Black frame renovation cost
Bare walls and slab, no services — everything from scratch.
As of 16 October 2026, renovating a black frame flat in Tbilisi costs 700–1,545 ₾ per m²; a 65 m² flat in standard grade comes to about 57,508 ₾ and 3–4 months, labour, materials and overheads included.
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Price by grade, 65 m² flat
| Grade | ₾/m² | 65 m² |
|---|---|---|
| Economy | 700 ₾/m² | 45,521 ₾ |
| Standard | 885 ₾/m² | 57,508 ₾ |
| Premium | 1,545 ₾/m² | 100,433 ₾ |
What a black frame is
A black frame is how new-build flats are handed over: walls and floor slab, entrance door and windows, and nothing inside. Partitions, electrics and plumbing, plaster, screed and every finish are on the buyer.
Demolition is not charged here — there is nothing to strip. Nor are foundations or roofing: the frame is standing. Everything else is counted, which is why a black frame costs about as much as fully renovating an old flat.
If the developer has done part of it
A "black frame" is often handed over partly done — with partitions, for example. On the estimate page you can tick what the developer has already done: screed, plaster, rough electrics and plumbing, waterproofing, partitions. Whatever you tick is taken off the price.
Line-by-line estimate: 65 m², standard
| Line | Quantity | Labour | Material | Total |
|---|---|---|---|---|
| Block wall | 52 m² | 3,120 ₾ | 1,924 ₾ | 5,044 ₾ |
| Door installation | 5 pcs | 1,650 ₾ | 750 ₾ | 2,400 ₾ |
| Waterproofing | 18 m² | 648 ₾ | 522 ₾ | 1,170 ₾ |
| Floor screed | 65 m² | 1,560 ₾ | 1,235 ₾ | 2,795 ₾ |
| Electrical wiring | 33 pcs | 957 ₾ | 1,815 ₾ | 2,772 ₾ |
| Sockets and fixtures | 33 pcs | 396 ₾ | 165 ₾ | 561 ₾ |
| Electrical panel | 1 pcs | 415 ₾ | 315 ₾ | 730 ₾ |
| Plumbing rough-in | 18 m² | 1,404 ₾ | 918 ₾ | 2,322 ₾ |
| Bathroom tiling | 38 m² | 2,090 ₾ | 3,800 ₾ | 5,890 ₾ |
| Ceiling skim coat | 65 m² | 1,755 ₾ | 910 ₾ | 2,665 ₾ |
| Sanitaryware installation | 4 pcs | 1,240 ₾ | 280 ₾ | 1,520 ₾ |
| Wall skim coat | 149 m² | 4,470 ₾ | 2,086 ₾ | 6,556 ₾ |
| Wall painting | 149 m² | 2,235 ₾ | 2,980 ₾ | 5,215 ₾ |
| Porcelain floor tiling | 47 m² | 2,068 ₾ | 3,290 ₾ | 5,358 ₾ |
| Skirting | 54 lin. m | 702 ₾ | 756 ₾ | 1,458 ₾ |
| Ceiling painting | 65 m² | 975 ₾ | 1,300 ₾ | 2,275 ₾ |
| Wall plastering | 169 m² | 2,197 ₾ | 1,352 ₾ | 3,549 ₾ |
| Labour and materials | 27,882 ₾ | 24,398 ₾ | 52,280 ₾ | |
| Contingency (4%) | 2,091 ₾ | |||
| Delivery (4%) | 2,091 ₾ | |||
| Waste removal (2%) | 1,046 ₾ | |||
| Total | 57,508 ₾ | |||
Not charged ("Black frame" — already done or not done at all): Demolition.
Stages and duration
The plan will contain these stages, in this order. Duration — 3–4 months (94–122 days), including screed and plaster drying time.
- Partitions
- Rough electrical
- Rough plumbing
- Plastering
- Floor screed
- Waterproofing
- Tiling
- Ceilings
- Wall finishing
- Finish flooring
- Doors
- Final fit-out & cleanup
Free, no account, no phone number. Nothing reaches a contractor until you decide.
How it is calculated
- Price list: every work has a labour price and a material price per unit (m², point, piece) — Tbilisi rates. It is the same list the calculator uses.
- Quantities: derived from the area by norms — wall area, wet zones, the number of doors and electrical points.
- Set of works: by condition. In a white frame, for example, plaster, screed and rough wiring are already done and are not charged. Of interchangeable works (laminate or porcelain tile) only one is counted.
- Overheads as separate lines: contingency 4%, delivery of materials 4%, waste removal 2%.
- Accuracy ±15%. The exact price is named by the contractor after seeing the property, and it is fixed in the contract.
- The rates come from Tbilisi crews' estimates and output norms. No renovation has been completed on the platform yet, so the figures will be refined once one has.
How a renovation runs on SIVRCE
- 1
Estimate
You pick the property type, area, condition and grade — the price appears at once, broken down by work. No account, no phone number, and nothing is sent to anyone.
- 2
Request or invitation
When you decide, you send a request or invite a specific contractor from their profile. Your phone number and address are seen only by the contractor you chose or who accepted your invitation.
- 3
Site visit and measuring
The contractor proposes a time and you confirm it. On site they measure and check what a floor plan does not show: walls, floor, wiring.
- 4
Offer and contract
After the visit the contractor sends an offer: amount, lines, dates, warranty. Accepting it is the contract. There is no contract before the visit — the system does not allow it.
- 5
Stages you accept
The work is split into stages. The contractor hands each stage over with photos and you accept it — in order: a stage cannot be accepted before the one it depends on.
- 6
Price changes only with your consent
After the contract the price changes only through an estimate change: the contractor states the reason, the amount and the days, and the change takes effect only once you approve it.
- 7
Handover and warranty
At the end you sign the acceptance act and the warranty begins. You pay the contractor directly; receipts are uploaded and confirmed by the other side — SIVRCE neither holds nor moves your money.
Common questions
- How much does a black frame renovation cost per square metre?
- As of 16 October 2026, 700–1,545 ₾/m² depending on the grade; standard is 885 ₾/m². That covers labour, materials and overheads.
- How long does a black frame renovation take?
- For a 65 m² flat — 3–4 months. The longest wait is the screed: a 50 mm layer takes about 42 days to dry, and the floor cannot go down before that.
- Are partitions included?
- Yes, by default: a black frame usually has none. If the developer has already built them, tick that on the estimate page and they come off the price.
- Is this the final price?
- No. It is a calculation from the price list, accurate to ±15%. The final price is named by the contractor after the site visit, and it is fixed in the contract.
- Can the price rise after the contract?
- Only through an estimate change that you approve: the contractor states the reason, the amount and any extra days. Without your approval the price does not change.
- What does SIVRCE cost the homeowner?
- Nothing. The estimate, the request and tracking the renovation are free for the homeowner. The platform fee is paid by the contractor, and it becomes due only after you have accepted the work.