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Construction decision guide

Grey Structure vs Semi-Finished vs Turnkey Construction

Compare the level of work, homeowner involvement and typical project scope before deciding how much of your home construction you want Tryino Homes to manage.

What is grey structure vs turnkey?

Grey structure is the structural shell: foundation, RCC frame, masonry, slabs, basic plaster and MEP rough-ins, without finishes. Semi-finished adds selected intermediate finishing written into the BOQ. Turnkey continues through agreed finishes to handover. Choose grey if you will finish later or stage cashflow; choose turnkey for one accountable path. Final inclusions follow your signed BOQ, not this overview.

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Quick Overview

Grey Structure

Structural shell and basic MEP rough-ins.

May suit you if · Owners who want to control finishes later or stage cashflow.

Read Grey details

Semi-Finished

Grey structure plus selected intermediate finishing.

May suit you if · Families who want a liveable shell without full interior design.

Read Semi details

Turnkey

Construction through defined finishing and handover.

May suit you if · Owners who want a single accountable path to agreed handover.

Read Turnkey details

Construction Scope Comparison

High-level guidance only. Semi-finished finishing categories especially vary by package — always confirm the BOQ.

  • Foundation & structural frameIncluded
  • Masonry / blockworkIncluded
  • Roof / floor slabsIncluded
  • Basic plasterIncluded
  • Electrical & plumbing rough-insIncluded
  • FlooringNot included
  • Paint & ceilingsNot included
  • Kitchen & wardrobesNot included
  • Sanitary fixturesNot included
  • Electrical fixturesNot included
  • Doors & windows (finish package)Not included
  • Ready-to-move handover (agreed finish)Not included

Website scope summaries are for general guidance. Final project inclusions, exclusions, specifications, quantities and commercial terms are defined in the approved project documents.

What Is Grey Structure?

Grey structure is the structural and core building stage of a house — typically foundations, RCC frame, masonry, roof slabs, basic plaster and MEP rough-ins. Finishing work such as flooring, paint, kitchens and fixtures is outside standard grey scope unless separately defined.

Grey Structure May Suit You If…

  • You want Tryino to deliver the structural/core build while finishing is managed separately.
  • You already have finishing vendors or prefer to stage cashflow.
  • You primarily need structural execution and documented site progress.
Tryino manages
  • Verified grey-structure works defined in the project BOQ
  • Structural construction and related site execution for the agreed grey package
  • Progress reporting for the grey scope
You / future contractor manage
  • Remaining finishing scope after grey completion
  • Separate finish contractors and material selections (unless contracted later)
  • Any items listed as exclusions in the approved documents

Exact inclusions are defined in the project BOQ and specification schedule.

Estimate Grey Structure Grey service pageView Grey Projects

What Is Semi-Finished?

At Tryino Homes, semi-finished construction means grey structure plus selected finishing work. Semi-finished can mean different things between contractors — Tryino defines the exact included and excluded work in the project BOQ and specification schedule.

Semi-Finished May Suit You If…

  • You want more completed work than grey structure alone.
  • You want flexibility over selected finishing items.
  • You prefer a balance between contractor-managed execution and homeowner-controlled selections.
Tryino manages
  • Grey structure plus finishing categories confirmed in the BOQ
  • Selected intermediate finishing as specified for the package
  • Site coordination for the agreed semi-finished scope
You / future contractor manage
  • Finishing items outside the agreed semi-finished schedule
  • Furniture, appliances and soft furnishings (unless contracted)
  • Premium selections not covered by the signed specification

Exact inclusions are defined in the project BOQ and specification schedule.

Estimate Semi-Finished View Semi-Finished Projects

What Is Turnkey Construction?

Turnkey construction means Tryino manages the defined construction and finishing scope toward handover. Turnkey does not mean unlimited specifications or unlimited changes — materials, brands, finishes, fixtures, allowances and scope must be defined in the BOQ and specification schedule.

Turnkey Construction May Suit You If…

  • You want one coordinated execution scope.
  • You prefer fewer separate finishing contractors.
  • You want defined finishing responsibility toward an agreed handover.
  • You are coordinating the build remotely (including from overseas).
Tryino manages
  • Agreed construction and finishing scope through handover
  • Defined fixtures and finishes per the specification schedule
  • Snagging against the agreed turnkey package
You / future contractor manage
  • Selections within the agreed package windows
  • Items outside the signed finishes schedule
  • Landscaping, loose furniture and appliances unless contracted

Exact inclusions are defined in the project BOQ and specification schedule.

