Design and estimating
Every successful project starts on paper. We produce surveys, a design project and working documentation you can build from without "we'll sort it on site" — and an estimate you can actually trust.
Design is the cheapest part of construction — and the most expensive one to skip. Every "we'll decide on site" costs ten times more at the site than the same decision on paper. That is why we never start a project without working documentation — not even our own.
For us design is an engineering service, not "pretty pictures": behind the renders sit measured survey drawings, engineering layouts, material specifications down to the article number, and an estimate priced from those specifications. The match between render and result is covered by our warranty, not by "artistic licence".
The service can be ordered on its own — for instance, to get an independent estimate and compare contractors' bids. If you then build with us, the design fee is credited against the construction contract.
Methods of execution
A project is assembled in layers: from precise measurement to layout, from layout to engineering, and only then to aesthetics and money.
- 01
Precision survey
We capture the real geometry of the spaces, recording heights, service entries and defects. On older, out-of-true properties this is critical.
- 02
Layouts from how you live
First comes an interview about your life: who cooks, where you work, how guests arrive. The layout is designed around scenarios, not around symmetry on the plan.
- 03
Design with real materials
Renders are built from materials actually available in Thailand, at current prices. No "this tile doesn't exist" at procurement stage.
- 04
Working documentation for the crews
Wall elevations, floor and ceiling plans, electrical and plumbing layouts, junction details. A set the crew can build from without phoning the designer.
- 05
An estimate from the specification
Priced line by line: material, quantity, price, labour. We include a 10% contingency — shown as its own line, not hidden inside the prices.
Examples of work
Our approach
We design what can actually be built in Thailand for sensible money. There is no paper architecture here: every detail in our projects has been built by our own crews more than once. If a solution is hard to execute with local materials and trades, we'll propose an equal one that is buildable.
The estimate is the project's most important document. We walk you through it line by line: where you can save without losing quality, and where saving comes back as rework. The final estimate is fixed in the construction contract.
The project is handed over in full: source files, specifications, rights. You are not locked in to us — though after a documentation set like this, most clients build with us anyway.
Who works on your project
The design group is led by a chief project engineer; a designer, a structural engineer and an estimator work on every project in parallel, not in sequence.
Designer
Layouts, style decisions, material and lighting selection, designer's supervision on site.
Structural engineer
Inspections, reinforcement calculations, engineering diagrams and details for the documentation.
Estimator
Specifications, supplier quotes, an estimate at current Phuket market prices.
Scope of work
- Survey and property audit
- Layout options
- Design project and renders
- Working documentation
- Engineering diagrams
- Material specifications
- Detailed estimate
- Construction schedule
Ready to discuss your property?
Tell us about the task — we'll come back with a preliminary estimate and a plan for the first step.