Briefing + Site Analysis
All projects start with an initial consultation. We get to know our clients and their family dynamics, design preferences, requirements and budget; through a face to face or video meeting and by filling in a client questionnaire. All our clients get access to a personalised dashboard which helps them keep track of their project progress.
Designs start with our team analysing your site conditions, looking at the topography, orientation of the sun and typical wind direction, and most importantly any views to capture. We also look at the flora and fauna onsite and how that could be protected, we aim to preserve as much of the natural bush as possible to protect the local biodiversity. At this stage we will take drone photography to capture the original state of the land.
Concept
This is the exciting stage, where our clients see their new home emerge through sketches and 3D computer models. During this design phase we explore concepts and ideas looking for inspiration from the local environment.
We typically conduct two to five design presentations and make adjustments after feedback. We often run through many iterations before showing the best ones.
Planning
Building on an agreed concept, we add detail such as bathroom/kitchen layouts and produce drawings suitable for planning submission.
Once the design is agreed, a structural engineer will need to be appointed to complete a design. Following that, planning drawings are submitted for permission to build.
Pre-Construction
At this stage we discuss preferences for kitchen and laundry appliances, plumbing fixtures, lighting and hard finishes. This information is required for accurate building contractor pricing. This information gathering is usually completed whilst planning is being deliberated.
Interior Design
With the architectural design complete we now move to the interior of the building and look at ways the furniture and lighting can compliment the architecture.
A further interior questionnaire will be filled in by our clients to learn more about their personal style and preferences. Once design direction is established we will present the desired look through moodboards and 3D visuals. We also do furniture selection and supply should our clients prefer a more hands-off process.
Construction
During construction phase our team will oversee the design direction of your project.
We will work with the rest of the project team to ensure our design is executed to the highest standard, sourcing alternative products if required and advising the contractor when on-site issues arise. We escalate issues where client input is needed. Often we will start to look at landscaping during this process, ensuring plants are protected or suggesting where new species can be planted.
Final Styling
After construction we assist with placement of furniture and lighting. As we make the final adjustments you will see your house transformed into a home that is functional, comfortable and a joy to live in.
Handing over to you!
For the 12 months following completion the contractor will be obliged to put right anything that hasn't been properly finished or breaks. This is called defects period. We will be on hand to discuss solutions and problem solve as required.
FAQs – Building in Turks and Caicos
What kind of construction projects do you take on?
Villa Design for owner or rental market, villa rental refurbishments, resort design and planning, commercial buildings such as offices and retail stores and interior design.
What are your fees?
Our fees vary depending on the size of project, complexity, and the scope of work. Typical fees range from 6-12% of build cost for our full services.
I’m not sure if I need a full-service, do you have other solutions to help me?
A full service option is ideal for someone who has purchased land and is looking to move into their home as soon as possible, ideally with finance lined up already. We appreciate that might not be every client and we are happy to offer a range of other singular services as outlined below:
- Interior design
- Site visits and advice at an hourly rate
- Feasibility studies and proposal documents (ideal for owners unsure of what they can do with land or developers trying to get investors on board)
- Collaboration with other International Architects (including Architect of Record)
- Bespoke lighting design and supply
- Landscape and hardscape design (in collaboration with planting specialists)
- 3D animation, VR immersion and stills for marketing
How much do these services cost?
Most services are quoted on an individual basis due to the wide range of project briefs and sites, however we have a feasibility (starter) pack designed for land sellers (wishing to show what can be built on the land) or prospective land purchasers looking to see what is possible during the Due Diligence period.
Email tom@dune.design for a price.
Why should we work with you?
- We create uniqueness and a sense of place in our buildings
- We are able to show keep you involved in the process with our client dashboard and 3D design imagery.
- We love the journey, relationships with clients and are passionate about design
- We navigate the TCI planning and building framework so you don’t have to
How much does one of your designs cost to build
A difficult question to answer, and one that has radically changed over the last 2 years. We would advise that one of our typical house designs could cost around $650-750/sq ft, but can be higher, depending on the site, design and what’s included in the build.
We recommend to make an allocation for landscaping and furniture on top of this as these are nearly always excluded from the build price. We can assist by offering quotes for a number of interior items such as lighting, furniture and plumbing fixtures.
Why is Turks and Caicos having a strong real estate boom?
Simply put, a combination of factors have resulted in a 10 year growth spurt for the islands. This is partly that the islands have a strong legal (British) framework meaning risk is low to real estate purchasers, the islands use the US Dollar which has been strong for a while now. No annual property taxes are attractive, Turks and Caicos flights network is strong to the US and Canada and the islands infrastructure whilst not perfect are in good shape compared to other islands. Turks and Caicos Time Zone is now EST which makes life really easy for East Coast travellers.
Lastly the natural beauty of the islands is completely unique and for people who love the worlds best beaches need look no further - Netflix have been coming here for years to film Too Hot To Handle because of the beauty.
https://www.tripadvisor.co.uk/TravelersChoice-Beaches
How do I find a site?
Having worked with many clients to find their perfect piece of land, we are quite open to discussing your dream before you purchase a lot. If you are curious and want to do some research before feel free to reach out to a number of realtors on the island, my recommendation is to find someone that you like working with and discuss your parameters. They will search for you to find what you are looking for.
TCREA is a great website to get an understanding of price and what’s available on the market at the moment, but agents also have pocket listings that may not appear on the site. Visit their sites directly and they may have more properties than what is listed in TCREA.
https://kwturksandcaicos.com
http://www.theagencyre.com
http://www.turksandcaicosSIR.com
www.turksandcaicosproperty.com
http://turksandcaicos.evrealestate.com
http://www.coldwellbankertci.com
http://www.theturksandcaicos.com
Any other information that I can look at about building in Turks and Caicos?