Straight talk about price
Why we are expensive
The full cycle at stroydom.ge costs 1,250–1,550 GEL/m², a shell 500–700 GEL/m², ready for finishing 850–1,100 GEL/m². That price includes what a cheap estimate strikes out: engineering before construction at 3–5% of the budget, a site manager and engineering control at each stage, design-grade materials, time for concrete to gain strength, and a warranty of up to 10 years under the handover certificate.
Clients regularly send us estimates where the same house costs a third less. We do not argue with the number; we show what it leaves out. The gap almost always comes down to one of four things: work simply missing from the estimate, materials of a lower class, nobody on the crew accountable for method, or stages run in the wrong order. None of it is visible when you sign, but all of it is visible by year three.
Where exactly is the cheapness hidden in an estimate?
We finish other contractors' projects often enough to know the list by heart. It is short and it repeats with almost no variation.
Cheaper on paper, not on site
The estimate omits work the house cannot be built without: soil removal and disposal, formwork, scaffolding, rough materials, site levelling, utility connections. None of it disappears. It arrives as a variation order at the point where refusing is no longer an option: the machinery is on site, the pit is dug, and you have no negotiating position left.
Cheaper in the materials
Rebar one size below the drawings, concrete a grade below the calculation, waterproofing in one layer instead of two, insulation at a lower density. On the acceptance sheet it all looks identical; in the house it does not: cracks in a load-bearing wall, a cold corner, a terrace leaking after two winters.
Cheaper in the people
With no site manager, no engineer and no design supervision, work gets done the way it has always been done rather than the way it was drawn. This is not about dishonesty; people may be trying in good faith. It is that some decisions on site require a calculation, not experience: seismic connections, rebar layout, falls and gradients, service entry points.
Cheaper in the sequence
A forgotten drainage sleeve means breaking open the screed. Screed before the electrical first fix means chasing channels into a fresh floor. Finishing before the concrete has gained strength and dried means cracks through the finished surface. Every one of these reorderings costs more than the entire saving on price.
What does stroydom.ge build, and what does it turn down?
We have deliberately narrowed our specialisation. It makes results easier to stand behind, and it is more honest towards the client: taking on everything means working somewhere without the right competence.
Monolithic reinforced concrete only
The foundation is a cast-in-place raft or piles with a grillage. Above it, a monolithic frame: columns, beams and slabs tied by reinforcement into a single spatial system. In the 8-point seismic zone Tbilisi sits in, this is a structure whose behaviour can be calculated rather than assumed.
Walls in pumice and cinder block
The frame carries the load; the walls only fill it. Pumice and cinder concrete suit that role better than heavy materials: lighter, warmer, cheaper to lay and no extra load on the slabs. Always with reinforced concrete ring beams and bed-joint reinforcement, because plain masonry has no place in a seismic zone.
The whole house first
Our main product is a house built under a single contract, from plot to keys. Separate jobs, apartment refurbishment included, we take as standalone orders from 1,000 GEL.
Also: supervision and corporate contracts
Apart from building houses and separate jobs, we sell supervision of other contractors' sites and take contracts for corporate clients.
Who is accountable for the house being built right?
The difference between "we do quality work" and quality you can hold someone to is a name under an acceptance act. At every stage there is a person who inspects the work and signs for it.
Built to the drawings, not from memory
The working documentation is on site, and departures from it are agreed with the designer rather than decided on the spot. If it turns out mid-build that the design needs to change, we change the design rather than build past it.
Concealed work signed off before it is closed
Reinforcement, waterproofing, service runs and insulation are all inspected, photographed and accepted by act before anything is poured or boarded over. A month later it cannot be checked: verifying it would mean dismantling what you have already paid for.
Materials with paperwork
Concrete arrives with a batch certificate, rebar with a mill certificate. Grade and class are checked against the drawings on delivery, not taken on the supplier's word. It is the dull part of the job, and precisely the part that is easiest to skip.
As-built documentation handed over
At completion you receive more than keys: stage acceptance acts, as-built drawings, material certificates, warranty undertakings. That is what makes the warranty enforceable if something does go wrong, and it is what you will need for commissioning and for resale.
What is the stroydom.ge price made of?
| Item | What is included and the price |
|---|---|
| Engineering before construction | Site geology, structural calculation for seismic loads, working documentation. Around 3–5% of the budget that removes most of the risk, and the first thing struck out of a cheap estimate. |
| People who check the work | A site manager, stage-by-stage engineering supervision, and a procurement lead who verifies material batches. A separate cost line that many contractors simply never budget for. |
| Materials to the specified class | Concrete at the calculated grade, rebar at the drawn section, waterproofing in the specified number of layers. We do not substitute something similar and cheaper. Where a saving is possible, we raise it with you and put it in the design. |
| Time for the method to work | Concrete gains strength for as long as it needs to. The next stage does not begin until the previous one has been accepted. Sometimes slower, always cheaper than rebuilding. |
| A warranty that is backed | Up to 10 years from handover. A warranty only means something when the company knows exactly what it built and can evidence it. |
Engineering before construction
Site geology, structural calculation for seismic loads, working documentation. Around 3–5% of the budget that removes most of the risk, and the first thing struck out of a cheap estimate.
People who check the work
A site manager, stage-by-stage engineering supervision, and a procurement lead who verifies material batches. A separate cost line that many contractors simply never budget for.
Materials to the specified class
Concrete at the calculated grade, rebar at the drawn section, waterproofing in the specified number of layers. We do not substitute something similar and cheaper. Where a saving is possible, we raise it with you and put it in the design.
Time for the method to work
Concrete gains strength for as long as it needs to. The next stage does not begin until the previous one has been accepted. Sometimes slower, always cheaper than rebuilding.
A warranty that is backed
Up to 10 years from handover. A warranty only means something when the company knows exactly what it built and can evidence it.
Updated:
Send us another contractor's estimate for review
We will look for missing stages, understated quantities and the line items that typically come back as a variation order. No obligation: even if you build with someone else, you will know what the job really costs.
We will call within an hour, 24/7. You do not need drawings for the first conversation.
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Common questions about price
How much more expensive are you than the market average?
The fair comparison is not the bottom line but the scope behind it. When we bring another estimate up to our scope (adding the missing items, raising materials to the specified class, including supervision), the gap usually narrows from 30–40% to 5–15%. What remains is engineering, supervision and warranty.
Is there anything you can make cheaper?
Yes, but not the structure or the concealed work. Real savings come from the floor area and shape of the house, the number of storeys, the class of finishes and equipment, and the order of works. All of it is discussed at design stage, written into the documentation, and never turns into a surprise on site.
Can you just refurbish an apartment?
Yes, as a standalone order from 1,000 GEL. Our main product is still the whole house, and our control system (design, acceptance acts, supervision, warranty) is built around that format. Apart from building houses, we sell supervision of other contractors' sites and take corporate contracts.
Why only concrete frame and block?
Because in seismically active Georgia this is a structure with predictable behaviour: it is calculated, reinforced to that calculation and works as a single system. We do not build timber-frame or modular houses. They are not bad, but we are not prepared to stand behind work in which we have no deep practice of our own.
Can the estimate really not grow?
The estimate is fixed by contract and changes only through variations you have agreed in writing yourself: a different finish, an added room, a design change. Work we failed to account for through our own error is our responsibility, not a reason to ask you for more.