Design and estimating
A good home is built on paper first. 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 trust.
Design is the cheapest part of construction — and the most expensive one to skip. That is why we never go on site without working documentation — even when we build for ourselves.
For us design is engineering work, not pretty pictures. Behind every visualisation sit measured survey drawings, engineering layouts, material specifications down to the article number and an estimate priced from those specifications. That is why the finished home matches the picture.
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.
How we do it
A project is assembled in layers: from precise measurement to layout, from layout to engineering, and only then to aesthetics and the estimate.
- 01
Precision survey
We capture the real geometry of the spaces, recording heights, service entries and defects. On uneven properties that have been through earlier renovations this matters most.
- 02
A layout built around your life
It starts with a conversation about how you live: who cooks, where you work, where guests arrive. The layout is built around these scenarios, not for the sake of symmetry on the plan.
- 03
Design with real materials
Visualisations are built from materials actually sold in Thailand, at their current prices. No surprises like "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. A 10% contingency for the unforeseen is shown as its own line, not hidden inside the prices.
Ideas and renderings
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 already been built by our crews. If a solution is hard to deliver with local materials and trades, we'll propose one that is equal in look and realistic to build.
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 site
The design group is led by a chief project engineer. A designer, a structural engineer and an estimator work on every project at the same time.
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 visualisations
- Working documentation
- Engineering diagrams
- Material specifications
- Detailed estimate
- Construction schedule
Shall we discuss your property?
Tell us about the task — we'll come back with a preliminary estimate and a plan for the first step.