What to expect before we first talk.
Every space begins with a conversation. The information below may help before we first talk.
Fees
Concept Proposal
- Concept proposal fee for projects under 100 ping is NT$200,000, including electronic survey.
- For projects over 100 ping, the concept proposal fee is quoted per project.
- The proposal fee is deducted from the design fee upon signing the formal contract.
- Interior renovation permit application fee: from NT$65,000 in Taipei, from NT$80,000 in New Taipei.
Design Fee
- For new-build units, NT$8,000 per ping.
- For pre-owned units and bare-shell units, NT$10,000 per ping.
- The minimum design fee is NT$250,000.
- Construction supervision fee is 12% of the construction cost. Area is calculated from the title deed, excluding common areas.
- 150 USD / m² or 1,200 RMB / m².
Pre-handover Changes
- Pre-sale unit modification (客變) fee is NT$4,000 per ping; a subsequent formal design commission deducts NT$2,000 per ping.
- The minimum design fee for 客變 is NT$100,000.
Indicative figures; the formal quotation governs.
Process
Please bring: floor plan (CAD), structural plan, fire safety plan.
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01
Consultation
The architect and design team analyze spatial function, circulation, and applicable regulations, then tailor a complete proposal.
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02
Agreement
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03
Design2–4 months
The main design phase is the most important stage. The design team consolidates years of experience into executable design and construction drawings.
- Floor plan planning: based on site location, orientation, and requirements, two to three layout options are provided. This stage forms the structure of the entire design, like the human skeleton.
- Overall planning: style planning, lighting design, MEP evaluation, and equipment planning, delivered as BIM 3D drawings.
- Detailed planning and construction drawings: BIM construction drawings are produced for the whole project. Good design also requires good construction documentation — this brings the project to full completion, keeps the budget precise, and avoids construction errors.
Standard construction drawings include: floor plan, demolition plan, ceiling plan, lighting circuit plan, HVAC plan, MEP drawings, and elevation detail drawings.
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04
Construction
- Construction drawings and the construction budget are prepared.
- Once the construction method and quotation are confirmed, the construction contract is signed and the project begins.
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05
Styling
The designer considers the overall color scheme, lighting, and style to provide recommendations for furniture and decor.
FAQ
How much time should I allow?
We recommend reserving 3 months for the design phase of every project. Only through continuous communication and revision can your ideas be realized to their fullest extent — and more precise detail also improves the quality of the construction that follows.
Is there a minimum design fee?
Yes. Take residential space as an example — a small unit requires more ingenuity and working hours than an average home to create possibility within limited conditions, and the design process can take longer than for a typical 40-ping home. This is why there is a minimum design fee — it also ensures our clients get a living space that fits their needs, not one that doesn't.
Why are design and construction contracted separately?
This reflects the spirit of professional division of labor. During the design phase, the designer should seek out the client's ideal vision for the space within the estimated budget — beyond being functional and practical, more importantly, expressing the user's personality; this is a process of emotional inquiry. The construction phase is practical and rational, resolving on-site construction issues with correct, safe methods so the outcome stays closer to the design's original intent. Only by combining both can the final result be presented at its best. Separate contracts also better protect the client's rights, giving the client the right to choose the construction team before construction begins.
What budget should I plan for?
Based on our experience, construction costs excluding equipment (HVAC, appliances, furnishings, and kitchen cabinetry): for new homes, we recommend a minimum budget of NT$100,000 per ping; for renovating older homes, a minimum of NT$150,000 per ping. Construction costs vary with the existing condition of the home, the extent of layout changes, and material selection — the final cost depends on material selection, and the figures here are for reference only.
Can you explain the pre-handover change process?
客變 is a pre-sale-unit modification process unique to Taiwan, allowing users to change the interior layout before handover. Good handling of 客變 can significantly reduce future demolition, rework, and MEP costs during construction.
客變 currently covers three main items and five sets of drawings, over a total of about one month: 1. Wet areas (kitchen, bathroom) cannot be altered, to avoid cross-floor waterproofing issues between upper and lower units. 2. Design changes to non-wet areas (living room, bedrooms, walk-in closets), including layout, MEP, and flooring. 3. Equipment selection, additions, and cancellations.
Requirements vary by developer. Please prepare for consultation: CAD floor plan, CAD MEP and fire protection plan, and an equipment selection list. The final drawings delivered to the developer (subject to each developer's requirements) are: floor plan, partition plan, power plan, low-voltage plan, water supply and drainage plan, and lighting circuit plan.
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