What Is A Turnkey Project?
A turnkey project is one where the contractor hands over a space that is ready to use you turn the key and start. Everything before that moment is their problem, not yours.
Turnkey means a contractor delivers a complete, ready-to-use facility under a single contract — covering design, approvals, construction, services and interiors so the client only has to turn the key.
What is actually included
Design and 3D visualisation, statutory approvals where applicable, civil works, structural work, MEP services, interiors, furniture, finishing, testing and handover documentation. One contract, one price, one accountable party.
How the process runs
Requirement study and site survey. Design with a frozen BOQ. Approvals and mobilisation. Structure or civil modification. MEP first fix. Interior fit-out. Commissioning, snagging and handover with warranty documents.
The single most important moment is the BOQ freeze. Everything after it is execution; everything changed after it is a variation.
How turnkey pricing works
Turnkey contracts are usually lumpsum against a defined scope. The price is fixed for that scope and moves only through written variations. This is why a vague BOQ is dangerous — vagueness is where disputes live.
When turnkey is the wrong choice
If you want to appoint a signature architect and control every design decision. If procurement rules force open tendering of a completed design. If you genuinely enjoy managing vendors and have time to do it well. In those cases, traditional or PMC-managed delivery fits better.