Estimate Turnkey Construction Turnkey service pageView Turnkey Projects

Building from overseas? Turnkey construction can reduce the number of separate contractors you need to coordinate. Explore overseas construction.

Homeowner Involvement

Qualitative guidance based on how Tryino scopes work — not scientific scores.

Homeowner involvement comparison by construction scope
DimensionGreySemiTurnkey
Contractor-managed scopeCore structure & rough-insStructure plus selected finishingConstruction through agreed finishing
Homeowner coordinationHigher — finishing vendors separateMedium — some selections remain yoursLower — fewer separate finish contractors
Finishing decisionsMostly after grey completionShared with Tryino per BOQDefined in specification schedule
Separate finishing vendorsUsually requiredOften reducedUsually not required for agreed scope
Handover completenessStructural / grey stagePartially finished shellAgreed move-in finish

Compare Estimated Construction Cost

Same plot inputs, three scopes — calculated with the official Tryino Homes estimator. Preliminary planning ranges only.

Semi-Finished

PKR 2.66 Crore – 3.19 Crore

Midpoint PKR 2.92 Crore

≈ PKR 1.44 Crore above grey (midpoint)

Estimate This Option

Turnkey

PKR 3.44 Crore – 4.21 Crore

Midpoint PKR 3.83 Crore

≈ PKR 2.34 Crore above grey (midpoint)

Estimate This Option

These are preliminary planning estimates. Final cost depends on drawings, site conditions, selected specifications and confirmed BOQ.

What Does the Broader Scope Cover?

Differences between grey, semi-finished and turnkey estimates mainly reflect how much finishing work is included in the selected scope — not simply a different contractor margin on identical work.

  • Semi-Finished: Moving from grey to semi-finished typically adds selected finishing categories confirmed in the BOQ — not simply contractor margin. Exact categories vary by package.
  • Turnkey Construction: Moving from grey to turnkey typically adds finishing categories such as flooring, paint, kitchen, wardrobes, fixtures and finishing labour — as defined in the turnkey BOQ. The higher estimate reflects broader included work, not an apples-to-apples mark-up on the same scope.

See Real Projects by Construction Scope

Published Tryino Homes projects filtered by documented scope metadata — not inferred from photos.

View all Grey Structure projects

Which Construction Scope Fits You?

A short preference check — not AI. Results appear immediately with no contact form.

Question 1 of 3

How much of the project do you want Tryino Homes to manage?

The BOQ Matters More Than the Package Name

Two contractors can both use the word “turnkey” while including very different materials and work. Compare scope, quantities, specifications, brands or allowances, exclusions and variation rules — not package labels alone.

Website scope summaries are for general guidance. Final project inclusions, exclusions, specifications, quantities and commercial terms are defined in the approved project documents.

Changes to the agreed project scope should be documented before execution so cost and timeline impacts remain clear.

Still Deciding Between Construction Options?

Share your plot size, location and intended construction stage. Tryino Homes can help you determine the scope that fits your project.

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FAQs

Construction scope FAQs

Clear answers on scope, cost planning, process and coverage.

Grey structure typically covers the structural shell, foundation, RCC work, masonry, roof slabs, basic plaster and MEP rough-ins. Finishes are excluded. Final inclusions are defined in the project BOQ.

Compare construction scopes

Choosing the right construction package

  1. 01

    What each package means

    Grey Structure, Semi-Finished and Turnkey Construction describe how much of the project Tryino Homes manages — and what remains outside the agreed package. Exact inclusions are defined in the project BOQ and specification schedule.

  2. 02

    Grey, semi or turnkey

    Grey structure may suit owners who want to stage finishing separately. Semi-finished adds selected finishing categories defined in the BOQ. Turnkey continues through defined finishing toward an agreed handover — it does not mean unlimited specifications.

  3. 03

    Estimate with the same inputs

    Compare scopes on this page, then use the Cost Estimator with the same plot inputs across all three options. Request a project review when you are ready for drawings and a detailed BOQ.

  4. 04

    Unsure which fits

    Still unsure? Share your plot size, location and preferred involvement level — Tryino can help you decide which scope fits without locking you into a package name alone.