Services
Architecture, Interior Design, Construction and Design + Build
Avenir Developments works on houses, farmhouses, apartment buildings and commercial projects in Lahore, Islamabad and Rawalpindi. You can appoint us for a single stage — a design, an interior, a construction package — or for the whole project under one contract.
Most people arrive here unsure which of those they need. This page settles that in about a minute.
Where most projects start
- ArchitecturePlot bought, nothing drawn
- Interior DesignStructure standing, inside undecided
- ConstructionDrawings ready to build
- Design + BuildOne contract, brief to handover
The service set
The four main appointments
Four services account for most of Avenir’s work. Each card states the point at which that service is normally appointed, so you can recognise your own position rather than guess.
01
Architecture
Plot review, byelaw and setback checks, planning, elevations, and drawings complete enough to price and build from. Setbacks are the distances a building must be kept back from each plot boundary; they differ by authority, society and plot category, and they decide how much of your plot is usable before any design begins.
Appointed when you own or are about to buy a plot and nothing is drawn, or an existing design is not working.
Architecture and building design02
Interior Design
Space planning, joinery, lighting, ceilings, finishes and the electrical and plumbing coordination that has to sit behind them. Appointed for houses under construction, completed houses being refitted, and commercial interiors.
Appointed when the structure is designed or already standing and the inside is undecided.
Interior design and fit-out03
Construction
Grey structure, finishing works, or a complete construction scope, built against agreed drawings, specifications and a priced bill of quantities. Grey structure is the building without finishes — foundations, the RCC (reinforced cement concrete) frame, masonry, plaster, roof treatment and the conduits buried in walls and slabs. Finishing is everything visible afterwards.
Appointed when you have drawings — ours or someone else’s — and you need them built.
Construction services04
Design + Build
Architecture, engineering coordination, interiors and construction under a single contract, with one party answerable for the gaps between them — and the design priced by the team that will build it.
Appointed when you would rather hold one contract than four, and you want the design priced by the team that will build it.
Design and BuildWhich service do you need?
Find the point that matches where your project actually stands today, not where you would like it to be.
-
01
Plot bought or nearly bought, nothing drawn
How the design stage works -
02
Drawings prepared elsewhere, ready to build
What a construction appointment covers -
03
Design settled, one party responsible through to handover
How a single-contract appointment works -
04
Grey structure standing, interiors undecided
Interiors and fit-out scope -
05
Land bought as an investment, unsure what to build
Project consultancy -
06
Design complete, images needed for a decision or a sale
3D visualisation and animation -
07
Several consultants involved, drawings do not agree
Integrated building design
If two points describe you, appoint the earlier one. Almost every expensive correction on a Pakistani residential site traces back to a decision taken one stage too late — usually a design agreed before anyone tested what it would cost to build.
A bill of quantities, or BOQ, is the itemised measurement of every material and work item in a project, priced line by line. It is the difference between a rate and a quotation. Covered area is the total floor area of the building measured across all floors; whether it includes basement, mumty, porch, boundary wall and external works changes the total materially, so it should be defined in writing before any rate is compared.
Not sure which row you are in?
Send the plot size, the location and what you have so far. We will tell you which service to begin with, including if the answer is that you do not need us yet.
Where Architecture and Construction Projects Commonly Go Wrong
These issues often appear small during planning but can lead to redesign, rework, cost escalation and avoidable delays during construction.
| Common problem | Practical consequence |
|---|---|
|
The design is approved before the budget is understood
|
Covered area, structure, façade and finishing choices can push
the project beyond the intended investment.
|
|
Approval requirements are checked too late
|
Setbacks, height, FAR, parking, covered area and society
requirements can force redesign.
|
|
Architecture, structure and MEP drawings conflict
|
Openings, beams, plumbing routes, electrical points and ceiling
zones are changed during execution.
|
|
Responsibility is divided between too many parties
|
The architect, engineer, contractor, supplier and client each
assume someone else is handling a decision.
|
|
Quotes are not based on the same scope
|
Different assumptions, material brands, exclusions and quality
levels make contractor prices difficult to compare.
|
|
Changes are not documented
|
Late material or layout decisions create rework, delays and
disputes.
|
Not sure which row you are in?
Send the plot size, the location and what you have so far. We will tell you which service to begin with, including if the answer is that you do not need us yet.
