Turnkey construction is not just a marketing term, but a model in which a single contractor takes responsibility for the entire process, from the initial sketches to the moment you can unlock the door and begin using the space.
In practice, this means that the investor or private client does not have to operationally coordinate individual contractors, align construction phases, or resolve day-to-day technical issues, but instead receives a completed property built according to predefined specifications, price, and deadlines.
When it comes to purchasing a newly built property, the buyer takes over a technically completed, compliant, and functional building, constructed in accordance with the agreed standard and ready for use.
The greatest value of this construction model lies in transferring project management, risks, and intermediate steps from the client to the general contractor. This is particularly important in the construction of houses, apartments, and coastal projects, where logistics, weather conditions, and material availability can significantly affect costs and construction timelines.
Turnkey as Responsibility, Not Just “All the Work”
In traditional construction, the client often contracts multiple different contractors: one for structural works, another for installations, a third for finishing works, and a fourth for the façade. In this model, problems typically arise at the intersections: who is responsible for delays, who fixes someone else’s mistake, and who coordinates the work across phases?
In the turnkey model, the general contractor manages all work through a single contractual and organizational line. This includes:
- project planning and development (in cooperation with designers)
- site preparation and logistics organization
- execution of structural works and all installations
- finishing works and equipping according to the agreed standard
- technical documentation, quality control, and handover of the property
Therefore, “turnkey” is not just a promise that the house will be finished, but an obligation that it will be completed in a functional and contractually agreed condition, without shifting responsibility to third parties.
What Is Included in the Price and What Is Often Misunderstood
When discussing turnkey construction pricing, many expect a single figure that covers every possible wish. In reality, a quality contractor prepares a detailed cost breakdown and clearly defines what is included and what is not. A fixed price only makes sense if the scope of work, materials, and standards are precisely described.
The turnkey price typically includes construction works, installations, finishing surfaces, basic sanitary equipment, and all work required to make the property ready for use. However, differences often arise in items such as:
- level of finishing materials (ceramics, parquet, joinery, metalwork)
- heating and cooling systems (e.g., heat pump vs. standard solutions)
- exterior landscaping (yard, fences, pool, horticulture)
- furniture and interior furnishing (sometimes included, often an additional service)
A good turnkey contract does not hide costs but breaks them down clearly: specifying materials, installation methods, brands or quality classes, and finishing criteria.
Project, Permits, and Legalization: Where Construction Truly Begins
Many people only realize the complexity of construction when they reach the documentation stage. In Croatia, key issues include building permits, construction conditions, project compliance, and land registry status. For renovations or adaptations, additional questions arise regarding legalization, as-built conditions, and potential restrictions.
Within a turnkey approach, a serious contractor or investor can take over coordination of:
- project preparation and alignment
- obtaining permits and approvals
- communication with relevant authorities
- preparation for site registration and organization of professional supervision
This is not a minor detail, as permit delays and incomplete documentation often become the biggest “gap” in deadlines and budgets, regardless of how smoothly the on-site construction work proceeds.
Phases of Building a House or Residential Property Under One Management
Turnkey construction is easiest to understand through its phases. Although every project differs, the general sequence is usually similar:
Site Preparation and Organization
Includes detailed execution planning, ordering materials, machinery scheduling, and work timeline planning. Good preparation reduces delays and improvisation.
Structural Works and Construction
Foundations, load-bearing walls, slabs, roofing—the part of the project that defines the durability and safety of the building. Quality here later shows in stability, cracks, thermal bridges, and overall comfort.
Installations and Enclosure
Electrical installations, water supply, drainage, ventilation, and heating/cooling systems must be aligned with the project and finishing layers. Different trades often “collide” at this stage, making unified project management a major advantage.
Finishing Works and Final Treatment
Plastering, screeds, waterproofing, ceramics, flooring, painting, façade, joinery. This is where the client most visibly notices the standard of work, making precise agreements on materials and execution crucial.
Handover and Move-In
Handover is not just a formality. It includes verification of completed work, correction of any defects, and delivery of documentation. Only then does the “key” truly have meaning—because the property must be ready for occupancy and use.
How to Recognize a Quality Turnkey System
The difference between a reliable and a problematic offer rarely lies in the phrase “we do turnkey construction,” but almost always in the level of transparency. The most important elements are:
- clearly defined scope of work: what is included and what is additional
- phased deadlines: not only the final completion date, but also control points during execution
- material standards: verifiable specifications rather than general wording
- regular progress reports: photos, records, supervision, and proof of execution
- one responsible person for communication and coordination
When these elements are in place, turnkey becomes a way to manage house or apartment construction as a predictable project rather than a series of improvisations. In this model, the client gains clearer cost control, the contractor has clearly defined execution conditions, and the property is delivered as a fully functional whole—from the very first turn of the key in the lock.