Manifesto
Monolithic construction in Tbilisi with ONEZA Construction in 2026 costs: frame from $140 / m², shell with facade and windows from $250 / m², ready for fit-out with utilities from $300 / m². Materials and labour are included, design and permits are not. The exact sum is calculated from the detailed design and fixed in the contract.
The estimate becomes an annex to the contract and is not revised because of exchange rates, rising material prices or the contractor's own mistakes. Only a new brief from the client changes the price: ONEZA then calculates the difference and signs an addendum before the work starts. Payment: 100% of the materials and 15% of the work up front, then against the acts of accepted stages; structural warranty — 10 years.
Before construction starts, we produce a detailed design and a bill of quantities covering every type of work and material. That estimate becomes an annex to the contract. From then on the price is not revised — not for exchange rates, not for rising material costs, not for our own internal mistakes.
Indicative 2026 prices for Tbilisi: materials and labour included, design and permits excluded. The exact price is fixed in the contract after the design stage.
| Stage | Frame | Facade and windows | Utilities | Price guide |
|---|---|---|---|---|
| Monolithic frame | included | — | — | from $140 / m² |
| Shell with facade and windows | included | included | — | from $250 / m² |
| Ready for fit-out, with utilities | included | included | included | from $300 / m² |
The advance covers 100% of the cost of materials and 15% of the cost of the work: materials are bought for the whole scope at once, so their price is fixed before the start. The remaining 85% of the work is paid against the acts of accepted stages — a payment falls due only after the stage is accepted and the act is signed with the supervising engineer. The stages are listed in the contract.
A 10-year warranty on the structure: foundation, frame, floor slabs and shear walls. The term and the procedure for fixing defects are written into the contract.
We do not assemble a new team for every project. We have our own plant, our own formwork, our own crews and an in-house technical department. We know our output to the day and our costs to the lari. We buy materials directly and lock in prices with suppliers for the full volume of the project.
Cranes, formwork, concrete pumps — no dependence on rentals.
A permanent staff of concrete crews and engineers.
Contracts with manufacturers for the full volume of the project.
We cost everything before we start, not as we go.
The only reason for the price to change is a change in the brief initiated by the client: a different layout, more floor area, other materials. In that case we cost only the difference, formalise it in a supplementary agreement and start the work only once it is signed. No "it turned out along the way".
The price was set in a 2022 contract. Over 16 months of construction, rebar went up 30%. The client paid exactly the contract sum.
The client added a swimming pool during construction. We costed the difference, signed a supplementary agreement and moved the deadline by 3 weeks. The rest of the estimate stayed unchanged.
Questions
A 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: it does not change unless you change the brief.
On the floor area and number of storeys, the difficulty of the terrain and foundation, the scope of utilities and the materials chosen. That is why the estimate follows the design rather than a phone call: a figure quoted before the design is always incomplete.
The advance is 100% of the cost of materials and 15% of the cost of the work: purchase and mobilisation. The remaining 85% of the work is paid against the acts of accepted stages.
That is our risk. The contract price does not change because materials rise — only if you change the brief yourself.
Related services
Monolithic houses and residences ready for fit-out.
Learn moreFor investors and developersApartment buildings and apart-complexes from 1,000 m².
Learn moreFor business ownersWorkshops, warehouses and logistics centres with phased commissioning.
Learn moreThe base of every buildingSlab, strip or piles, chosen from geotechnical survey results. Can be ordered separately from the house.
Learn moreSloped plotsReinforced concrete walls with soil calculations, drainage and rebar inspection.
Learn moreArticles
Five reasons estimates grow during construction, and what to fix in the contract before work starts.
ReadProcess flowWhat a cast-in-place frame gives the client, and which site operations decide the strength of the building.
ReadNext step
First we review your brief. Then we propose the scope of works, a realistic schedule and how the price will be calculated.
+995 599 538 277WhatsApp · Telegram