General contractor (GC)
Pros: a single point of contact, fewer decisions for the investor, responsibility for a turn-key result.
Cons: a margin of 15–20% of the investment value, a conflict of interest (the GC builds and judges its own quality), limited cost transparency. For a 140 m² house with a PLN 1.2 million budget, the GC margin is about PLN 180,000–240,000.
Construction coordinator (CC)
Pros: independence and no conflict of interest, tenders (3–5 firms per stage), invoices issued to the investor, independent quality inspections, an IP camera as standard. The full cycle is about PLN 120,000–140,000 — and it usually pays for itself through material savings and contractor negotiations.
Cons: requires trust in the coordinator and a few strategic decisions from the investor.
Self-build (DIY)
Pros: no intermediary cost, full control over every detail.
Cons: a huge time commitment, the risk of costly mistakes without construction know-how, no negotiating power. Worthwhile mainly for people from the industry.
How to choose?
If you have the time and knowledge — consider DIY with a site manager. If you want to hand everything to one company and the margin does not bother you — choose a GC. If you care about cost control, quality and peace of mind without daily site presence — a construction coordinator combines the best of both worlds.
Book a free consultation and we will help you choose the right model for your situation.