Many plots. One master plan.
A high-end villa community, coordinated as one. We model the roads, drainage, utilities and landscape once, then link every villa to it, so each home stays bespoke and the community stays in sync.
The whole community, coordinated as one.
The three things that make a high-end villa community hard to coordinate, and how each is resolved in the model before site.
Types, not one-offs
A handful of villa types across dozens of plots, options, mirrors and plot tweaks. Modelled as types and tracked per plot, so a change updates everywhere it's used.
One master plan for the community
Roads, drainage, utilities, levels, landscape and the shared amenities, clubhouse, gatehouse, pools, coordinated in one master site model. Change a plot and the shared fabric follows.
The high-end villa detail
Smart-home, concealed MEP, pool plant and bespoke geometry resolved in tight zones, the luxury detail coordinated in the model, working from handover.
From master site model to per-plot handover
Three stages. Click any to expand the deliverables and BIM requirements at that stage.
Master site model linked to per-villa models. Bespoke geometry resolved to full detail. Smart-home and MEP coordinated in ceiling and bulkhead zones. Clients see the design in 3D before construction begins, reducing late-stage change requests.
Key processes
Bespoke geometry modelling
Complex architectural forms - curved walls, double-height spaces, cantilevered elements - modelled to full detail for structural and MEP coordination.
Smart-home MEP coordination
All building services and home automation systems coordinated in ceiling and bulkhead zones. Concealed HVAC, underfloor heating, pool plant, AV all resolved before tender.
Compound master model
Site-wide coordination linking individual villa models with shared infrastructure. One source for every plot, every contractor.
Deliverables
- Detailed architectural models (LOD 300+) per villa type
- MEP coordination models resolved in 3D
- Compound master site model with linked units
- Landscape and external works models
- 3D client visualisations and walkthroughs for design approval
BIM requirements
BEP per villa type
Separate protocols for bespoke, standard, and compound villa types so each geometry class gets the right coordination rules.
CDE by plot & estate
File structure mirrors plot layout and estate phasing so every team pulls the right model for the right villa.
LOD by handover milestone
Level of detail tied to design sign-off, tender, and completion milestones - not generic stages.
Trade-specific coordination sheets, material schedules, and resolved services routing so site teams execute without surprises. Landscape and external works phased against the building model so groundworks proceed without rework.
Key processes
Landscape integration
External works, pools, and drainage coordinated against the building model. Levels, falls, and service connections resolved before groundworks start.
Trade coordination per villa type
Trade-specific packages extracted per villa type and zone. Every contractor pulls from the same coordinated source.
Material & specification schedules
Shop drawings and specifications pulled directly from the model for each villa variant. No drift between the model and what gets installed.
Deliverables
- Trade-specific coordination packages per villa type
- Clash detection reports with resolutions documented
- Smart-home services routing coordinated
- Pool and external plant connections verified
- Material schedules linked to villa variants
BIM requirements
Clash cycle
Weekly federation reviews across compound master and per-villa models. Issues tracked in BIM Track to closure.
Landscape to building audit
External drainage, levels, and pool plant validated against the building model before any groundworks signoff.
Variant control
Material and specification changes regenerated per villa variant - no manual schedule rework when the client changes their mind.
As-built models verified per villa type and plot against installed conditions. Asset data structured per plot so FM systems receive estate-wide records organised by unit. Documentation verified per plot against EIR requirements before handover.
Key processes
Per-villa as-builts
As-built models verified per villa type and plot against installed conditions. Every bespoke element confirmed post-construction.
Asset data by plot
COBie data structured per plot and villa type so FM systems receive estate-wide asset records organised by unit, not bulk.
Estate-wide FM handover
Documentation verified per plot against EIR requirements. Shared infrastructure and individual villa data transferred together.
Deliverables
- As-built models per villa, verified on site
- COBie asset registers per plot for FM integration
- Maintenance access verification documented
- Handover data structured per EIR requirements
- Landscape and external works as-builts for grounds teams
BIM requirements
COBie validation
Asset data audited per plot against the EIR's information requirement schedule.
IFC final drop
IFC 4.0 federation deposited in CDE with EIR sign-off attached, indexed per villa.
FM system handshake
Asset data mapped to client CAFM / EAM schema before transfer, with plot-level breakdown intact.
Six services. One delivery system
Every service we apply across a villa community runs through the same standard. Bespoke geometry resolved in the model. Compound master linked plot-by-plot. Smart-home coordinated before tender. Handover structured per plot.
BIM Delivery
Bespoke geometry, smart-home services, and the compound master model coordinated as one before procurement.
Explore service
Virtual Design & Construction
Cost every villa variant before ground breaks. 4D plot-by-plot phasing. 5D budget tracked as each villa completes.
Explore service
Information Management
Plot-zoned CDE, ISO 19650 enforcement across appointed parties. EIR and BEP held weekly across every villa type.
Explore service
Digital Twins
Asset data structured per plot for FM-ready handover. Estate-wide records organised by unit, not bulk.
Explore service
QTO & Cost
Quantities compared across villa types and specification levels. See the cost impact of a spec change before it's committed.
Explore service
As-Built Documentation
LiDAR scan-to-BIM. Per-villa as-builts verified against installed conditions, including bespoke geometry and landscape works.
Explore serviceWalk through Six Senses Red Sea with us.
A 30-minute screen-share through the live federated model from our villa portfolio. We open the coordinated model, the clash log, the shop drawings and the handover dataset, and you ask what you would on your own project.
- Project
- Six Senses Red Sea
- Format
- 30-min screen-share · live federated model · Q&A
- Audience
- Developers · Consultants · Main Contractors
Villa communities we've coordinated
From luxury bespoke villas to gated low-rise communities and resort villa programmes. Six selected projects.
Al Badia
Every consultant and contractor on Al-Futtaim's master-planned villa and low-ris…
Read the case
DWC Airport
Terminal-scale design packages for Dar Al-Handasah on Dubai World Central's next…
Read the case
Dubai Metro Blue Line
MEP modelled and coordinated across Blue Line stations and depots for MNG Esmas,…
Read the case
Wynn Ras Al Khaima
Over 100 people at peak across MEP, structural and interior fit-out packages on …
Read the case
Stargate Data Centre
Every N+1 and 2N redundancy path verified in 3D against Tier-rating requirements…
Read the case
Zayed National Museum
Mechanical, electrical and plumbing threaded through Foster + Partners' steel-fe…
Read the case
Emaar Golf Hillside Tower
Shop drawing release synced to the tower pour cycle on AFE's fast-track golf-fac…
Read the case