Services

Everything between the first sketch and the keys

Architecture, interiors, landscape, renovation, approvals and project management, offered together or on their own. One studio, one set of drawings, one place to see them.

Architecture

We design buildings for how they will be used, lit and weathered over decades, not for how they photograph on opening day. Every project starts with the site and the climate, then the plan, then the structure, and only then the surface.

What's included

Site analysis, feasibility and envelope studies
Concept and schematic design
Sanction drawings for BBMP, BDA, BMRDA and local bodies
Structural and services coordination
Working drawings, details and specifications
Tender, contractor selection and contracts
Construction supervision to handover

Interior Design

Plan first, then light, then material, then furniture. We design the joinery, specify every finish and light, and stay on site with the carpenters until the last drawer runs true.

What's included

Space planning and layouts
Joinery, furniture and fixture design
Material, finish and sanitaryware specification
Lighting and acoustic design
Procurement support for furniture and loose pieces
Site supervision, snagging and handover

Renovation & Adaptive Reuse

The greenest building is usually the one already standing. We survey what is there, keep what is good, fix what is not, and reorganise the plan around today's family or business.

What's included

Condition survey and measured drawings
Structural assessment and retrofit coordination
Plan reconfiguration and extensions
Services upgrade: electrical, plumbing, waterproofing
Phased construction for occupied buildings
Regularisation and approvals where required

Landscape & Site

A garden is not what is left over after the building. We set levels, water, trees and shade at the same time as the plan, so that the outside is designed with the same care as the inside.

What's included

Site planning, grading and drainage
Planting design with native and adapted species
Rainwater harvesting and groundwater recharge
Hardscape, pools and water features
Outdoor lighting and furniture
Terrace and balcony gardens

Approvals & Liaison

Approvals go wrong when the file is incomplete on day one. We check the land documents before design begins, design inside the permitted envelope, and run the clearances in parallel so the site is never waiting on paper.

What's included

Document review: khata, deeds, EC, survey sketch
Building plan sanction with BBMP, BDA, BMRDA, BIAPPA
Utility and department NOCs: BESCOM, BWSSB, Fire, AAI
Commencement and completion certificates
Occupancy certificate and khata support
Documentation support for RERA-registered projects

Project Management & Turnkey

When you would rather not manage a contractor yourself, we run the build: cost plans, tendering, programme, quality and payments, with every decision visible in your client studio.

What's included

Cost planning and bills of quantities
Contractor and vendor tendering
Programme, cash-flow and payment certification
Weekly quality and safety audits
Change control and record keeping
Handover documentation and defects-liability follow-up

Fees

How we charge

Percentage of construction cost

The usual basis for architecture on new buildings. It aligns our fee with the real scope of the work and is paid in stages against the phases of the project.

Per square foot

For interiors and fit-outs, where the area is known from the start and the scope is well defined.

Lump sum

For small, clearly bounded scopes: a renovation study, a terrace, a sanction drawing set.

We quote in writing after a first meeting and a site visit. Fees are paid in stages against the phases of the project, so you always know what has been delivered for what has been paid. We do not take commissions from contractors or suppliers; every quotation reaches you unmarked.

Questions

Things people ask us first

Do you design with Vastu?

Yes, when it matters to you. Most Vastu principles — orientation, light from the east, placing the kitchen and water wisely — are good climate sense as well. Tell us what matters at the briefing and we plan accordingly, without compromising how the house works.

Where do you work?

Bengaluru first, and anywhere within a day's drive: Mysuru, Kodagu, Chikkaballapur, Hosur, Sakleshpur, Chikkamagaluru. We take selected projects further afield when the brief is right.

How long does a house take?

Design, approvals and construction for a new house in Bengaluru typically run 18 to 24 months. Interiors for an apartment, four to six months. We give you a programme at the end of the concept phase and track it in your client studio.

Do you take interiors-only projects?

Yes. Apartments, villas, workplaces, cafés and clinics. We approach interiors as architecture: plan first, then light, then material, then furniture.

Can we see the design as it develops?

Every drawing, model, meeting minute and site photograph lives in your client studio from the first day. Nothing is sent as a chat forward you then have to find again.

How do you charge, and are there hidden costs?

We quote in writing after a first meeting and a site visit. The fee covers drawings, coordination and site visits as set out in the agreement. We do not take commissions from contractors or suppliers; every quotation reaches you unmarked.

What size of project do you take?

From a single apartment to a campus. What we look for is a client who wants to be involved and a site we can do something with.

Start a project

Not sure which of these you need? Let's talk.

Contact the studio WhatsApp

hello@thirtyninetyfourstudios.com +91 98450 03094 Monday to Saturday, 10:00 to 18:30 IST