Go straight to your plot size
Plot size changes far more than floor area. Setbacks, parking provision, staircase position, the structural grid and the practical limit on room proportions all shift with it, which is why each size is handled on its own page rather than as a variation of one design.
One marla is taken as 225 sq ft throughout this website, which is the modern standard. Some older Punjab land records use 272.25 sq ft. On a 1 Kanal plot that is roughly 4,500 sq ft against 5,445 sq ft of land — a 21% gap — so confirm which basis your file uses before comparing any area or rate.
House design
How you contract
Three ways to appoint Avenir, and what changes between them
The service you need is one question. How you contract for it is a separate one, and it decides who carries the risk when two drawings disagree. There is no universally correct answer here — each route trades something away.
| Single service | Staged appointment | Design + Build | |
|---|---|---|---|
| What it is | One scope only: a design, an interior, or a construction package | Services appointed in sequence, each confirmed before the next begins | Design and construction under one contract |
| Who coordinates architecture, structure and MEP | You, or your other consultants | Avenir within each stage; you across the joins | Avenir throughout |
| How cost is established | Fee or rate for that scope alone | Re-established at each stage as information improves | Priced against a single agreed scope and BOQ |
| When something is missed | The parties negotiate whose scope it fell into | Usually caught at the next stage handover | Falls inside one contract |
| What you give up | Nothing, if you have the time and technical fluency to coordinate | Slightly slower start; each stage needs a decision | Less competitive tension at tender than a fully open bid |
| Best suited to | Clients with a capable existing team, or a genuinely single-stage need | Clients who want to commit progressively | Overseas clients, first-time builders, and anyone who would rather hold one contract |
MEP stands for mechanical, electrical and plumbing — the water supply, drainage, wiring, air conditioning and ventilation that run through the building. It is where most on-site conflict originates, because MEP routes have to pass through structure that was designed before anyone drew them. A beam in the wrong place, a shaft that was never allowed for, a bathroom stack with nowhere to drop: none of these show up on an attractive elevation, and all of them cost money once the concrete is poured.
That single fact is the practical argument for coordinating design and construction under one appointment. It is not an argument that Design + Build is superior. A client with a competent architect, an independent structural engineer and a contractor they already trust may get a better price by tendering openly. What they take on is the coordination work between those parties, and the cost of any gap between them.
Where Avenir works
Two different answers, and the distinction matters before you enquire.
On site
Construction, Design + Build and site supervision
Delivered in Lahore, Islamabad and Rawalpindi. Availability on any particular project is confirmed after reviewing the site, the design status and the programme.
- DHA Lahore
- Bahria Town Lahore
- Bahria Orchard
- Lake City
- Valencia
- Park View City
- Etihad Town
- LDA schemes
- DHA Islamabad
- Bahria Town Rawalpindi
- Bahria Enclave
- Gulberg Greens
- Gulberg Residencia
- Park View City Islamabad
- Capital Smart City
- Faisal Town
- Faisal Hills
- Top City-1
- Mumtaz City
- Naval Anchorage
- CDA sectors
Wherever you are building
Architecture, interiors, documentation and visualisation
These do not require Avenir on site every week, and they are delivered more widely — including for clients building elsewhere in Pakistan and for clients living abroad.
The drawings, specifications and bill of quantities are prepared to be built by a competent contractor anywhere. Where we are not supervising, we say so plainly and set out what the local team will be responsible for.
Building from the UK, UAE, United States, Canada, Saudi Arabia or Australia? Remote coordination, documented approvals and progress reporting are set out in full.
How overseas clients work with AvenirDecide the appointment
One contract, or four?
Tell us the plot, the stage and who is already involved. We will set out which appointment structure fits, and what it would mean for cost and responsibility on your project.
Who this suits, and who it does not
Stating this plainly saves both sides a week. Avenir is not the right firm for every project, and a mismatch discovered after a site visit is expensive for everyone.
A good fit
- Houses on 1 Kanal, 2 Kanal, 10 Marla and comparable plots where the design deserves proper development
- Farmhouses, apartment buildings, commercial buildings, offices, retail and mixed-use projects
- Overseas clients who need documented decisions rather than verbal ones
- Plot owners who want drawings, specifications and a bill of quantities they can hold a contractor to — including a contractor who is not us
- Clients comparing proposals on scope and specification rather than on headline rate alone
Not a good fit
- Labour-only arrangements. Engaging a thekedar on a labour rate while buying materials yourself is a legitimate way to build, and it is cheaper on paper. It is not what Avenir does, and we will say so rather than quote for it.
