Turnkey

Turnkey refers to a property that is fully completed and immediately ready for occupancy-the buyer literally receives the keys and can move in. All work, from the structural shell to electrical and plumbing systems, as well as flooring and interior painting, has been completed. A precise definition in the contract specifies which services are included in the all-inclusive price.

What is included in the turnkey price?

The scope of a turnkey offer varies considerably depending on the developer and the contract. The basic package typically includes the structural shell, roof, windows, heating system, plumbing, electrical work, interior plaster, subfloor, and a basic coat of interior paint. However, exterior landscaping, the kitchen, high-quality flooring, or special requests for fixtures are not automatically included.

Buyers should therefore review the construction and service specifications line by line before signing-because anything not explicitly listed is generally not included in the price. Common pitfalls: outdoor facilities and fencing are often not included, kitchens and household appliances are missing, high-quality flooring is only available at an extra charge, and carports or garages must be agreed upon separately. A detailed scope of work with specific material specifications is a hallmark of a reputable developer.

Turnkey vs. Move-in Ready vs. Ready for Finishing

These three terms are often confused in everyday conversation. Ready for Finishing means that the shell of the building is complete, but all interior work must still be done by the buyer. The price is correspondingly low, but the effort is high-doing the work yourself requires time, manual skills, and the coordination of tradespeople. Move-in ready roughly corresponds to the turnkey standard but is sometimes used less precisely. Turnkey, on the other hand, describes the highest level of completion: The house is fully habitable, and all trades have been inspected and approved.

Those with time and manual skills can save money by doing the work themselves on projects ready for finishing-sometimes quite significantly by Nuremberg standards (tradespeople’s wages €60-120/hour). Those who, on the other hand, want planning certainty and clear costs are better served by a turnkey offer, provided the scope of work is clear and complete.

Acceptance and Notice of Defects for Turnkey Construction

The warranty period begins upon handover-in Germany, this is generally five years for buildings under the German Civil Code (BGB). A thorough inspection should take place at the time of handover: walk through all rooms, check doors and windows, test plumbing fixtures, inspect electrical systems, examine floor coverings for damage, and survey outdoor areas.

Any defects found must be recorded in writing in the acceptance report. We recommend consulting an independent building inspector for the acceptance of a turnkey new construction-they can identify hidden defects that laypeople easily overlook: faulty roof drainage, insufficient insulation thickness, airtightness issues, defective waterproofing, or electrical installations that do not comply with standards. The cost of the expert (€400-800) is money well spent.

Distinction: Fixed-Price Contract and Warranties

For turnkey projects, a fixed-price contract is often agreed upon: The price is fixed and does not change due to rising material or labor costs. This is attractive to the buyer but carries the risk that a developer may run into financial difficulties if the calculations do not add up. We therefore recommend checking the developer’s creditworthiness in advance (Creditreform, Commercial Register) and insisting on a completion guarantee-this protects the buyer if the developer becomes insolvent.

Practical Tip for Homeowners in Nuremberg and Franconia

Numerous turnkey new construction projects are currently underway in the Nuremberg metropolitan region, for example in the districts of Kornburg, Reichelsdorf, or in northern Nuremberg. We recommend checking the developer’s creditworthiness (Commercial Register, reference projects) and demanding a completion guarantee before signing the contract. Especially in Franconia, regional developers are often more reliable than national providers because they protect their reputation in the region and have a long-term presence there.

Contact us-we know the local market players and can provide an initial assessment of which developers in the region have a good reputation and which projects have been completed smoothly in the past.

Frequently Asked Questions

How much does turnkey construction cost in Nuremberg?

The prices per square meter for turnkey single-family homes in the Nuremberg region range between €2,800 and €4,500 per square meter of living space, depending on the features and location (construction year 2024/2025). Added to this are land costs, real estate transfer tax (3.5% in Bavaria), as well as notary and real estate agent fees. The total cost for a 140 m² single-family home, including the land, typically amounts to €650,000-900,000 in the metropolitan region.

Can I incorporate my own preferences into a turnkey construction project?

Yes, many developers offer customization programs that allow buyers to select tiles, flooring, or fixtures from a predefined catalog. Significant deviations from the standard specifications usually incur additional costs and must be agreed upon early on. Requests for changes after construction begins are expensive and often no longer possible-therefore, all preferences should be clarified before signing the contract.

When do I have to pay for a turnkey home?

Payment is typically made according to construction progress in accordance with the Real Estate Agent and Developer Ordinance (MaBV): in installments linked to specified completion milestones. The final installment-usually 3-5%-is due only after defect-free acceptance. We recommend using this legal leverage and only declaring acceptance once all significant defects have been rectified.

How do I protect myself in the event of the developer’s insolvency?

The most important protective measures: make payments in installments in accordance with the MaBV (never make advance payments beyond the current stage of construction), demand a completion guarantee, have a priority notice of conveyance entered in the land register (protects ownership of the property), and have the progress of construction regularly inspected by an independent expert. In the event of the developer’s insolvency, the buyer can thus better secure their claims.

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