What Does a Turnkey Price Include? Itemised List

"OK, but what exactly do I get for this money?" – the first and most legitimate question about any quote. One of the biggest trust problems in the Hungarian construction industry is that the word "turnkey" means something different at every company, and two quotes can differ by tens of millions of forints purely because of what was left out of one of them. So here we set out, item by item, what a turnkey price includes at TeleHome – and separately, highlighted, what it does not.

The list is general guidance: the specific technical specification tailored to you is itemised in the annex of every quote we issue, and becomes part of the contract. The exact wall build-ups, U-values and equipment types are on our house building pages and in the technical annex of the quote.

Key takeaways

• Our turnkey price covers everything from design to handover documentation: structure, foundations, facade, roof, windows and doors, building services, electrics, interior finishes.
• It does not include: the plot, utility connections, special foundations, garden, fencing, kitchen furniture, light fittings and stamp duties or fees.
• If an "all-inclusive" price lacks those items, the cost has not disappeared – it just surfaces later.
• Only compare quotes with an itemised technical specification, the same VAT rate and specific equipment types.

Why do two "turnkey" quotes differ so much?

The term "turnkey" has no statutory definition. In practice three levels get mixed up on the market: the structurally complete house (foundations, walls, roof, possibly windows and doors), the "enhanced structurally complete" house (which adds the mechanical and electrical first fix, plastering and screed), and the house you can genuinely move into, where the floor and wall finishes, the painting, the sanitaryware and a working heating system are all in place. If one quote calls the second level turnkey and another the third, the price per square metre cannot be compared from the very first moment.

The other typical difference is how allowances are handled. For floor and wall finishes, sanitaryware and interior doors, many quotes contain either no amount at all or one so low that in practice you cannot shop with it. For every such item we name the material category and the allowance, so you know what you are getting and how much it is worth if you choose something else.

The third: what the build needs but is not part of the house – design, permits, technical supervision, the energy performance certificate. With us these are part of the turnkey price; at many companies they are invoiced separately. That is why the list below is so detailed: not to make it long, but so that every line of it can be ticked off against another quote.

What the turnkey price includes

Preparation and design

• complete architectural design documentation (permit/notification and construction level)
• structural design and calculations
• mechanical and electrical construction drawings, with outlet positions agreed with you
• energy calculation and the energy performance certificate of the finished house
• handling of the building permit / simplified notification procedure
• responsible technical supervision and keeping the electronic construction log

Structure

• ÉMI- and EOTA/ETA-certified MgO SIP wall panels, including manufacturing and delivery to site
• roof structure (SIP roof panels or prefabricated nail-plate trusses) with full build-up
• all fixing hardware, sealing and airtightness system components
• crane hire and structural assembly by a specialist crew
• partition walls

Foundations

• earthworks (topsoil stripping, formation level) under average soil conditions
• formwork, reinforcement and concreting of the foundation (per structural design)
• blinding concrete / floor slab build-up
• damp-proofing against ground moisture
• under-slab / perimeter thermal insulation

Facade and roof

• external thermal insulation composite system (graphite insulation, mesh, primer, decorative render)
• plinth finish
• final roof covering with underlay membrane
• gutters and sheet-metal work

Windows and doors

• triple-glazed windows and entrance door
• external and internal window sills
• professional, sealed (gap-free build-up) installation
• interior doors

Building services

• air-to-water heat pump (heating + active cooling provision)
• complete wet underfloor heating system with room-by-room control
• domestic hot water (DHW) tank
• complete water and drainage first-fix and second-fix installation
• sanitaryware and taps (in the category specified in the quote)

Electrical installation

• complete power installation: wiring, distribution board, protective devices
• switches and sockets (brand/category and quantity specified in the quote)
• basic low-voltage network (conduits for internet/TV)
• lightning protection as required by regulations

Interior finishing

• internal linings, skim coat, painting (white, 2 coats)
• tiled floors (bathroom, kitchen, hallway) and warm floor coverings (bedrooms/living rooms) in the material category specified in the quote
• internal sills, trims and skirting

Handover

• technical handover with protocol and functional tests
• complete handover documentation (drawings, declarations of performance, equipment manuals, warranty cards, energy performance certificate)
• handling of the occupancy notification

Optional extras

• heat-recovery ventilation system
• solar PV system
• air conditioning
• shading (roller shutters, venetian blinds, screens)
• smart-home provision, alarm system
• terrace, carport, canopy

Current prices for the options are itemised in our quote.

What the turnkey price does NOT include

This list is at least as important as the previous one. If you see an "all-inclusive" price somewhere without these items, the cost has not disappeared – it will simply surface later.

• the plot and its purchase costs
• utility connections (water, electricity, gas if needed, sewer/wastewater solution): utility providers' development contributions and connection fees vary greatly from plot to plot – we assess these in advance during the plot assessment
• special foundation requirements (high groundwater, fill or low-bearing-capacity soil, extra work on sloping terrain) – which is why we always commission a soil survey, and only then give a final foundation price
• landscaping, garden, irrigation, lawn
• fence, gate, paving (paving stones and laying)
• kitchen furniture and built-in furniture, household appliances
• light fittings (the wiring is in place and the light points are terminated)
• curtains, curtain rails, decoration
• demolition, if there is an existing building on the plot
• stamp duties, bank and notary fees, insurance

How to compare quotes

1. Ask every bidder for an itemised technical specification – if they will not provide one, that is an answer in itself.
2. Check whether you are looking at a net or gross price, and at what VAT rate (under general contracting, new residential buildings in Hungary currently qualify for the reduced 5% VAT rate – always check the current status of the VAT rules).
3. Check every item on the "NOT included" list above: where does it appear in each quote?
4. Compare the specific equipment types and material categories (heat pump brand/output, window profile and glazing with Uw value, allowance amounts for floor and wall finishes).
5. Ask about the deadline and the consequences of delay – in the contract, with a penalty clause.

Would you like to see what all this means in forints for your house? Request an itemised quote – we are confident it will be the most transparent one you receive.

Frequently asked questions

Does the turnkey price include design and permits?

Yes. The complete architectural, structural, mechanical and electrical design documentation, the energy calculation and certificate, handling of the permit / simplified notification procedure and responsible technical supervision are all part of the turnkey price.

Why are utility connections and all foundation costs not included?

Because they vary greatly from plot to plot: utility providers' contributions and connection fees, and the soil conditions (high groundwater, fill, slope) can only be priced once the specific plot is known. Foundations under average soil conditions are included in the price; special requirements are priced separately after a soil survey.

Do I get a gross or net price?

We always mark it clearly in the quote and state the VAT rate applied. New residential property built under general contracting currently qualifies for the reduced 5% VAT rate in Hungary – we always state the current status of the VAT rules precisely when issuing a quote.