Comparing Black, White, and Green Frame finishing properties
- What are the building construction phases in Georgia?
- What is Black frame finishing?
- Why is it called “Black frame”?
- Who purchases Black frame properties?
- What services does Sterling Property Advisors offer at Black frame phase?
- What are the advantages of purchasing a house in Black frame?
- What are the stages of construction before you can buy a Black frame apartment?
- What is white frame finishing?
- Why is it called “White frame”?
- What are the advantages of purchasing a house in white frame?
- Who purchases White frame apartments?
- What services does Sterling Property Advisors offer at White frame phase?
- What is Green frame finishing?
- What services does Sterling Property Advisors offer at Green frame phase?
What are the building construction phases in Georgia?Building construction companies, commonly referred to as developers, consider 3 main phases when they start monetizing their projects, i.e. to sell the apartments they either constructed or about to construct for the project. These phases happening one after another are:
- Black frame ( concrete and cement, floor plan done )
- White frame ( plumbing and electrical done, cosmetic works left )
- Green frame ( apartment ready, furniture left to buy )
What is Black frame finishing?Being the first monetization phase for developers before White and Green Frames, Black frame is a common term in building construction in Georgia, specifically cities like Tbilisi, Batumi, Anaklia, and Kutaisi. A black frame unit is when the Developer has its building main reinforced concrete columns, the staircase, the elevator shaft, and common areas such as lobby and hallway fully developed, leaving only the available apartment units for sale ”shell and core” empty and completely customizable, like how most office spaces are sold and rented in other parts of the world. The developer spreads the word about the project selling the apartments under black frame condition in other words : ”designer ready”. Here’s a sample of an apartment sold under Black frame condition: Most developers already offer renovation services at around 200-250$/m2 and In case they don’t, you could ask Sterling to design and renovate your apartment for you. At the end fo the day, price of renovation depends on the quality of materials you would like us to use. 2- The price per square meter is significantly cheaper. You can buy a black Frame apartment for up to 30 percent cheaper than its equivalent white or green frame. The prices vary but to have a rough estimate; you can say that a black frame apartment in a central districts in Tbilisi costs around $600 to $850 per square meter. 3- You can partition the house to fit your needs. Some investors would like to open a hotel, so a larger bedroom and a smaller kitchen is ideal for them. They also save a huge sum of money on Even those who would like to buy a house for themselves and want it to be completely customizable. E.g A new family purchasing a black-frame apartment can change the size of their living room to have a separate room for their new-born baby. 4- For high-tier investors, those who are willing to invest a million dollars and more, this is an important phase. Deals in this scale can go from purchasing a full floor all the way to complete takeover of the construction plan. The most common deals happen for the first 2 or 3 floors, and for the topmost floor. As for the first 3 floors, the whole floor function can change from a residential area which was supposed to be divided into multiple individual houses to a large boutique, a restaurant, a major supermarket, etc. The topmost floor can take a function of a sky restaurant, a luxurious cafe, or a penthouse for the lucky owner.
Here are the main stages of construction in a building project before the developer hands you the keys and allows you to start renovating your ‘Black Frame’ apartment.1- Firstly, designing and preparing the construction site for the machinery, construction material depots, temporary workers’ housing, equipment storage, etc. 2- Secondly, digging the foundation depending on the height of the building project and pouring foundation concrete, also known as footings. 3- After that, the developer puts up the rough frame. There are 2 easily visible phases. First, you can see the reinforced concrete columns go up. In Georgia, the majority of construction sites pour concrete over a wired meshed column covered by wooden molds. This step is done one storey at the time. Once the concrete takes its intended form, pouring concrete for the roof begins which is the second phase. While workers focus on positioning the molds and wiring the mesh of the new roof, the construction continues in the bottom floors. Once the second floor’s roof is all done, the project enters a new phase. 4- Next, bricks soon arrive, so bricklaying begins in all four corners of the project. Simultaneously to pouring concrete for other top floors, walls for the bottom floors appear. This phase includes almost all walls: exterior, interior, drywalls. 5- Electricity work and plumbing is the next step. Lastly, in this final stage of construction the building will start to have finished interior and exterior walls. Developer must make sure the electricity wires and plumbing pipes are to be brought all the way to your floor making it easy for you to connect electricity and water to your apartment, turning your apartment’s condition from black frame to white frame.
White Frame means flexibilityNow, it’s time to go shopping for the flooring, lighting & furniture. Would you like to use Parkett, Laminate, Ceramic, Porcelain or Marble tiles for your flooring? That is left all up to you. Beds, fridge, sofas, TV, tables, chairs, and a washing machine are the minimum pieces you need to make your new home comfortable for you. Make sure you check the availability of these facilities as some developers have their own interpretation of a White Frame apartment. Make sure you know when the developer is going to hand-over your white frame apartment to you so that you can prepare and finish your apartment to your own taste on-time. Here’s a sample of a property under white frame condition:
1- RenovationInterestingly, a considerable number of apartments in Georgia are out of fashion and need renovation. There are also many apartments with cheap materials used and/or cheap furniture. This gives the international investor an upper hand. As more and more tourists are visiting Georgia, they prefer to stay in nicely designed, modern apartments. This is where investors like you come in to fill the gap and create an awesome apartment AND design it with the help of our experts.
2- Ease of designNext advantage is that you can see the shape of your house. At this stage, the sizes of rooms, their position with respect to the front door now makes sense. Ideas on how to decorate the house start to flow in. As a result, you start to use your creativity and things get really interesting.
3- No major construction hassleTaking the project from Black frame to White frame might be a hassle for many investors. Fortunately, you can leave that to developers. When investing under white frame conditions, you avoid giving the electrical and plumbing to a third party as you would have done if you were to buy black frame.
4- Financial flexibilityYou are the one who gets to decide how much value you are going to put into the apartment. It is going to be your decision all along on how much ROI you expect to get from it. You will be able to earn immediately about a 20% increase on your overall investment if you wish to immediately sell it after. Selling an apartment in Georgia takes around 6 months taking in factors like supply, demand and the season.
5- Variety of optionsLast but not least, this is the ideal phase as an overwhelming majority of properties in Georgia are offered in White frame furnishing. So, you don’t have to worry about not finding your desired property as there is variety; there are simply a lot to choose from.
- cover the maintenance fee
- utility bills, city tax
- inspect the house quality
- rent it out either daily or monthly
- professionally switch between the rent strategies