Turnkey means you hand over the plot and get back the keys to a finished house. The builder takes responsibility for design coordination, construction, materials and finishing. It suits owners who work full-time, live abroad, or simply do not want to manage a dozen trades.
The trade-off: you are trusting one party with most of the decisions. The specification sheet and contract are what protect you.
What is included
| Stage | Typical turnkey scope | Check in writing |
|---|---|---|
| Design | Floor plans, elevations, structural, electrical and plumbing drawings | Number of revisions included |
| Approval | Drawing preparation and submission support | Who pays authority fees |
| Grey structure | Excavation, foundation, frame, slabs, brickwork, plaster, conduits | Steel grade, cement type, concrete mix |
| Finishing | Floors, tiles, bathrooms, kitchen, doors, windows, paint, fittings | Sizes, grades, quantities per room |
| Services | Water tanks, pumps, wiring, DB boxes, gas piping | Wire gauge, pipe type, points per room |
| External | Boundary wall, gate, driveway, landscaping | Often excluded – confirm |
| Handover | Snag fixing, cleaning, utility connection support | Defect liability period |
When turnkey makes sense
- You cannot visit site regularly.
- You want one party responsible for defects.
- You prefer a fixed scope and price over buying materials yourself.
- You are building to rent or sell and want a predictable timeline.
Step-by-step process
- Brief – share plot size, location, floors, rooms and budget.
- Concept design – layout options and elevation.
- Specification sheet – the builder lists every material and finish. Mark changes now, not later.
- Quote and contract – rate per sq ft of covered area or lump sum, payment stages, timeline, penalties and defect period.
- Approval – drawings go to LDA (online via the Punjab e-Biz portal), DHA or your society.
- Grey structure – with stage inspections: steel before each pour, curing, plaster.
- Finishing – owner approves samples (tiles, sanitary, paint shades) before installation.
- Snagging and handover – joint walk-through, defect list, fixes, keys.
Approvals and documents
You will usually need ownership documents for the plot, approved building plans from the relevant authority (LDA, DHA or society), and later utility connections from LESCO for electricity and SNGPL for gas where available. The builder can prepare files, but approvals are in the owner's name. LDA publishes its Building and Zoning Regulations 2019 on its website.
What affects the cost
Recent published ranges in Houseplot construction rate data (October 2026) put a complete house in Lahore at roughly Rs6,500–13,450 per sq ft, with a standard-spec Lahore figure around Rs7,500 and DHA around Rs7,950. Your quote moves with:
- Covered area and number of floors; a basement adds significant cost.
- Specification level of tiles, sanitary, kitchen, woodwork and windows.
- Steel and cement rates at the time of purchase.
- Structural complexity: wide spans, cantilevers, double heights.
- Whether design fees, approval fees, boundary wall and landscaping are included.
- Society rules and site access.
Treat any rate as meaningless until it is attached to a specification sheet.
Questions to ask the builder
- Is your firm registered with PEC, and who is the PEC-registered engineer on my project?
- Can I visit two sites currently under construction?
- What exactly is in your specification sheet, room by room?
- What is the payment schedule, and is each payment tied to a completed stage?
- How are price changes in steel and cement handled?
- What is your defect liability period, and what does it cover?
- Who supervises the site daily, and how will you report progress to me?
Red flags
- A rate with no specification sheet.
- Big advance before any work.
- Vague words like "standard fittings" or "good quality tiles".
- No clause for delays or for material price changes.
- Pressure to start before approval.
- No retention or final payment held back until snags are fixed.
FAQs
Is turnkey more expensive than managing it myself? The builder adds overhead and profit, but saves you time and wastage. Compare a turnkey quote with your own estimate using the same specification.
Can I choose my own tiles and fittings in a turnkey contract? Yes, if the contract sets an allowance per item. If your choice costs more than the allowance, you pay the difference.
What if steel or cement prices rise during construction? That depends on the contract. Some builders fix the price; others add an escalation clause. Agree it in writing before signing.
Should I hold back a final payment? A retention held until snags are fixed and the defect period starts is common practice and gives you leverage. Agree the amount in the contract.
Does turnkey include the boundary wall and gate? Not always. Ask, and get it written in the scope.
This page is general information; confirm with the relevant authority or a qualified professional before you act.
Sources
- Lahore Development Authority – official website (e-Biz building plan approval, Building and Zoning Regulations 2019)
- Houseplot construction rate data (October 2026) – complete-house per sq ft ranges for Lahore and DHA