Black frame finishing in new residential complexes in Tbilisi

What is a black frame in Tbilisi’s new developments?

A black frame apartment is the most basic, unfinished version you can buy. It includes the core structure — load-bearing walls, partition walls, windows, and a front door — but that’s where it ends. There are no utilities, no flooring, and no interior finishes. You won’t find wiring, plumbing, heating systems, or any kind of surface finishing. As the buyer, you’re starting from scratch: installing all systems, adding walls if needed, laying floors, and doing all the design and decoration yourself.

The big advantage here is total creative freedom. You get to decide everything — from layout and materials to the tiniest design details — and you’re in full control of quality at every stage. That said, black frame apartments require serious time, effort, and money. It’s a great option if you’re ready for a full-scale renovation project and want to build your ideal home from the ground up.

How does a black frame differ from white or green frames?

In Tbilisi, most new-build apartments are sold in one of three conditions: black frame, white frame, or green frame. These refer to how much work has already been done — and how much is left for the buyer. Knowing the difference can help you understand what to expect in terms of cost, timing, and effort.

A black frame is the most unfinished version. You get a bare concrete shell: no utilities, no interior work — just walls, windows, and a door. Everything else, from plumbing to lighting, is your responsibility. It's ideal for buyers who want complete flexibility and don’t mind managing a full renovation.

A white frame is a middle-ground option. The key utilities — electricity, water, sewage, and heating — are already installed. The walls are plastered and leveled, and the floor has a basic screed. This gives you a solid base to work with, saving time on rough construction while still allowing for personalization.

A green frame is fully finished and move-in ready. The flooring is done, the walls are painted, lighting and plumbing fixtures are installed, and interior doors are in place. All you need to do is bring furniture and appliances — no extra work required.

In short, the main difference lies in how much of the work is done for you — and how much you’re willing (or able) to do yourself. A black frame offers full control, but demands more effort. A white frame gives you a head start. And a green frame is for those who want turnkey convenience.

Black frame apartments: pros and cons for buyers

One of the biggest advantages of buying a black frame apartment is the lower upfront cost — it’s usually cheaper than both white and green frame options. You also get full creative control: choose your own materials, layout, and finishes without having to undo someone else’s design choices. Plus, you can stretch out renovation costs over time instead of paying everything all at once.

On the flip side, this level of freedom comes with serious responsibility. You’ll need to hire trustworthy contractors, manage a renovation project from start to finish, and handle all purchasing and planning yourself. For someone without experience, it can easily turn into a long, stressful — and expensive — process.

A black frame is a great fit for buyers who are ready to take on the full scope of building out a home from scratch. But if your priority is moving in quickly and avoiding construction headaches, you might be better off with a white or green frame apartment.

What to look out for when buying a black frame apartment in Tbilisi

Buying a black frame apartment in Tbilisi can be a great opportunity — especially if you want a space tailored entirely to your taste. But before you sign anything, it’s important to understand exactly what you’re getting. A seemingly simple concrete shell can hide a lot of complexity.

• Build quality. Check the walls, ceilings, and partitions for cracks, uneven surfaces, or moisture stains. The quality of the concrete and masonry work matters — it's the foundation for everything that comes after.
• Wall thickness and sound insulation. Ask what materials were used and how well the apartment blocks out noise from neighbors. Poor soundproofing is a common issue in budget buildings.
• Layout and structural walls. Take a close look at the layout and consider whether it fits your needs. If you’re thinking about changing the floor plan, make sure you’re not touching any load-bearing walls — that could be a problem or require special permits.
• Natural light and window orientation. Pay attention to how much sunlight enters the space and where the windows face. South- or east-facing units tend to be brighter and more energy-efficient — which can make a big difference in both comfort and heating costs.
• Access to utilities. Even though a black frame doesn’t include internal wiring or plumbing, you’ll want to know where the main water, sewage, and electrical risers are located. This affects how easily and affordably you can lay out your systems.
• Paperwork and developer responsibilities. Make sure you get all technical documents, floor plans, and clear info on utility hookups. Ask whether connection fees for electricity, water, and heating are included — sometimes they’re not.

At the end of the day, a black frame apartment is a blank canvas — and you’re the builder. That’s why it’s worth taking the time to inspect everything thoroughly, ask the right questions, and bring in a professional if needed. A bit of extra attention now can save you a lot of time, stress, and money later on.