exterior and interior visualisation
- Permits: land-use verification, construction permit from Batumi City Hall or the Khelvachauri/Kobuleti municipalities, utility connections
- Structure: monolithic reinforced-concrete frame with aerated-concrete or ceramic block infill — the standard that performs best in Adjara's climate and seismicity
- Envelope: Rehau or Veka PVC or aluminium windows, 10–15 cm facade insulation, ventilated or wet facade system, roofing with proper overhangs and drainage
How much does it cost to build a house in Batumi?
For 2026 we price the enclosed shell — foundation, frame, walls, roof, windows and insulated facade — from ₾1,600/m² of built area. A turnkey house with Comfort-level interior, utilities, air-conditioning and basic landscaping starts from ₾2,800/m²; Premium interiors, pools, retaining walls on sloped plots and smart-home systems add on top. A 180 m² family house like our Chakvi project typically falls between ₾520,000 and ₾640,000 turnkey, depending on the plot.
The two variables that move the price most are the plot and the foundation. A flat plot in Gonio with road access and utilities at the boundary is the cheapest case. A slope in Makhinjauri can require a pile or stepped foundation, retaining walls and a drainage system that add 10–20% before a single wall rises. We survey the plot before quoting so the number in the contract already includes this.
- Shell with facade — from ₾1,600/m²
- Turnkey with Comfort interior — from ₾2,800/m²
- Turnkey with Premium interior and landscaping — from ₾3,600/m²
Timeline: 8–12 months for a 150–250 m² house
Our 210 m² cottage in Makhinjauri took nine months from first excavation to furniture; the 180 m² house in Chakvi took eight; the 260 m² villa in Gonio with a pool, eleven. Design and permits typically take two to three months before that, and we start them in parallel with the plot survey so no month is wasted.
Adjara's weather decides when concrete is poured. We schedule foundations and frame for the drier months and move interior work into the rainy season, which is why a realistic contract calendar is one the builder has already tested in this climate. Ours carries the same clause as every RemontHome contract: 0.1% of the contract value for every day of delay, paid by us.
Building in Adjara: the mistakes that cost the most
Water is the enemy of houses in Adjara, not earthquakes — the frame handles those if it is calculated properly. The problems we are called to fix in other people's houses are almost always water: foundations without perimeter drainage on a slope, flat roofs without proper falls, facades without a ventilation gap that grow black within two years, basements that were never waterproofed because 'it was dry in August'.
The second category is utilities. Many plots in Gonio, Kvariati and Chakvi have an electrical connection that was adequate for a summer hut and is not adequate for a house with three air-conditioners, an induction hob and a pool pump. We check available capacity and apply for an upgrade at the permit stage, not when the house is finished.
- Perimeter drainage, waterproofing membrane and a drained gravel bed under every slab
- Minimum 60 cm roof overhangs and gutters sized for Adjara storms, not for European averages
- Ventilated facade or a wet facade system with a vapour-permeable finish — never cheap acrylic render on a sea-facing wall
- Anti-corrosion specification for all exterior metal within 1 km of the sea
Send us the plot location and your rough brief. Within 24 hours you will have a preliminary cost range per stage and a list of what we need to check on the plot before giving a fixed price. → Get a Free Estimate
