Curved walls, double-height spaces, cantilevered elements, and custom facade treatments modelled to full detail. On bespoke villas, structural and MEP conflicts hide in the geometry and only appear when trades start installing.
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Industries · Villas
Every villa is different. Your estate isn't.
Forty bespoke villas, each with different geometry, all connecting to the same roads, drainage, and utilities. One plot change ripples across the compound and nobody tracks it until groundworks. We lock the compound in a master site model, link every villa to it, and let bespoke design happen without breaking shared infrastructure.
Prestige One
AL-FUTTAIM
AECOM
DAR
Arup
INNOVO
M4
AFE
ALEMCO
ALEC FITOUT
Al-Tayer Stocks
DEPA
Prestige One
AL-FUTTAIM
AECOM
DAR
Arup
INNOVO
M4
AFE
ALEMCO
ALEC FITOUT
Al-Tayer Stocks
DEPA
Compound coordination
Control the compound from one model. Deliver each villa as bespoke
Four coordination layers that keep custom design and shared infrastructure in sync across every plot.
What it is
What it delivers
Bespoke Geometry
Complex roof and ceiling junctions clash-detected in the model. Geometry changes don't cascade across the compound because your master site model stays in control.
Smart-Home Integration
Home automation, underfloor heating, concealed HVAC, pool plant, and AV systems coordinated in the model. All services routes resolved in tight bulkhead and ceiling zones where multiple systems compete for space.
Your MEP trades walk onto site knowing exactly where their systems run. No field retrofits. Clients get working smart-home systems on day one of handover.
Compound Plot Management
Master site model with linked villa models. Without a single source, a layout change on one plot breaks the drainage connection to the next plot and nobody sees it until groundworks.
When a villa layout changes, shared infrastructure updates automatically. No conflicting drawings between plots. Every contractor pulls from one truth.
Landscape & External Works
Hardscape, softscape, pools, boundary walls, and external drainage coordinated within the BIM environment. Levels, falls, and service connections resolved before groundworks.
Every pool connects to the correct drainage. Every villa sits at the right level across the estate. Landscaping doesn't conflict with underground utilities. Groundworks proceed without rework.
What we deliver
From master site model to per-plot handover
One team.
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 solutions 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 ↔ 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.
Services we apply
Six services. One delivery system
Every service we apply on a villa estate 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.
Production
BIM Delivery
Bespoke geometry, smart-home services, and the compound master model coordinated as one before procurement.
Explore serviceProgramme & cost
Virtual Design & Construction
Cost every villa variant before ground breaks. 4D plot-by-plot phasing. 5D budget tracked as each villa completes.
Explore serviceGovernance
Information Management
Plot-zoned CDE, ISO 19650 enforcement across appointed parties. EIR and BEP held weekly across every villa type.
Explore serviceLifecycle
Digital Twins
Asset data structured per plot for FM-ready handover. Estate-wide records organised by unit, not bulk.
Explore serviceQuantities
QTO & Cost
Quantities compared across villa types and specification levels. See the cost impact of a spec change before it's committed.
Explore serviceVerification
As-Built Documentation
LiDAR scan-to-BIM. Per-villa as-builts verified against installed conditions, including bespoke geometry and landscape works.
Explore serviceVilla estate work
Villa estates we've coordinated
From luxury bespoke villas to gated low-rise communities and resort villa programmes. Six selected projects.
Featured walkthrough
Walk through JES: Case study · Al Badia.
Developer-side BIM oversight for Al-Futtaim Properties across a master-planned residential and villa community, holding consultants and contractors to a single ISO 19650 information standard from plot
Walk through the caseJES: Case study · Six Senses Red Sea
Coordinating geometrically expressive resort architecture and luxury villas across a remote Red Sea site — where every curved roof, plantroom and barge delivery had to line up in o…
Read the caseHelp yourself
Get the villa ISO 19650 pack
Per-villa-type BEP, plot-zoned CDE structure, smart-home LOIN, and landscape RACI - the same working set we issue on every live villa estate engagement.
Free download
Talk to us
Book a 30 minute discovery call
Talk through your villa programme with someone who's coordinated bespoke compounds across the Gulf. No slide deck, no pitch - a focused conversation about where you need support.
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Got a project?
Run a zero-cost pilot on one villa
We coordinate one villa type from your estate through our full QA process - geometry, MEP, smart-home, the lot. You evaluate the deliverable against your standards. Zero cost, zero obligation, full transparency.
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