Complete guide to move-in-ready turnkey construction. Plot-size pricing, quality tiers, what's included, city-wise rates + what to expect.
Turnkey construction (also called "complete construction" or "ready-to-move") is a contract where the contractor delivers a fully finished move-in-ready house. Everything from foundation through tiles, paint, fixtures, kitchen, bathrooms is included.
You hand over the plot + design + budget, and receive keys to a move-in house. Single contractor accountable for total quality, schedule, and cost.
Standard Turnkey Includes:
Typically Excluded (unless specified):
| Tier | Materials | Premium vs Standard |
|---|---|---|
| Economy | Local tier-2 tiles (Karam), Adam Jee sanitary, single-coat paint, MDF doors | -30 to -40% |
| Standard | Master/Sonex tiles, Master sanitary, plastic emulsion paint, ash doors | Baseline |
| Premium | Imported tiles, Toto/Kohler sanitary, weathershield paint, solid wood doors | +30 to +50% |
| Luxury | Italian marble, designer sanitary (Hansgrohe, Duravit), decorative finishes, oak/teak doors | +80 to +150% |
| Ultra-Luxury | Carrara/Calacatta marble, Bang & Olufsen integration, smart home, premium imports | +150 to +300% |
| Plot | Economy | Standard | Premium | Luxury |
|---|---|---|---|---|
| 3 Marla | Rs 55-75 Lac | Rs 80 Lac-1 Cr | Rs 1-1.3 Cr | — |
| 5 Marla | Rs 70-95 Lac | Rs 95 Lac-1.35 Cr | Rs 1.4-2 Cr | Rs 2-3 Cr |
| 7 Marla | Rs 1-1.3 Cr | Rs 1.3-1.9 Cr | Rs 2-2.8 Cr | Rs 3-4 Cr |
| 10 Marla | Rs 1.5-1.9 Cr | Rs 1.9-2.8 Cr | Rs 3-4 Cr | Rs 4-6 Cr |
| 1 Kanal | Rs 2.8-3.5 Cr | Rs 3.5-4.5 Cr | Rs 4.5-6.5 Cr | Rs 7-12 Cr |
| 2 Kanal | Rs 6-8 Cr | Rs 8-10 Cr | Rs 10-14 Cr | Rs 15-30 Cr |
| City | Standard Turnkey/sqft | Premium Turnkey/sqft |
|---|---|---|
| Lahore | Rs 5,500-6,500 | Rs 7,500-9,500 |
| Islamabad | Rs 6,000-7,200 | Rs 8,500-11,000 |
| Rawalpindi | Rs 5,500-6,500 | Rs 7,500-9,500 |
| Karachi | Rs 6,000-7,500 | Rs 8,500-11,500 |
| Faisalabad | Rs 4,800-5,800 | Rs 6,500-8,200 |
| Multan | Rs 4,500-5,500 | Rs 6,200-7,800 |
| Peshawar | Rs 5,500-6,800 | Rs 7,500-9,800 |
| Category | % of Turnkey | 10 Marla Standard (Rs 2.3 Cr) |
|---|---|---|
| Grey Structure | 50-55% | Rs 1.15-1.27 Cr |
| Floor + wall tiles | 10-13% | Rs 23-30 Lac |
| Paint + plaster finishing | 4-6% | Rs 9-14 Lac |
| Doors + windows | 6-8% | Rs 14-18 Lac |
| Kitchen + bathrooms | 10-12% | Rs 23-28 Lac |
| Electrical fixtures | 4-6% | Rs 9-14 Lac |
| External works | 4-6% | Rs 9-14 Lac |
| Contractor fee | 3-5% | Rs 7-11 Lac |
For time-poor owners — yes. Single contractor accountable, predictable schedule, no material headaches. For hands-on owners — grey may save 10-15%.
Yes — owner-specified premium materials common. Upgrade cost charged separately on actual + markup. Specify clearly in contract.
Pool, smart home, premium imported materials, designer landscape, custom furniture, solar (unless specified). Common add-ons billed separately.
Turnkey single contractor accountable for total quality. Separate finisher coordination falls on owner — typically 5-15% extra in cost overruns + delays.
