Black, White, and Green Shell in Batumi: Which Finish Should You Choose When Buying from a Developer?
Shell, White Box, and Green Frame in Batumi: Which Finish Level to Choose When Buying from a Developer
One of the first questions foreign buyers face when purchasing a new-build apartment in Batumi is what the terms "black frame," "white box," and "green frame" actually mean. Georgia has no unified national standard for finish levels: each developer defines these terms independently, and what one company calls a "white box" may be considerably less complete at another. Here's how to avoid confusion and plan your renovation budget in advance.
Why Georgia Has No Unified Finish Standard
Unlike markets with strict regulations governing off-plan construction, in Georgia the concepts of "black frame," "white box," and "green frame" are market conventions rather than legal definitions. This means that before purchasing an apartment under construction, you should not rely on the finish level label alone — instead, review every line of the annex to the sale and purchase agreement, which specifies exactly what the developer is contractually obligated to deliver. Where necessary, this list can and should be clarified and supplemented by mutual agreement — for example, to specify a particular window type or wall finish.
Black Frame (Shell): Minimum Work, Maximum Freedom
The "black frame" — also known as a shell finish — is the standard delivery condition for most new-build properties in Georgia. In practice, this means:
● concrete slabs and load-bearing walls, with no interior partition walls;
● electricity and water brought to the apartment entrance from outside the building, with no internal distribution;
● no floor screed, no plastering, and no window or door frames (some projects do include windows — always confirm this separately).
Who it suits. Buyers who want full control over the layout and interior design, are prepared to hire a construction team and oversee the renovation — either in person or remotely through a property management company — as well as investors who expect the property's value to increase after a custom renovation.
One detail that's often overlooked. New buildings typically settle during the first one to two years, which can cause cracks to appear in fresh plaster and floor screeds. Renovation specialists in Batumi recommend budgeting for a follow-up cosmetic phase one to two years after the building is handed over.
White Box: Nearly There, But Without the Design
A "white box" finish means that rough work and some finishing work have been completed:
● interior partition walls are in place;
● main utilities are run throughout the apartment (water, electricity, and often gas and heating);
● floor screed and wall plastering are done;
● in most cases, fire safety systems are installed and the building is insulated.
From this point, the owner only needs to carry out cosmetic work: hanging wallpaper or painting, laying floor coverings, installing bathroom fixtures and a kitchen, and connecting appliances.
An important note. Always verify exactly what the developer includes in their "white box" — the scope of work can vary significantly between Batumi developers. Sometimes partial bathroom finishing is included; sometimes it is not.
Green Frame: Move-In Ready
The "green frame" represents the highest finish level of the three (in some projects it is referred to as a pre-finished or enhanced finish). It typically includes:
● finish plastering and walls prepared for painting or wallpaper;
● floor screed laid, and sometimes a sub-floor ready for the final floor covering;
● electrical wiring distributed with connection points in place;
● windows installed and a front entrance door fitted.
This option is most popular among buyers who are not based in Georgia full-time and do not want to manage a major renovation remotely: with a green frame apartment, you can move in after a relatively quick and straightforward cosmetic fit-out.
Turnkey Finish: A Ready-to-Live-In Apartment
In recent years, a growing number of Batumi developers have begun offering turnkey apartments. This is the highest level of completion available: once the keys are handed over, the owner simply needs to bring in furniture (if it is not included in the package), connect appliances, and either move in or put the apartment straight onto the rental market.
Depending on the project and the finish package chosen, a turnkey delivery typically includes:
● completed finish work on walls, floors, and ceilings;
● a fully fitted bathroom with all plumbing fixtures installed;
● interior doors, electrical outlets, light switches, and light fixtures installed;
● a fitted kitchen (in some projects, with built-in appliances);
● a heating or air conditioning system, where included in the project;
● in some residential complexes — a basic furniture and appliance package.
Who it suits. Buyers purchasing remotely, investors planning to list the apartment for rent immediately, and anyone who wants to avoid sourcing contractors, managing a renovation, and dealing with the additional logistics involved.
What to check. As with finish level labels, there is no universal turnkey standard in Georgia. The quality of materials, scope of work, kitchen and bathroom specifications, and the inclusion of furniture and appliances can vary considerably between developers. Before signing the contract, request a detailed specification listing the materials, equipment, and brands to be used.
Is it worth ordering the renovation from the developer? In many cases, this saves time and avoids the complications of managing a renovation in another country. Moreover, the cost of finishing work included in the contract at the construction stage is often lower than the equivalent work carried out after the building is completed. However, if you are planning a bespoke interior design, a non-standard layout, or the use of premium materials, managing the renovation independently may give you greater creative freedom.
Cost Comparison: Which Option Is Actually More Affordable?
The total cost of ownership — purchase price plus renovation — for a shell-finish apartment is not always lower than buying a green frame property ready to finish. It all depends on the renovation budget and how competitively the developer has priced the unfinished unit.
How to Avoid Overpaying and Being Disappointed
1. Insist on a detailed finish specification in the contract annex, not just a generic label like "white box." Best practice is to attach a schedule listing materials and brands — for example, the type of insulation, cable cross-section, and screed grade.
2. Clarify whether the balcony is included in the apartment's floor area and what finish it receives. In Georgian new-builds, the balcony is typically counted as part of the total area, which directly affects the price per square metre.
3. Ask about the handover procedure. Before signing the acceptance certificate, you or a trusted representative should verify that the actual condition of the apartment matches what is specified in the contract.
4. Build in a 10–15% contingency on top of your renovation budget — building settlement and on-site project adjustments are almost inevitable.
5. Compare developers on substance, not marketing terminology. The same term can conceal very
