With most contractors the estimate doubles by the end of the build and the deadline slips by a year.
For private clients
Private houses
from 160 m²
ONEZA Construction builds monolithic private houses in Tbilisi from 160 m², 1–3 floors, in 8–14 months. 2026 guide: frame from $140 / m², shell with facade and windows from $250 / m², ready for fit-out with utilities from $300 / m². The price is fixed in the contract before the machinery arrives on site.
The estimate is calculated from the detailed design and does not change while the brief stays the same. The house is handed over ready for fit-out: shell, roof, windows, facade and utilities. Payment: 100% of the materials and 15% of the work up front, then against the acts of accepted stages; structural warranty — 10 years. ONEZA checks the plot, including one on a slope, before the purchase.
Your challenge
Why does a house estimate
grow during construction?
A detailed design and estimate before work starts. The contract price does not change unless the brief does.
Specifics
What house do we build
and how long does it take?
- Format
- Houses, residences, guest houses, swimming pools
- Floor area
- from 160 m²
- Storeys
- 1–3 storeys, basement
- Structure
- Monolithic frame, brick or block
- Completion stage
- Ready for fit-out: shell, roof, windows, facade, building services
- Schedule
- 8–14 months
What makes this segment different
What do we consider
when building a house?
Plot
We source and check the plot, including sloping sites.
Design
A bespoke design tailored to your lifestyle and the terrain.
Oversight
Weekly photo and video reports, site access any day you like.
Warranty
A 10-year structural warranty with liability written into the contract.
Price
How much does
a house cost per m²?
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 |
Full cycle
How does
construction go?
Every stage closes with a signed acceptance certificate and a deliverable that stays with you.
What we do
We shortlist 3–5 options to suit your brief, budget and future logistics. We assess the terrain, access, utilities and surroundings.
- Deliverable
- Comparison table
- Schedule
- 2–4 weeks
What we do
We verify ownership, encumbrances, zoning, utilities and development parameters. We obtain registry extracts and planning conditions.
- Deliverable
- Report and risk map
- Schedule
- 3 working days
What we do
We prepare the architectural concept, working drawings and engineering solutions. This is where the detailed estimate is produced.
- Deliverable
- Complete design package
- Schedule
- 2–3 months
What we do
We compile the document package, submit it to City Hall and manage the approvals until the permit is issued.
- Deliverable
- Building permit
- Schedule
- 1–3 months
What we do
Monolithic frame, building envelope, facade and building services. Weekly reports and stage-by-stage acceptance. Duration depends on the project: private house 8–14 months, warehouse 6–12, residential building 12–20.
- Deliverable
- Building ready for fit-out
- Schedule
- 6–20 months
What we do
We prepare the as-built documentation, carry out the final acceptance and hand over the keys.
- Deliverable
- Keys and documents
- Schedule
- 2 weeks
Examples
Projects in this category
03
Private house
Tskneti
320 m²Tskneti2025
06
Private residence
Lisi
460 m²Tbilisi2025
09
Private house
Betania
280 m²Betania2026
Questions
In short
the essentials
How much does it cost to build a house in Tbilisi?
The 2026 guide: frame from $140 / m², shell with facade and windows from $250, ready for fit-out with utilities from $300. The estimate is built from the detailed design and does not change unless the brief changes.
How long does a house from 160 m² take?
From 8 to 14 months depending on the area, the slope of the plot and the complexity of the foundation. The date and the price are fixed in the contract before machinery reaches the site.
What does ready for fit-out include?
The monolithic frame, walls, roof, windows, facade and the utilities inside the house. Fit-out works — plaster, tiling, painting — are not done by ONEZA and are ordered separately.
Do you check the plot before purchase?
Yes. A 15-point check: ownership, encumbrances, land category, build coefficients, access, utilities and geology. The written report arrives in 3 business days and is free for clients who build with us.
Related services
Related
services
The base of every building
All servicesFoundations
Slab, strip or piles, chosen from geotechnical survey results. Can be ordered separately from the house.
Learn moreSloped plotsRetaining walls
Reinforced concrete walls with soil calculations, drainage and rebar inspection.
Learn moreFor investors and developersResidential buildings
Apartment buildings and apart-complexes from 1,000 m².
Learn moreOur 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.
Articles
Read
in depth
Plot
All articlesLand category
Agricultural or not: can you build, who may own the plot, and how the category is changed.
ReadPlotBuilding coefficients
Three numbers from the building conditions that decide the floor area and height of a building. With a sample calculation.
ReadPriceAn estimate without surprises
Five reasons estimates grow during construction, and what to fix in the contract before work starts.
ReadNext step
Get an estimate
for your project
Tell us the area, the plot and the date you want — we come back with the scope of works and a price range by stage.
+995 599 538 277WhatsApp · Telegram
- 01Brief
- 02Design
- 03Estimate
- 04Lock-in