Turnkey
Construction
Projects

Workplace Design Project

For business and
individual clients

Short-term Rendal Investment

Turnkey Construction Projects

For business and individual clients

Workplace Design Project
Short-term Rental Investment

Turnkey construction is a type of service that makes the life of future property owners significantly easier and simpler.

Here is how it works in a nutshell.

1

The contractor acts as a Single Point Of Contact (SPOC) for the client.  This reduces errors and stress, saves time and resources, and lightens the load on the client and their team.

2

The contractor assumes responsibility for the entire project and takes on any potential risks.

3

Most importantly, the contractor guarantees to the client the price, the delivery date, and the precise quality standard of the project.
In short, the client can enjoy peace of mind and can focus on other priorities.  
Almost half of the projects Kragelj is working on are turnkey projects, and the ratio is projected to increase. 

Clients include global corporations, fast-growing technology, and services companies, as well as private investors and businessmen, foreign and domestic.

Commercial, hospitality, and residential properties – of various types and sizes – are the best candidates for turnkey projects.

These may include workplace projects (new design or renovation), real estate investments, and residential properties.

See our turnkey construction guide below or contact us for more details.

Alja Ceglar

Project Leader

Projects that benefit most

Turnkey construction management is the best choice for projects with: 
  • Strict deadline - The project is on a tight schedule with no time for setbacks or delays
  • Fixed budget - There’s no room for mistakes, miscalculations, or change orders
  • High standard - Client expects a high-quality product and the best value for money
  • Great complexity - The project calls for a skilled, experienced, and well-managed team
  • Multiple phases - Smart planning is critical to avoid scheduling conflicts and inefficiencies
  • Large teams - Effective teamwork is needed to meet quality standards, deadlines, and financial goals

Types of turnkey projects 

Turnkey construction includes both new construction and renovation projects.

Commercial, hospitality, residential and mixed-use projects are most frequently delivered under a turnkey contract.  

Commercial

Workplace design (new)
Workplace redesign
Office building
Innovation center/showroom
Retail space

Hospitality

Rental apartment
Rental villa
Hotel
Restaurant
Café

Residential

Home design (+build)
Home renovation
Apartment design
Apartment renovation
Long-term rental

Mixed-use properties

Residential & hospitality
Residential & commercial
Hospitality & commercial
Medical & hospitality
Medical & commercial

Turnkey project clients

Here are three groups of typical clients for turnkey construction services.

01 BUSINESS OWNERS

Owners of young startups and small to medium size, fast-growing companies from a range of sectors including technology, digital services, and biotech.

02 BUSINESS LEADERS

CEOs, managers, and equity holders of progressive regional and international companies of all industries and sizes.

03 INDIVIDUAL INVESTORS

Individuals and couples including entrepreneurs, company owners, and CEOs.
Why they choose turnkey 
  • Have no time or desire to manage the project themselves
  • Can’t spare a team member to manage or oversee the project
  • Wish to decrease risk and liability
  • Wish to outsource responsibility for the quality, timing, and budget
  • Are not physically present in the city or country
Typical projects
  • Workplace design / renovation
  • New office building
  • Family home / apartment
  • Holiday home / apartment
  • Vacation rental property
  • Mixed-use property
  • Real estate investment
  • Commercial / retail property

How a turnkey construction differs from traditional project delivery

It’s flexible and adaptable.

The process can be tailored to the unique needs of the client.

It’s all-inclusive.

It contains every single task outlined below.

Note: The client can decide to switch to turnkey construction even after the beginning of the project.  In fact, it’s often best to make this decision after the schematic design phase is completed (Phase 4).

New Workplace Design for GenePlanet - Kragelj arhitekti - foto Janez Marolt (5)

Turnkey process

If the property or location is NOT yet known the project starts with…

Step 1: The objectives and scope of the project (location independent) are defined in collaboration with the client.
Step 2: The client specifies search criteria, including the characteristics of the ideal location or property.
Step 3: Real estate market search is completed, also looking at non-listed properties.
Step 4: Site visits, property inspections with prices and terms, legal, tax, and financial property check is done.
Step 5: Full report with recommendations is prepared for the client who confirms the shortlist of locations.
Step 6: A test-fit is developed, a conceptual, location-independent design is applied to shortlisted properties.
Step 7: Preliminary project timeline is estimated for all locations
Step 8: Preliminary cost estimates are done, incorporating construction and operational costs.
Step 9: Total cost of ownership (TOC) can be calculated for two or three of the most promising scenarios.
Step 10: The final cost-benefit analysis and feasibility studies are presented to the client.
Step 11: The client selects and confirms the best option.

Phase 0 projects progress to Phase 1, Step 5.
Projects where the location or property are already known, start with Phase 1.

