Compare a bare shell, a white-frame finish, and a turnkey apartment by the total cost of getting the apartment ready to live in. A low purchase price may come with a substantial amount of renovation work, while a finished interior may still be missing essential items. When choosing an apartment in Batumi, first establish which work the seller will complete and what will be left for you.
Finish labels can mean different things from one development to another. To compare offers, you need the contract appendices listing the materials, equipment, and work included for each specific apartment.
What Is a Bare Shell?
A bare shell usually means the apartment is in a basic construction state, without completed interior preparation. You may need to install partitions, lay a screed, plaster the walls, run the electrical and plumbing, and then complete the finish. Check the seller’s offer to confirm whether windows, an entrance door, and utility connection points are included.
This option suits someone who wants control over the interior and is prepared to manage the work. However, freedom to choose the finish does not mean you can alter load-bearing structures, the facade, or the location of utility connections. Discuss any restrictions with the developer and the specialist responsible for the technical design before planning the work.
Ask a contractor to inspect your actual apartment. An estimate based on photos of a similar unit won’t show what has already been done or what needs to be corrected. If you live in another country, also find out who will supervise the crew.
What’s Left After a White-Frame Finish?
A white-frame finish usually means the apartment has been prepared for the final finishes: some basic work is complete, but it is not yet ready to move into. The key question is where that preparation ends. Are there only utility connection points, or have the lines been run throughout the apartment? Are all the walls plastered? Has the screed been laid? You need a specification that answers each of these questions.
For example, the PORTOFINO project in Batumi lists screed, plastering, internal utility lines, and panoramic glazing as part of its premium white frame. Interior finishing is offered separately, closer to the project’s completion. This is an example of a specific package, not a standard definition of a white-frame finish.
Even after the preparation is complete, you’ll still need to decide on flooring, the bathroom, doors, lighting, and the kitchen. Check that the existing connection points work with your planned appliance layout. If the installed utilities don’t suit your design, some work will have to be redone. Paying extra for a white-frame finish makes sense when you can actually use the work already done.
What to Check in a Turnkey Offer
Distinguish between a finished interior and an apartment that’s ready to live in. An apartment may have finished walls and floors and installed plumbing, but no kitchen, appliances, wardrobes, or lighting. Another offer may include all of these. Any claim that you can “move straight in” should be backed up by an itemized list of what will be handed over.
In its 2024 presentation, Batumi Development Group lists “renovated” and “turnkey” as separate options alongside bare shell and white frame. The presentation shows how this developer distinguishes the terms; it should not be treated as a current price list.
Ask for an itemized specification with details of the materials and equipment. For appliances, check the model, quantity, and terms for substituting an equivalent. For furniture, check the dimensions and what’s included. If substitutions are allowed, agree in advance on which specifications must be maintained and how you’ll be notified of any changes.
Inspect a completed sample apartment and compare it with the appendix to your contract. Furniture shown in a rendering may only illustrate one possible layout. The PORTOFINO project page explicitly states that interior images do not mean the apartment is handed over furnished. Clarify the same point with other sellers.
Compare the Scope of Work in One Table
Create a table for the apartments you’re considering and fill it in with the seller’s answers. Don’t mark an item as “included” based on the finish label alone. If a detail hasn’t been confirmed, leave it open and ask for documentation.
| What to Compare | What You Need to Know | What to Add to Your Budget |
|---|---|---|
| Walls and floors | Partitions, plastering, screed, and surface preparation | Any remaining preparation and floor or wall finishes |
| Electrical and plumbing | Connection-point plan, completed wiring and plumbing, and equipment | Work needed for your planned layout |
| Bathroom | Preparation, finishes, and plumbing fixtures included | Anything not included in the handover |
| Kitchen and appliances | Itemized list and specifications | Purchase, delivery, and installation of anything missing |
| Heating and cooling | Which systems are planned and what has been installed | Equipment and commissioning required by the design |
| Handover | Timing, inspection, documentation, and correction of defects | Inspection and coordination of any remaining work |
For utilities, distinguish between “included in the design,” “connected to the apartment,” “distributed throughout the apartment,” and “installed and operational.” These describe different stages. If two sellers use different terms, ask both to list exactly what will be handed over.