- Minor repairs, small renovations and single-room work. Better served by a local contractor who can start next week.
- Rate-first comparisons. A per-square-foot figure quoted before anyone has seen drawings, a covered-area definition and a specification is not a price. It is an opening position. The lowest headline rate is frequently the most expensive outcome, because everything the rate excluded arrives later as a variation, at a moment when you have no leverage left.
- Projects where the design is fully resolved and only labour is wanted. Appoint a contractor directly; Avenir’s construction service is priced on the assumption that coordination and quality control sit inside the scope.
What to have ready before you get in touch
Six pieces of information turn a general enquiry into a useful first conversation. None of them requires you to have made a decision yet.
- Plot size and locationFor example, 1 Kanal in DHA Phase 6 Lahore. The society and phase decide the byelaws.
- Plot dimensions or the plot fileIf you have it. Corner, park-facing and irregular plots behave very differently from standard ones.
- Current statusNothing drawn, drawings in progress, drawings complete, approval submitted, approval received, or construction started.
- What you are trying to buildNumber of bedrooms, floors, basement or no basement, and anything non-negotiable.
- Budget bracketEven approximate. It is the single strongest constraint on design, and discovering it after the design is agreed is how projects stall.
- When you want to start on siteDesign and approvals take time that has to be planned backwards from that date.
The message opens with these fields already laid out. Fill in what you know and leave the rest blank.
Before you enquire
Questions about appointing Avenir
Questions about a specific service — deliverables, drawings, programme, cost drivers — are answered on that service’s own page.
Can I appoint Avenir for design only and use my own contractor?
Yes, and it is a common arrangement. You receive the drawing set, specifications and the information a contractor needs to price the work. Avenir has no claim on the construction, and the drawings are prepared to be built by anyone competent.
Can Avenir build from drawings prepared by another architect?
Yes, after reviewing them. The review checks whether the architectural, structural and services information is complete and consistent enough to price and build. Where it is not, we say what is missing before quoting rather than absorbing the gap into a rate and recovering it later as variations.
What is the difference between construction and Design + Build?
Construction begins from a design that already exists and is technically buildable. Design + Build covers the design as well, so the same party is responsible for whether the design can be built at the agreed cost. The exact inclusions are set out in the signed proposal in both cases.
Do you handle DHA, LDA, CDA and RDA approvals?
Avenir prepares authority-aware designs and submission drawings and supports the comments and revisions process according to the agreed scope. Requirements differ by authority, society, phase, plot category and use, and they change. Official fees, NOCs and authority timelines are dealt with separately, and the approval decision remains the authority’s.
How much will my project cost?
Not answerable from plot size alone, and any figure offered on that basis should be treated with suspicion. Cost moves with covered area, number of floors, whether there is a basement, soil and site conditions, the structural system, façade complexity, MEP systems, finishing specification, external works and current material prices. A planning range can be discussed early. A dependable figure needs coordinated drawings, defined areas, a written specification and stated inclusions and exclusions. Current cost guidance by trade is published separately.
Can grey structure and finishing be contracted separately?
Yes, for suitable projects, either as separate stages or inside a larger appointment. The drawings, bill of quantities, specifications, client-supplied items and responsibility boundaries need to be settled before the scope is fixed, because the handover point between the two stages is where disputes concentrate.
I am overseas. How does this work in practice?
Video meetings, WhatsApp, shared drawing sets, digital approvals, material boards, progress photography and documented decisions. The reporting frequency and the approval process are stated in the proposal rather than left to goodwill. The overseas page sets out the full sequence.
How do I start?
Send your plot size, location, project type, current design status and intended start period on WhatsApp. Avenir will tell you which service to begin with — including if the answer is that you do not need us yet.
Next step
Start with the right question
Tell us where your plot is, what size it is, and what stage you have reached. We will tell you whether to begin with architecture, interiors, construction, consultancy or a full Design + Build appointment — and roughly what that stage involves before you commit to anything.
Discuss my project on WhatsApp