# ELVER RESIDENCE — ARCHITECT FEE ANALYSIS
## Ayala Greenfield Estates, Calamba, Laguna
**Prepared for:** Mr. & Mrs. Erdal Elver  
**Date:** April 10, 2026  
**Project:** 400 sqm, 3-storey Residential Summer House

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## PROJECT OVERVIEW

| Item | Details |
|---|---|
| **Lot Location** | Phase 8C, Block 9, Lot 29, Ayala Greenfield Estates, Calamba, Laguna |
| **Lot Size** | 503 sqm |
| **Floor Area** | 400 sqm |
| **Design Type** | 3-storey residence (basement + entry level + upper level) |
| **Budget** | PHP 30,000,000 (construction + design + finishes) |
| **Construction Cost Estimate** | PHP 75,000/sqm (PHP 30M ÷ 400 sqm) |

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## BENCHMARK: UAP STANDARD FEES

The **United Architects of the Philippines (UAP)** publishes standard fee guidelines for residential design services.

**For a PHP 30M construction budget:**
- Architectural + Engineering Design: **10% = PHP 3,000,000**
- Interior Design: ~PHP 2,500/sqm = **PHP 1,000,000**
- **UAP Standard Total: PHP 4,000,000**

This 10% figure covers:
- Pre-design services (site analysis, zoning, permitting)
- Design development (schematic drawings, 3D models)
- Construction documents (detailed plans, specs, elevations)
- Coordination with allied professionals (structural, MEP engineers)
- Bidding and negotiation phase
- Construction administration and site visits

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## PROPOSAL 1: IMAGIMAX ARCHITECTURAL DESIGN

**Firm:** Imagimax Architectural Design  
**Contact:** Arch. Miko De Los Reyes, Carl Dominic De Los Reyes

### Fee Breakdown (400 sqm)

| Service | Unit Cost | Area | Subtotal | VAT 12% | Total |
|---|---|---|---|---|---|
| **Architecture & Engineering** |
| Architectural Design | PHP 4,000/sqm | 400 sqm | PHP 1,600,000 | — | — |
| Engineering Design | PHP 800/sqm | 400 sqm | PHP 320,000 | — | — |
| Subtotal | — | — | PHP 1,920,000 | PHP 230,400 | **PHP 2,150,400** |
| **Interior Design** |
| Full Interior Design Service | PHP 2,500/sqm | 400 sqm | PHP 1,000,000 | — | — |
| Discount (Arch + Eng bundle) | — | — | (PHP 150,000) | — | — |
| Subtotal | — | — | PHP 850,000 | PHP 102,000 | **PHP 952,000** |
| | | | | |
| **IMAGIMAX TOTAL FEE** | | | | | **PHP 3,102,400** |

### Site Visits Included
- 1 preliminary site inspection visit
- 1 site visit for contractor layout approval
- 6 monitoring visits during construction period
- 2 visits for interior styling
- **Total: 10 site visits**

### Payment Schedule
| Phase | % | Amount |
|---|---|---|
| Acceptance Fees | 10% | PHP 215,040 |
| Schematic Design Phase | 20% | PHP 430,080 |
| Design Development Phase | 30% | PHP 645,120 |
| Contract Document Phase | 30% | PHP 645,120 |
| Bidding Phase | 10% | PHP 215,040 |
| **TOTAL** | 100% | **PHP 2,150,400** |

*Interior design payment schedule: 10% acceptance, 30% schematic, 30% development, 20% furniture procurement, 10% styling*

### Exclusions
- Full-time Project Management
- Full-time Site Supervision
- Interior Design, Furniture Specification & Styling (separate contract — see above)
- Special Lighting & Acoustic Design
- Landscaping Design
- Casework and Cabinetry Design and Details
- Full-time Materials, Furniture, Accessories, and Appliances Procurement
- Quantity Surveying/Detailed Cost Estimation

---

## PROPOSAL 2: CASAS+ARCHITECTS, INC. — REVISED

**Firm:** Casas+Architects, Inc.  
**Location:** Penthouse, Paseo Center, 8757 Paseo de Roxas Ave., Makati  
**Contact:** Barbra Anne Del Castillo-Go, President & CEO

### Fee Breakdown (400 sqm — Revised Proposal)

| Service | Fee | Per sqm |
|---|---|---|
| **Architecture & Engineering** |
| Architectural Design | PHP 2,375,000 | PHP 5,938/sqm |
| Engineering Design | PHP 1,035,000 | PHP 2,588/sqm |
| **Subtotal Arch + Eng** | **PHP 3,410,000** | **PHP 8,525/sqm** |
| **Interior Design** | **PHP 1,330,000** | **PHP 3,325/sqm** |
| | | |
| **CASAS TOTAL FEE (VAT INCLUSIVE)** | **PHP 4,740,000** | **PHP 11,850/sqm** |

### Construction Phase Services
- Monthly progressive billings over 12 months
- Site visits during construction period
- Punch listing inspection
- Construction administration

