Services
Architecture, Interior Design, Construction and Design + Build
Avenir Developments designs and builds houses, farmhouses, apartment buildings and commercial projects. Architecture and interiors across Pakistan; construction in Lahore, Islamabad and Rawalpindi.
You can appoint us for one stage, such as a design, an interior or a construction package, or for the whole project under one contract. Most people arrive here unsure which they need. This page settles that in about a minute, then sends you to the page that answers your question properly.
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.
One building, four appointments. The plan, the inside and the structure are the three things Avenir draws and builds; Design + Build is the single contract that holds all three. Rest on a card to see its layer.
01
Architecture
Plot review, byelaw and setback checks, planning, elevations, and drawings complete enough to price and build from.
Appointed when you own or are about to buy a plot and nothing is drawn, or an existing design is not working.
02
Interior Design
Space planning, joinery, lighting, ceilings and finishes, with the electrical and plumbing coordination that has to sit behind them. Whole houses and whole floors, apartments, offices and commercial spaces.
Appointed when the structure is designed or already standing and the inside is undecided.
03
Construction
Grey structure, finishing works or a complete construction scope, built against agreed drawings, a specification and a priced bill of quantities.
Appointed when you have drawings, ours or another firm’s, and you need them built.
04
Design + Build
Architecture, engineering coordination, interiors and construction under one contract, with one party answerable for the joins between them and the design priced by the team that will build it.
Appointed when you would rather hold one contract than several.
- Setback
- The distance a building must be kept back from each plot boundary. It differs by authority and plot category, and it decides how much of the plot is usable before any design begins.
- Grey structure
- The building without finishes: foundations, the RCC frame, masonry, plaster, roof treatment and the conduits buried in walls and slabs. Finishing is everything visible afterwards.
- RCC
- Reinforced cement concrete, the concrete and steel skeleton of columns, beams and slabs that carries the building.
- MEP
- Mechanical, electrical and plumbing: the water supply, drainage, wiring, air conditioning and ventilation that run through the building.
Three specialist services
Project consultancy
Feasibility and development consultancy for land owners and developers, and owner-side project management.
3D visualisation and animation
Renders, walkthroughs and 3D floor plans, produced in-house, for a design decision, an approval or a sale.
Integrated building design
Architecture, structure and MEP coordinated against one project definition, for apartment, commercial and mixed-use buildings and complex villas.
Where you stand
Find the point your project has reached
Choose the line that matches your project today, not where you would like it to be. The drawing marks the stages Avenir would take on from there, and the button opens WhatsApp with your position already written.
If two lines describe you, choose the earlier one. Almost every expensive correction on a 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.
Plot sizes
Go straight to your plot size
Plot size changes far more than floor area. Setbacks, parking, the staircase position, the structural grid and the practical limit on room proportions all shift with it, so each size has its own page.
One marla is taken as 225 sq ft throughout this website. Some older Punjab land records use 272.25 sq ft. On a 1 Kanal plot that is 4,500 sq ft against 5,445 sq ft of land, so confirm which basis your file uses before comparing any area or rate.
House design
House construction
- 5 Marla house construction
- 8 Marla house construction
- 10 Marla house construction
- 1 Kanal house construction
- 2 Kanal house construction
- 4 Kanal house construction
- Farmhouse construction
- 8 Marla commercial building construction
- Grey structure construction
Each square is drawn to the plot’s area, on the 225 sq ft basis.
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.
Single service
Staged appointment
Design + Build
| 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 | A fee or rate for that scope alone. | Re-established at each stage as information improves. | Priced against one agreed scope and bill of quantities. |
| 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 the technical fluency to coordinate. | A 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. |
Where the joins fail
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 floor area measured across all floors; whether it includes the basement, mumty, porch, boundary wall and external works changes the total materially, so it is defined in writing before any rate is compared.
MEP routes have to pass through structure that was designed before anyone drew them. A beam in the wrong place, a shaft never allowed for, a bathroom stack with nowhere to drop: none of these show on an attractive elevation, and all of them cost money once the concrete is poured. That is the practical argument for one appointment. It is not an argument that Design + Build is superior. A client with a competent architect, an independent engineer and a contractor they trust may get a better price by tendering openly; what they take on is the coordination between those parties, and the cost of any gap between them.
The design is approved before the budget is understood
Covered area, structure, facade and finishing choices push the project past the intended investment.
Architecture, structure and MEP drawings conflict
Openings, beams, plumbing routes, electrical points and ceiling zones are changed during execution.