Step 1: The objectives and scope of the project are defined in collaboration with the client.
Step 2: Interviews with the client and their people are conducted, the project team is assembled.
Step 3: Location analysis is completed through measurement and observation.
Step 4: The property is measured and the floor plans are updated as needed, ensuring that all drawings are accurate.
Step 5: A set of conceptual designs are created.
Step 6: The conceptual ideas are presented to the client.
Step 7: A preliminary cost estimate is developed.
Step 8: A preliminary timeline is prepared.

Step 1: The property is measured and the floor plans are updated as needed, ensuring that all drawings are accurate.
Step 2: Two to four variations of the design are prepared, and two to three presentations to the client using 2D sketches and mood boards are conducted.
Step 3: Photorealistic visualizations are prepared before finalizing the design.
Step 4: The cost estimate is updated to reflect the final design, and used as a feedback loop against the preliminary cost estimate.
Step 5: The project timeline is adjusted for the chosen design solutions.
Step 1: The final design solution, costs, and timeline are confirmed with the client.
Step 2: Technical drawings and reports for approvals and obtaining a building permit are prepared.
Step 3: The legal process of obtaining all necessary approvals and a building permit is managed.
Step 1: Principal architecture plans and all other applicable drawings and plans are prepared.
Step 2: Structural, mechanical, electrical, and other plans are prepared, coordination with the owner’s specialists is ensured.
Step 3: Detailed interior design drawings are prepared.
Step 4: Construction specifications (inventories) with detailed descriptions of work procedures, colors, materials, patterns, textures, etc. are prepared.
Step 1: The tendering process is coordinated.
Step 2: All bids are reviewed.
Step 3: Negotiations are conducted with the tenderers.
Step 4: The final cost estimate is prepared.
Step 5: The implementation timeline is prepared.

Step 1: Contractors are confirmed and agreements are signed.
Step 2: The contractors are introduced to the project.
Step 3: All contractors are supervised and coordinated (ongoing).
Step 4: The project budget is updated and managed.
Step 5: The project timeline is updated and managed.
Step 6: A communication plan and status reports are prepared.
Step 7: The construction starts and is managed and supervised.
Step 8: A project scope is developed and managed.
Step 9: Purchasing (procurement) and contract administration plans are prepared.

Step 1: The property is set-up (systems, appliances, etc.)
Step 2: The entire property is tested for function and comfort and troubleshooting done
Step 3: Operating permit is obtained.
Step 4: For commercial or rental properties marketing is prepared (photography, promotion, etc.).
Step 1: Final cleaning is organized.
Step 2: The property is handed over to the owner.
Step 3: The owner “turns the key” and starts using the property.
Step 4: Feedback from the owner is obtained and final adjustments and fine-tunings are made.

Here is a rough timeline for a medium size (1000 m2) workplace redesign project.

Usually, no building permit is needed for workplace design projects so Phase 3 is skipped.

Phase 0 RESEARCH & TEST FIT

1-2 W

Phase 1 PLANNING & DESIGN I

2-3 W

Phase 2 DESIGN II & VISUALIZATIONS

4-5 W

Phase 3 BUILDING PERMIT

Phase 4 DETAILED DESIGN & DRAWINGS

6-8 W

Phase 5 SPECIFIC TURNKEY TASKS

3-4 W

Phase 6 Construction 

12-16 W

Phase 7 SET-UP & TESTING

2 W

Phase 8 TURNKEY COMPLETION & HANDOVER

1 W

Phase 0 RESEARCH
& TEST FIT

Phase 1 PLANNING & DESIGN I

Phase 2 DESIGN II &
VISUALIZATIONS

Phase 3 BUILDING PERMIT

Phase 4 DETAILED DESIGN & DRAWINGS

1-2 W

2-3 W

4-5 W

6-8 W

Phase 4 SPECIFIC TURNKEY TASKS

Phase 5 Construction 

Phase 6 FINE-TUNING 

Phase 7 TURNKEY COMPLETION & HANDOVER

3-4 W

12-16 W

2 W

1 W

Phase 0 RESEARCH
& TEST FIT

Phase 1 PLANNING & DESIGN I

Phase 2 DESIGN II &
VISUALIZATIONS

Phase 3 BUILDING PERMIT

Phase 4 DETAILED DESIGN & DRAWINGS

Phase 5 SPECIFIC TURNKEY TASKS

Phase 6 Construction 

Phase 7 SET-UP &
TESTING

Phase 8 TURNKEY COMPLETION & HANDOVER

1-2 W

2-3 W

4-5 W

6-8 W

3-4 W

12-16 W

2 W

1 W

Why can a turnkey project cost less?

