Missed deadlines break the financial model: loan interest mounts, sales are postponed, buyers lose confidence.
For investors and developers
Residential
and apartment buildings
ONEZA Construction builds monolithic residential buildings and apart-complexes in Tbilisi from 1,000 m² and up to 20 floors in 12–20 months. 2026 guide: monolithic frame from $140 / m², ready for fit-out with utilities from $300 / m². The completion date and the price are fixed in the contract, with the contractor liable for them.
ONEZA splits a large residential complex into phases so that sales can start earlier. The building is handed over ready for fit-out — with the facade, utilities, parking and a full set of documents for commissioning. Payment: 100% of the materials and 15% of the work up front, then against the acts of accepted stages; structural warranty — 10 years. We calculate the economics of the project as early as the choice of the plot.
Your challenge
What happens
if construction misses the deadline?
The handover date and price are fixed in the contract, with the contractor held liable. Our own plant and crews keep the pace without depending on subcontractors.
Specifics
Which residential buildings
does ONEZA build?
- Format
- Residential buildings, aparthotel complexes, multi-phase housing developments
- Floor area
- from 1,000 m²
- Storeys
- up to 20 storeys
- Structure
- Monolithic reinforced concrete frame
- Completion stage
- Ready for fit-out, with utilities and facade
- Schedule
- 12–20 months depending on scale
What makes this segment different
What do we consider
in a residential building project?
Financial model
We help you run the project economics as early as site selection.
Phases
We split large developments into phases so sales can start sooner.
Parking
Underground and surface parking included in the design.
Documents
A complete package for commissioning and registration.
Price
How much does
a residential building 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
Questions
In short
the essentials
How much does it cost to build a residential building in Tbilisi?
The 2026 guide: monolithic frame from $140 / m², shell with facade and windows from $250, ready for fit-out with utilities from $300. The exact sum is calculated from the working design and fixed in the contract before machinery reaches the site.
How long does a residential building take?
From 12 to 20 months depending on volume and height. The date is tied to the stage schedule that drives the payments, so any slippage shows up at the next acceptance act, not at the end of the build.
Can the scheme be built in phases?
Yes. A large scheme is split into phases so the first one starts earning while the second is still being built. If that matters to your model, the phasing is planned at the design stage.
Who handles the building permit?
We do. We check the build coefficients and the zoning conditions, prepare the document package, file it with the City Hall and see the approval through. It usually takes one to three months.
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 moreFor business ownersIndustrial and warehouses
Workshops, warehouses and logistics centres with phased commissioning.
Learn moreFor private clientsPrivate houses
Monolithic houses and residences ready for fit-out.
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.
ReadProcess flowMonolithic frame
What a cast-in-place frame gives the client, and which site operations decide the strength of the building.
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