Turnkey solutions
One contract from the first site visit to the day you get the keys. We carry the design, the permits, the procurement, the trades and the handover — and we carry the gaps between them, which is where projects are actually lost.
- ResponsibilityOne contract, one party
- SpanConcept to occupancy
- Carried by usDesign, permits, supply, build
- WhereRiyadh and Kingdom-wide
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What turnkey means here
The interfaces are the job
Tools Icon is handling every aspect of your project from concept to completion. Our team manages all phases, including planning, design, procurement, construction, and final handover, ensuring a seamless and stress-free experience. With a focus on delivering high-quality, cost-effective results, we transform your vision into reality, leaving no detail overlooked.
Most programmes do not slip on the work. They slip in the handovers — the week the ceiling contractor waits for a duct that was never coordinated, the month a licence sits unissued because a fire drawing went in late. A turnkey contract does not make those problems disappear. It makes them ours, and it puts one programme and one budget across all of them.
- ContractSingle lump sum or GMP
- DesignIn-house and consultant-led
- PermitsFiled on Balady by a licensed office
- TradesCivil, MEP, fit-out, joinery
- JoineryMade in our own plant
- Close-outO&M, as-builts, warranties
Everything is counted before anything is ordered
The first thing we produce is not a drawing. It is a schedule of what exists, what it will take and what it will cost — measured on site, priced against real suppliers, and set against a programme you can hold us to.
- Condition survey of the shell, the slab levels and the services you are inheriting
- Bill of quantities built from measured drawings, not from a rate per square metre
- Long-lead register on day one — switchgear, chillers, stone and veneer decide your programme, not blockwork
- One programme with the permit gates in it, so the approval dates are planned and not discovered
The structure, and the approvals that let it stand
Concrete is the easy part. The hard part is that in Saudi Arabia the work cannot legally begin, continue or finish without three separate sign-offs, each wanting different drawings on a different day.
- Drawings are stamped and filed by a licensed engineering office through Balady, the Ministry of Municipalities and Housing platform, and reviewed against the Saudi Building Code and the municipality’s own requirements.
- Civil Defence approval is obtained before the municipal licence is issued — the fire-safety drawings go up with the submission, not after it.
- Setting out checked against the title boundary and the plot coverage the permit allows
- Staged inspection built into the programme, so an inspector never arrives to find the work covered up
The envelope decides what everything after it costs
A facade is the last thing a client chooses and the first thing that constrains the fit-out. Glass selection sets the cooling load, which sets the plant, which sets the ceiling void, which sets the floor-to-ceiling height somebody has already promised a tenant.
- Thermal performance taken from the glass specification into the MEP load calculation, both ways
- Weathertightness proven by test, not by specification — water ingress found after fit-out is the most expensive defect on any project
- Facade access and cleaning designed in, because retrofitting it means scaffolding a finished building
Fit-out and services, in the only order that works
Inside the shell there is one sequence that does not waste work: first fix, then ceilings, then finishes, then the pieces people touch. Run it out of order and the plasterer comes back twice.
- Coordinated service zones agreed before a single bracket is drilled — duct, pipe, tray and sprinkler in one section, not four
- Benchmark areas built and signed off before the quantity is released, so a finish is approved on the wall rather than on a sample board
- Our own joinery, which is why the reception desk arrives on the week it was promised
Handover is a document, not a handshake
A project is finished when the client can operate it and prove it is compliant. That means a certificate, a set of as-builts that match the building, and someone who answers the phone afterwards.
- The Saudi Building Code is checked at three gates: design review at permit stage, staged inspection during the works, and the occupancy certificate before anyone uses the building. The 2024 edition has applied since 30 June 2025.
- Testing and commissioning records witnessed and signed, not filed unread
- O&M manuals, as-builts and warranties issued as one set at handover
- Defects liability through the agreed period, with the note that structural liability in the Kingdom runs ten years jointly on the contractor and the supervising designer
How a turnkey job runs in Saudi Arabia
Six gates, in order
Every project here passes the same checkpoints. Knowing when they fall is the difference between a programme and a wish.
Brief and feasibility
Site visit, measured survey, authority constraints and an order-of-cost before anyone commits to a design.
Design and engineering
Architectural, structural and MEP design developed together and stamped by a licensed engineering office.
Balady submission
Drawings filed on the Ministry of Municipalities and Housing platform and reviewed against the Saudi Building Code.
Civil Defence approval
Fire strategy and life-safety drawings approved before the municipal licence can be issued.
Construction and inspection
Works executed against the approved drawings, with the staged SBC inspections planned into the programme.
Occupancy and handover
Occupancy certificate, commissioning records, as-builts, O&M and warranties, issued as one set.
Scope
What one contract covers
Carried by us
- Design management across architecture, structure and MEP
- Permit filing through a licensed engineering office
- Civil Defence submission and follow-through
- Procurement of materials, plant and specialist packages
- Civil and structural works
- Interior fit-out and finishes
- MEP installation, testing and commissioning
- Joinery, made in our own plant
- Site management, HSE and quality records
- Close-out: as-builts, O&M, warranties, training
Yours, or priced separately
- Land, title and any boundary dispute
- Statutory fees paid to the municipality and the utilities
- Utility connection charges and the authorities’ own programme
- Furniture and equipment outside the agreed FF&E schedule
- Tenant-supplied specialist equipment and its warranties
- Operating costs after the handover certificate
- Insurance the owner is required to hold in its own name
Why clients give us the whole thing
Three things a single contract changes
There is no argument about whose drawing was wrong, because there is one party holding the design, the permits and the trades. A variation is a conversation, not a claim.
Balady, Civil Defence and the occupancy certificate are planned as programme activities with dates on them, rather than discovered as delays.
The longest-lead, most-rejected package on a fit-out is the one we make ourselves — which is the single biggest reason our finishing dates hold.
Design & Build
One firm draws it and the same firm builds it. What that removes is the gap where a drawing meets a price.
Tell us what you are building, and where.
A measured survey and an order-of-cost is the cheapest week you will spend on the project.