A construction project can only be financially successful if it increases the value of the property to a greater extent than the cost of the works.

Here are four strategies Kragelj uses to minimize costs and to maximize the future value of the property.

Construction specifications

  • We create carefully detailed specifications, drawings, and plans during all phases of the building and interior design.
  • We identify unrealistically low prices offered by suppliers (suppliers often use this strategy to win projects, only to increase their prices later).
  • We confirm all materials, colors, and models, etc.
  • We make sure that there is no risk of hidden costs during construction.
  • We sample all materials at an early stage, get them approved by the client, and include them in the specifications.
  • This ensures that all suppliers and contractors price the chosen materials, which makes tenders easily comparable.

Tenders

  • We consult with the client as to how many tenderers they want to invite.
  • We can invite the client’s contractors to submit a proposal, or work with a mix of contractors (e.g. client’s contractors, Kragelj’s preferred suppliers, and third parties).
  • We create a protocol for obtaining, reviewing, submitting, and confirming tenders.
  • We perform a preliminary review of the bids during the detailed design phase (Phase 4) in order to …
  • We perform a final review of the bids while developing the construction specifications (Phase 4).

Revisions of bids

  • We review all bids in detail, not only the total costs but every single item, including quality and delivery.
  • After checking the bids and making sure they can be compared for the price, delivery, and quality, we send a report to the client.
  • If the client wants to conduct the final negotiations, we prepare a final comparison of the tenders (this is a detailed assessment of the exact values of the offered works)
  • We offer recommendations for negotiations, for instance where discounts or additional discounts might be possible based on our experience.
  • We point out where the costs are probably too high, or too low (which is a risk of low quality or other problems).

Negotiations

  • In a turnkey project, we conduct the negotiations with the aim to meet the pre-approved cost estimate.
  • We oversee the entire project, and aim for prices and discounts that are in line with the client’s financial goals; however, we never pursue unrealistic discounts.
  • If we do require an additional reduction in prices and they are not possible we work together with the contractor to find rationalizations on the project in such a way that the final result will not suffer.
  • If such a rationalization is not possible or desirable we turn to other tenderers or look for new suppliers and repeat the process.

Visualizations are a great tool

03

In just six to eight weeks from the start of the project, Kragelj is able to produce detailed, photorealistic images of the envisioned space or building.

These computer renderings, also called visualizations, serve four purposes:

1

To guide conversations, inviting the client to express their needs and wants.

2

To present design ideas and solutions in a way that is easy to understand.

3

To assist the project team during the planning, design, and construction phases.

4

To help the client evaluate the success of the project after completion.
See a few visualizations and final photos below, side by side.  The first four projects were managed as turnkey construction projects from the start.

Workplace design

A workplace expansion project for the Ljubljana office of a global leader in online entertainment.  Read more about this exemplary turnkey project here..
  • Visualization

Visualization

Photo 

  • Photo

Visualization

Photo 

Rental apartment 

Investment property for a client in South Africa.  The whole project from property sourcing and interior design to construction supervision and finding a tenant was completed remotely.  Read more here.

Visualization

  • Visualization

Photo 

  • Photo

Visualization

Photo 

Residential apartment

Renovation and interior design of an apartment in a historic building in Old Town Ljubljana.  Clients were based in Zagreb, Croatia.  See the photo gallery here.

Visualization

  • Visualization

Photo 

  • Photo

Visualization

Photo 

Family home

Contemporary home in the outskirts of the Slovenian capital.  Completed to a very high standard, this was one of Kragelj’s most demanding family residential projects.

Visualization

  • Visualization

Photo 

  • Photo

Visualization

Photo 

Workplace design

Part of new office space for an industry-leading international logistics company.   See our photo gallery here.

Visualization

  • Visualization

Photo 

  • Photo

Visualization

Photo 

Workplace design

Office redesign for a global manufacturing company.  Kragelj also helped facilitate a major organizational and culture change project for this company.  Read the case study here.

Visualization

  • Visualization

Photo 

  • Photo

Visualization

Photo 

Turnkey summary

There are three vital benchmarks of any turnkey construction:

1

Completing the project on time.

2

Completing the project on budget.

3

Meeting the specified standards of quality.
Turnkey construction has additional advantages over other types of contracts.

4

The contractor handles every aspect of the project from start to finish.

5

Clients don’t have to take an active role in the project (apart from defining project goals and scope).  If they are already very busy, this can be a big advantage.

6

Once the project is completed, inspected, and fine-tuned, the client, the owner of the new property, receives the keys and can start using their property immediately. 
02

Tell us about your project

Or call Alja Ceglar for more details.

Alja Ceglar

Project Leader