Quotations are not based on the same scope
Different assumptions, material brands, exclusions and quality levels make prices impossible to compare.
Changes are not documented
Late material or layout decisions create rework, delay and dispute.
Settle the appointment before you compare any price
Tell us the plot, the stage and who is already involved. We will set out which appointment structure fits, and what it means for cost and responsibility on your project.
Answered by the client relations team. Clients abroad are answered on WhatsApp first, then a video call at a time that suits them.
Coverage
Where Avenir works
Two answers, and the difference matters before you enquire.
Three rings. Construction and site supervision at the centre; design, documentation and visualisation across Pakistan; clients abroad on the outer ring.
On site
Construction, Design + Build and site supervision
Delivered in Lahore, Islamabad and Rawalpindi, from DHA and Bahria Town to the LDA, CDA and RDA approved schemes around them. Availability on a particular project is confirmed once the site, the design status and the programme have been reviewed.
Wherever you are building
Architecture, interiors, documentation and visualisation
Delivered across Pakistan and for clients abroad. The drawings, specification and bill of quantities are prepared to be built by any competent contractor; where Avenir is not supervising, the local team’s responsibilities are set out in writing.
Avenir Developments is an integrated architecture, interior design, construction, Design + Build and property development firm, founded by Fahad Arif Khawaja, formerly of Emaar, Dubai. Offices: 139, CCA, DHA Phase 5, Lahore, and 101, Luxus Mall, Gulberg Greens, Islamabad.
Building from abroad
You are answered on WhatsApp first, then a video call on Google Meet or Zoom at a time that suits you. How remote coordination and documented decisions work through a project is set out in full.
Fit
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 and 10 Marla plots and larger, where the design deserves proper development.
- Farmhouses, apartment buildings, commercial buildings, offices, retail and mixed-use projects.
- Clients abroad who need documented decisions rather than verbal ones.
- Plot owners who want drawings, a specification 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 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, and everything it excluded arrives later as a variation, when you have no leverage left.
- Engineering-only packages and tenders. Avenir does not prepare structural or MEP drawings for another office’s design, and it does not take part in bidding processes.
Before you enquire
Questions about appointing Avenir
Questions about a specific service, its deliverables, drawings, programme and 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, the specification and the information a contractor needs to price the work, prepared to be built by anyone competent. Whether you continue into construction with Avenir is a separate decision, taken later.
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, Avenir says 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. In both cases the exact inclusions are set out in the signed proposal.
Does Avenir handle DHA, LDA, CDA and RDA approvals?
Yes. Avenir designs to the byelaws of the authority and society that govern your plot, prepares the submission drawings and gets the approval done, including comments and revisions, within the agreed scope. Requirements differ by authority, society, phase and plot category. Official fees and authority timelines sit outside the design fee, and the approval decision remains the authority’s.
How much will my project cost?
It cannot be answered from plot size alone, and any figure offered on that basis should be treated with caution. Cost moves with covered area, number of floors, a basement or none, soil and site conditions, the structural system, facade 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 is published on the house construction cost page.
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, specification, client-supplied items and responsibility boundaries are settled before the scope is fixed, because the handover point between the two stages is where disputes concentrate.
Does Avenir take on a project that is already under construction?
Usually not. Where the owner or developer is open to changes and commissions a review, Avenir analyses the project and shares its recommendations. It does not take over another contractor’s work.
Does Avenir prepare structural or MEP drawings for a design by another firm?
No. Engineering is delivered as part of an Avenir design or Design + Build appointment, by in-house engineers and appointed PEC engineers covering structure, MEP, HVAC and fire protection, coordinated in BIM with the architecture.
Does Avenir take part in tenders or bidding?
No. Avenir does not bid against other firms, and no work begins before a confirmed appointment. A proposal follows the first meeting.
I am overseas. How does this work in practice?
You are answered on WhatsApp first, then a video call is set up on Google Meet or Zoom at a time that suits you. Avenir shares its design brief form before the meeting so the time is used well, and a fee proposal follows within two working days of the meeting. How remote coordination and documented decisions work through a project is set out on the overseas clients page.
How do I start?
Send your plot size, location, project type, current design status and intended start period on WhatsApp. The first consultation is free of charge. Avenir tells you which service to begin with, including when the answer is that you do not need us yet.
Before you write
What to have ready
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, a basement or none, 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.
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 what that stage involves before you commit to anything.
The message opens with the six fields above laid out. Fill in what you know and leave the rest blank. The first consultation is free of charge.
Designed first. Built once.