Short answer: choose grey structure if you want full control of finishing, can manage trades yourself, and want to spread spend over time; choose turnkey if you want one accountable team, a single fixed budget, and a move-in-ready house with no day-to-day involvement. Grey structure runs roughly PKR 2,650–3,500/sqft in 2026; turnkey runs PKR 6,700–10,000+/sqft because it includes everything grey leaves out. This post lays the two side by side so you can decide on your own terms.
What each one actually means
A grey structure is the skeleton of the house: foundation, columns, beams, slabs, brickwork, plaster, electrical conduit, and sanitary rough-in. It stops at the casting of the final roof slab. There are no tiles, no paint, no doors, no windows, no fittings — it's a weather-tight shell you then finish yourself.
A turnkey build is grey structure plus all finishing, delivered as a single contract: flooring, paint, kitchens, bathrooms, doors, windows, electrical fixtures, plumbing fixtures, woodwork, and external finishes. You hand over the plot and get back a house with the keys — hence "turnkey."
Side by side
| Grey structure | Turnkey | |
|---|---|---|
| What's included | Foundation, columns, slabs, brickwork, plaster, conduit, rough-in | Everything in grey, plus all finishing, fixtures, and fittings |
| 2026 rate (DHA) | PKR 2,650 – 3,500 /sqft | PKR 6,700 – 10,000+ /sqft |
| Who manages finishing | You (separate trades and procurement) | One contractor, end to end |
| Budget shape | Lower upfront; finishing spend spread over time | Single fixed budget agreed at the start |
| Your time involvement | High — you coordinate the finishing | Low — milestone updates only |
| Cost control | Full, line by line, if you have the time and know-how | Locked at the spec sheet; deviations re-quoted |
| Best for | Hands-on, locally present owners | Busy or overseas owners who want it done |
The cost difference, explained
The gap between PKR 2,650–3,500/sqft and PKR 6,700–10,000+/sqft isn't a markup — it's the finishing scope that grey structure simply doesn't contain. Within turnkey there's a wide range too: a budget finish lands around PKR 6,700–7,500/sqft, a solid A-grade standard at PKR 8,000–8,800/sqft, A+ premium at PKR 9,000–10,000/sqft, and luxury beyond that. The spread comes almost entirely from finishing choices — imported versus local tiles, fittings, and joinery — not from the structure underneath. Our breakdown of where the extra rupees in premium turnkey actually go walks through that delta line by line.
One important note: a grey structure plus DIY finishing does not always come out cheaper than turnkey. When you manage trades yourself, you carry the procurement risk, the rework when a sub-contractor gets it wrong, and the cost of any delays. Owners who finish their own grey shell well are usually those who are present, patient, and comfortable running a small project. Model both routes against your own plot with the construction rate calculator before you decide.
When grey structure is the right call
- You're local, present, and willing to coordinate finishing trades directly.
- You want to lock in the structure now and finish in phases as funds come in.
- You have strong opinions on finishing and want to source materials yourself.
- You already have a trusted finishing crew and just need a clean shell built right.
When turnkey is the right call
- You're overseas or too busy to manage day-to-day construction.
- You want one team accountable for the whole result, not a chain of sub-contractors.
- You want a single fixed budget agreed before work starts.
- You'd rather make decisions once, on a spec sheet, than weekly on site.
The hidden cost most people miss
The line that gets underestimated in a grey-then-DIY plan is the cost of coordination — your own time, the gaps between trades, and the rework when one sub-contractor undoes another's work. A tiler who starts before the plumber has finished, or paint that goes on before the electrical fixtures are set, means redone work that nobody quoted for. Turnkey folds that coordination into one contract, which is a real part of what the higher per-sqft rate buys. It's not that turnkey is "premium" and grey is "value" — they're two different deals. Grey trades a lower rate for your involvement; turnkey trades a higher rate for someone else carrying the risk. Whichever you pick, get the steel weight, cement brand, and curing protocol in writing first, because those decide whether the shell underneath the finish is actually sound.
Short FAQ
Is grey structure always cheaper than turnkey?
The headline per-sqft rate is lower, yes — but the total cost depends on how well you manage the finishing yourself. Self-managed finishing carries procurement, rework, and delay risk that a fixed-price turnkey contract absorbs for you. The honest comparison is grey-plus-your-finishing-budget against the turnkey number, not grey against turnkey.
Can I start with grey and convert to turnkey later?
Yes. Many owners commission a grey structure first, then bring the same team back for finishing once budget allows. Keeping one team across both stages avoids the "who's responsible for this crack" dispute that happens when a new crew inherits another's shell.
What does a turnkey contract actually fix?
A good turnkey contract fixes the spec sheet — the exact tiles, fittings, paint, and joinery — and the price for that spec. Any change you request mid-build is re-quoted before work begins, so the budget moves only when you decide it should. For the detail on what separates standard from premium, see standard vs premium turnkey; for what a grey shell precisely includes, see what grey structure includes, with a real BOQ.
How to decide in five minutes
Ask yourself one question: do I have the time and the appetite to run the finishing myself? If yes, grey structure gives you control and lets you phase the spend. If no, turnkey buys you a single accountable team and a fixed number. Either way, anchor your budget with the construction rate calculator first, then request a spec'd quote through the free quote form and we'll reply by email.