Calculate the Cost of a Finished Apartment
Compare the purchase price with the remaining work, furniture, appliances, and coordination costs needed to reach the same end result. Otherwise, you’ll be comparing an empty apartment with one that’s already prepared for move-in. Include costs that apply to all options in your budget, but don’t count them twice in the total.
Here’s an illustrative example for three 50 m² apartments. All figures are hypothetical, in US dollars; they are not an estimate of Batumi prices or a contractor’s quote. The table shows how the comparison changes once you add the outstanding costs.
| Expense | Bare Shell | White Frame | Turnkey |
|---|---|---|---|
| Purchase price | 60 000 | 65 000 | 90 000 |
| Remaining work and materials | 25 000 | 19 000 | Included in the price |
| Furniture and appliances not included | 8 000 | 8 000 | 2 000 |
| Other costs before the apartment is ready | 3 000 | 2 500 | 1 500 |
| Total | 96 000 | 94 500 | 93 500 |
In this example, the bare shell costs 30 000 dollars less than the finished apartment at purchase, but ends up 2 500 more expensive after the work is done. With different estimates, the result could be the opposite. Compare actual offers for apartments of similar quality rather than relying on the finish category alone.
Break down the other costs: delivery, carrying materials upstairs, waste removal, technical supervision, travel, and temporary accommodation. Check whether each item applies to your building. Set aside a contingency separately, after discussing uncertain work with the contractor; a standard percentage is no substitute for knowing what could drive costs up.
Check which area the renovation estimate is based on: internal floor area, total area including the balcony, or something else. Also confirm whether materials, equipment installation, and cleaning are included. The same rate per square meter doesn’t make two estimates comparable without these details.
Separate the Building Timeline from the Renovation Timeline
Construction completion, access for the crew, completion of the finishes, and the actual move-in date are separate milestones. For a shell apartment, plan the timeline from handover to furniture installation. For a turnkey option, check whether the renovation is included in the promised handover date or starts after it.
The contractor will need the right conditions: access to the building, working utility connections, delivery access, and an approved design and materials. Ask them to lay out dependencies between stages and the inspection process. Required curing and drying times depend on the materials used and the working conditions, not on a desire to shorten the schedule.
Check the building’s rules: renovation hours, elevator use, material storage, and waste disposal. Don’t assume the crew can work around the clock unless that’s been confirmed. Check delivery times for the kitchen and appliances separately from the completion of the walls and floors.
If you plan to rent out the apartment, don’t schedule the first guest for the promised key handover date. The apartment still needs to be inspected, any defects corrected, and the package checked against the specification. Don’t deduct possible income from your renovation budget as though it has already been earned while the apartment is still unfinished.
Who Inspects the Work and Fixes Defects?
Agree in advance how responsibility is divided between the developer, renovation company, and equipment suppliers. Who is responsible for the initial preparation? Who fixes damage found before the finishing work begins? Who should you contact after the furniture is installed? It’s easier to settle these questions before work starts, while everyone is clear about responsibility for any defects.
Bring the specification to the inspection, and hire an independent technical specialist if you’re not able to assess the work yourself. Record any issues item by item and agree on how they will be resolved. For a shell apartment, inspect its initial condition before your crew starts; for a finished apartment, check that the materials, equipment, and included items match the contract.
In Batumi, pay particular attention to signs of moisture, window joints, ventilation, and any systems specified for maintaining a comfortable indoor climate. Don’t cover up a defect with an attractive finish without first finding its cause. Inspecting the finish does not replace checking the building’s quality, but it can help you avoid paying twice to fix someone else’s work.
Choose a Package That Fits Your Needs
A shell apartment gives you more control over the interior if you have the time and budget, and someone to oversee the work. A white-frame finish is convenient when the completed preparation suits your design. A finished apartment reduces the amount of work you need to manage, provided its quality and included items meet your needs.
If you’re buying remotely, compare the cost of managing the renovation with the extra cost of buying a finished apartment. For a rental property, also check the future operator’s requirements for furniture and equipment. You may have to replace what you’ve bought if it doesn’t suit the agreed rental format; “turnkey” does not guarantee that the management company will accept the package.
Choose the apartments you’re considering and request three documents for each: the handover specification, an estimate for the remaining work, and a readiness schedule. Then compare them against the same list of required furniture and appliances. Only then will the price difference show what you’re paying for in terms of work, time, and responsibility.
