GH BUILDERS Grey Structure vs Turnkey vs Percentage Rate: Which Is Right for You?
Every contractor in Islamabad quotes in different rate models. Here is what grey structure, turnkey, labour rate and percentage rate actually mean — and how to choose the one that fits your budget and involvement.
When you start getting quotes to build a house in Islamabad, you will quickly notice that contractors price work in different ways: grey structure, turnkey, labour rate, with-material, and percentage rate. Comparing them can feel like comparing apples to oranges. This guide explains what each model actually covers, where each one makes sense, and how to choose — so you can compare quotes fairly and avoid surprises.
Whichever model suits you, GH Builders offers all of them. Message us on WhatsApp with your plot details for a written estimate.
Grey structure: the skeleton, built for you
A grey structure contract covers the structural shell of the house: foundation, columns, brick walls, roof slabs, basic plaster, and embedded plumbing and electrical conduits. It does not include tiles, paint, fixtures, kitchen, wardrobes or the finished elevation.
Best for: owners who want to control finishing choices themselves, or build in phases — a solid structure now, finishing later as the budget allows.
Pros: lower upfront cost, phased spending, full control over finishing materials. Cons: you manage the finishing stage separately, which means more decisions and coordination later.
Turnkey: a complete, move-in-ready home
A turnkey contract covers everything from foundation to final finishing — grey structure plus tiles, paint, doors and wardrobes, kitchen, bathrooms, electrical and plumbing fixtures, and the front elevation. You hand over the plot and receive a home ready to live in.
Best for: busy owners, overseas Pakistanis, and anyone who wants a single accountable contractor and minimal day-to-day involvement.
Pros: one point of responsibility, fixed scope, far less stress. Cons: higher total contract value; you rely on clearly written specifications to control finishing quality.
The best way to compare grey structure and turnkey for your own plot is a written, scope-clear estimate. Share your drawings with GH Builders on WhatsApp and we will quote grey structure, turnkey, or a phased plan.
Labour rate vs with-material rate
These two describe how the grey structure or build is priced, and often sit inside the models above:
- Labour rate (total labour): you buy all the material yourself, and the contractor supplies the workforce and site supervision. This works if you have the time and knowledge to purchase and manage material well.
- With-material rate: the contractor handles both labour and material procurement. One accountable party, fewer headaches — the easier choice for most owners.
Percentage rate: for owners who want oversight
Under a percentage rate model, the contractor manages the build and charges a percentage of the total project cost as their fee, while material is purchased with the owner's involvement and oversight. It suits owners who want transparency on material spending and professional management at the same time.
Taci / Karandi rate
Taci and Karandi work refers to specialist structural and finishing stages, priced for those specific tasks. It is useful when you need particular parts of the build handled by a specialist crew rather than a full-scope contract.
A quick comparison
| Model | What it covers | Best for |
|---|---|---|
| Grey structure | Structural shell only | Phased building, finishing control |
| Turnkey | Everything, move-in ready | Busy or overseas owners |
| Labour rate | Workforce only, you buy material | Hands-on owners |
| With-material | Labour + material | Most owners wanting simplicity |
| Percentage rate | Managed build, % fee | Owners wanting oversight + management |
How to choose — three questions
- How involved do you want to be? Very hands-on → labour rate or grey structure. Hands-off → turnkey with material.
- What is your budget rhythm? Paying in phases → grey structure first. Financing the whole build at once → turnkey.
- How much do you want to control finishing? A lot → grey structure. Prefer a set specification and one contractor → turnkey.
Whatever you choose, insist on a Bill of Quantities and a clearly written scope before signing. That single document prevents most cost disputes.
Build with GH Builders
GH Builders offers all of these models — labour rate, with-material, percentage and Taci/Karandi — across Islamabad and Rawalpindi, with 22 years of experience and 250+ completed projects. Send your plot details on WhatsApp and we will recommend the model that fits your budget, then quote it in writing.
Frequently Asked Questions
What is the difference between grey structure and turnkey?
Grey structure is only the structural shell — foundation, walls, roof and conduits — with no finishing. Turnkey covers everything from foundation to a move-in-ready home, including tiles, paint, fixtures, kitchen and elevation. Turnkey costs more but requires far less involvement from you.
Is turnkey more expensive than grey structure?
Yes. Turnkey includes grey structure plus all finishing work — wiring, tiles, paint, doors, kitchen and bathrooms — so the total contract value is higher. However, it gives you a complete home with a single accountable contractor.
What does percentage rate construction mean?
In a percentage rate model, the contractor manages the build and charges a percentage of the total project cost as their fee, with material purchased alongside the owner's oversight. It suits owners who want professional management plus transparency on material spending.
Which is better, labour rate or with-material?
Labour rate suits owners who can buy and manage material themselves, since the contractor only supplies workers. With-material gives you one accountable contractor for both labour and procurement, which is simpler and better for most people. Either way, insist on a BOQ and written specs.
Which construction model does GH Builders offer?
GH Builders offers all of them — labour rate, with-material, percentage rate and Taci/Karandi — across Islamabad and Rawalpindi. Message 0345 5551409 on WhatsApp with your plot details and we will recommend and quote the best fit.