Scope · Istanbul and Bodrum
Right down to hanging the curtains
Most firms say “turnkey” and then leave you with the furniture, the curtains, the garden and the installations. We don’t. The list below is everything we take on in a project — and we do all of it with our own design staff, our own site team and our own pool of trades.
If something isn’t on it, tell us — usually it is.
At a glance
Eight headings, one contract
We do all eight of the areas below in-house. You can take an item out if you want to — but taking it out is your decision, not a limit on what we can do.
Structural works
Demolition, walls, plaster, screed, waterproofing, façade. The structure and the shell of the house.
Details →Plumbing and heating
Water, drainage, gas, boiler, underfloor heating, air conditioning. The part you never see, and the part that costs most to get wrong.
Details →Electrics and lighting
Wiring, socket layout, downlights, cove lighting, chandeliers and pendants, dimming scenes.
Details →Interior architecture
Layout, colour and material decisions, 3D visuals. You never decide without seeing it first.
Details →Carpentry and fitted furniture
Fitted wardrobes, kitchens, hallway units, media walls, doors and trim. All made to measure.
Details →Furniture, appliances, curtains
Selection, ordering, delivery tracking, installation. Curtains and soft furnishings included, all handled by one team.
Details →Garden, pool, irrigation
Landscape design, planting, automatic irrigation, pool, exterior lighting, terrace.
Details →Permits, handover, warranty
Permits and building-management approvals, utility accounts, the snag list, a written workmanship warranty.
Details →Our team
The team that builds it is our own
We are not a middleman who wins the job and hands it on. Our own staff design it, our own pool of trades build it, and our own project manager runs the site.
- We never outsource design. Our architects and interior architects are on our own staff. The drawing, the 3D visual and the construction detail all come from the same team, so nothing gets lost between the drawing and the site.
- The pool is closed. In every trade we work with teams we have used for years — insured and certified. We don’t chase the cheapest bid on every job and put strangers into your home.
- We buy direct from suppliers. We hold agreements with manufacturers and suppliers for materials, furniture, appliances and joinery. With the middleman removed, both price and lead time stay under our control.
- Waterpervision stays with us. We don’t leave the site to the subcontractor’s own supervision; the project manager and site foreman are on our payroll.
Why the list is long
Every item carries two pieces of information
How long it takes, and the latest point at which you can decide. The second one matters: choose the kitchen three weeks late and the paint and the flooring have to be done again.
Structural works
- Removing and building walls
- Taking out non-loadbearing partitions
- Structural strengthening
- Floor preparation and screed
- Waterproofing in wet rooms
- Terrace and roof waterproofing
- Façade and external insulation
- Roof repair and re-tiling
- Rubble removal and licensed waste disposal
Plumbing, heating, electrics
- Renewing the fresh-water and waste pipework
- Water filtration and pressure system
- Combi boiler
- Underfloor heating
- Radiators
- Towel radiator
- Heat pump
- Air conditioning and ducted systems
- Kitchen and bathroom ventilation
- Renewing the distribution board and the wiring
- Socket and switch layout
- Earthing
- Internet
- Television
- Intercom
- Camera and alarm wiring
- Smart-home system
- Roof solar panels and an EV charging point
Lighting
Lighting is a heading of its own with us, because it does more than anything else to decide how a house looks — and it is the thing most often skipped.
- Planning how much light, and what colour of light, each room gets
- Recessed downlights
- Concealed cove lighting
- Under-worktop lighting
- In-cupboard lighting
- Stair lighting
- Chandeliers
- Pendants
- Wall lights and table lamps
- Garden
- Pool and façade lighting
- Dimming and scene control
Interior architecture and finishes
- Room layout and space planning
- 3D visuals
- Material and colour palette
- Room-by-room material schedule
- Plaster and satin skim
- Paint
- Decorative plaster
- Wallpaper
- Timber and stone cladding
- Waterspended ceilings
- Ceramic and porcelain tile
- Natural stone and marble
- Solid and engineered wood flooring
- Laminate
- Vinyl
- Bathroom (sanitaryware, taps, shower enclosure, bath, vanity, mirror)
- Kitchen (units, worktop, sink, splashback, internal fittings)
- Windows
- Security entrance door
- Internal doors
- Sliding systems
- Glass partitions
- Shutters and insect screens
Carpentry and fitted furniture
This group does more than any other to set how the house feels — and it also causes the most delay.
- Fitted wardrobes and walk-in closets (internal fittings, lit shelving, drawer runners)
- Hallway storage
- Pantry
- Laundry room
- Media unit
- Bookcases
- Desks
- Window seats
- Bed bases and headboards
- Bedroom wall panelling
- Stairs and balustrades
- Door linings
- Architraves
- Skirting
- Concealed curtain recesses
- Exterior timber
- Decking
- Pergolas
- Shade structures
Furniture, appliances, curtains
- Seating
- Dining table and chairs
- Beds
- Accessories
- Rugs
- Pictures and mirrors
- Oven
- Hob
- Extractor hood
- Dishwasher
- Fridge
- Washer and dryer
- Built-in appliance solutions
- Made-to-measure curtains and blinds
- Watern blinds
- Blackout curtains
- Sheers
- Motorised curtain systems
- Pelmets and concealed tracks
- Styling and setting the house up before handover
- Professional photography
Lead times on imported furniture and motorised curtains run to 8–16 weeks. The handover date is usually set by these items, not by the building work.
Garden and pool
- Garden design and plant selection
- Excavation
- Drainage
- Retaining walls and levelling
- Automatic drip and sprinkler system
- Timed control unit
- Moisture sensor
- Water tank and booster pump
- Lawn or artificial grass
- Trees and shrubs
- Planter arrangements
- Protecting the existing olive trees
- Stone and timber paving
- Paths
- Parking
- Fences and walls
- Automatic garden gate
- Outdoor furniture
- Barbecue and outdoor kitchen
- Gazebo
- Pool and hot tub (excavation, reinforced concrete, waterproofing, finishes, filter and pump, heating, automation, child safety)
- Garden and pool lighting
Permits, handover and afterwards
- Council permission or a building licence
- Approval from the building management and the owners’ association
- Application to the conservation board (where required)
- Fire brigade and fire-safety approval (for commercial spaces)
- The permit file for short-term letting
- Electrics
- Water
- Gas connections
- Internet infrastructure
- Lift compliance
- Final clean
- Moving in and setting up
- Closing out the snag list
- Handing over warranty documents and manuals
- Training on how to use the systems
- 12–24 months of warranty follow-up and an annual maintenance package (pool, garden, irrigation, air conditioning, boiler)
Limits
What falls outside the scope
We write down what we don’t do as well. If we can’t do a job, we say so — we don’t learn on your project.
Work we don’t take on
To be straight about it, there is work we don’t take on:
- Statutory building inspection and technical liability. That is the legal responsibility of the building inspection body and the site manager. We run the process; we don’t carry the legal liability.
- Structural calculations and strengthening design. That is the job of the engineer of record. We procure it and we check it.
- Bank loan paperwork. The process stays with you; we only produce the progress-payment report the bank asks for.
What does your list look like?
On the survey we walk the property and work out together which items you need. Free, and with no commitment.