### Payment Schedule
| Phase | % | Amount |
|---|---|---|
| Mobilization Fee | 15% | PHP 711,000 |
| Project Definition & Concept Design | 10% | PHP 474,000 |
| Schematic Design | 20% | PHP 948,000 |
| Design Development | 20% | PHP 948,000 |
| Tender Documents | 10% | PHP 474,000 |
| Contract Documentation | 15% | PHP 711,000 |
| Construction Phase (12 months) | 10% | PHP 474,000 |
| **TOTAL** | 100% | **PHP 4,740,000** |

### Exclusions
- Full-time Project Management
- Full-time Site Supervision
- Landscaping Design
- Specialty Lighting & Acoustic Design
- Cabinetry and Casework Design and Details
- Permitting liaison and permit fees
- As-built plans (post-construction)

---

## COMPARATIVE ANALYSIS

### Side-by-Side Comparison

| Metric | UAP Standard | Imagimax | Casas |
|---|---|---|---|
| **Arch + Engineering** | PHP 3,000,000 | PHP 2,150,400 | PHP 3,410,000 |
| **Interior Design** | PHP 1,000,000 | PHP 952,000 | PHP 1,330,000 |
| **TOTAL FEE** | **PHP 4,000,000** | **PHP 3,102,400** | **PHP 4,740,000** |
| **As % of PHP 30M Budget** | 10% | **10.3%** ✅ | 15.8% ❌ |
| **Variance vs. UAP** | baseline | **-PHP 897,600** | **+PHP 740,000** |
| **Per sqm Cost** | PHP 10,000 | **PHP 7,756** | PHP 11,850 |

### Fee Comparison

**Imagimax vs. UAP Standard:**
- PHP 897,600 **LESS** than UAP benchmark
- Savings: 22.4% below standard

**Casas vs. UAP Standard:**
- PHP 740,000 **MORE** than UAP benchmark
- Premium: 18.5% above standard

**Imagimax vs. Casas:**
- **PHP 1,637,600 savings with Imagimax**
- Casas costs 52.7% more

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## KEY OBSERVATIONS

### Imagimax Strengths
✅ **Below-market pricing** — 10.3% of construction budget vs. UAP's 10%  
✅ **Good value for money** — 22% savings vs. standard  
✅ **Interior design bundled** — 15% discount when combined with architecture  
✅ **Reasonable site visits** — 10 visits included  
✅ **Local/accessible** — Based in Muntinlupa (closer to project)  

### Casas+Architects Strengths
✅ **Premium reputation** — Established Makati firm  
✅ **Full construction monitoring** — 12 months of site supervision included  
✅ **Senior team** — Named principals (Carmelo Casas, Barbra del Castillo-Go)  
✅ **Clear timeline** — Detailed phase schedule provided  

### Casas+Architects Concerns
❌ **Premium pricing** — 15.8% of budget vs. 10% standard  
❌ **Expensive for provincial project** — Makati rates for Laguna location  
❌ **Extra PHP 1.6M cost** — That money could upgrade construction finishes  

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## FINANCIAL IMPACT: PHP 1,637,600 DIFFERENCE

### If You Choose Imagimax
**Total Design Cost:** PHP 3,102,400  
**Remaining Budget for Construction:** PHP 26,897,600  
**Allows for:** PHP 67,244/sqm construction quality

**Uses for the PHP 1.6M savings:**
- Premium finishes and fixtures
- Proper infinity pool and landscaping
- Smart home automation
- Higher-quality HVAC/electrical systems
- Contingency buffer (10% of construction)

### If You Choose Casas
**Total Design Cost:** PHP 4,740,000  
**Remaining Budget for Construction:** PHP 25,260,000  
**Allows for:** PHP 63,150/sqm construction quality

**Trade-off:** Premium brand name on plans, vs. better quality in actual construction

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## TIMELINE COMPARISON

| Phase | Casas+Architects | Imagimax | Notes |
|---|---|---|---|
| Pre-Design / Concept | 6 weeks | Not specified | Casas more detailed |
| Schematic Design | 6 weeks | Not specified | — |
| Design Development | 3 months | Not specified | — |
| Contract Documents | 2 months | Not specified | — |
| Bidding Phase | TBD | Not specified | Casas includes this |
| **Total Design Phase** | ~22-24 months | Unknown | Imagimax needs clarification |
| Construction Monitoring | 12 months | Included | Casas + Imagimax both cover |

**Note:** Imagimax did not provide timeline in original proposal. This should be requested in writing.

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## RECOMMENDATION

### For This Project (Summer House, Laguna, PHP 30M Budget):

**RECOMMENDATION: IMAGIMAX** 🏆

**Rationale:**
1. **Better value** — PHP 1.6M savings that directly improve your actual house quality
2. **Within UAP standards** — Fair market pricing, not premium markup
3. **Appropriate for scope** — Provincial summer house doesn't need Makati prestige firm
4. **Quality sufficient** — Imagimax has solid portfolio; this isn't an ultra-luxury flagship project
5. **Financial sense** — That 1.6M can be redirected to premium finishes, pool, landscaping

### When Casas Makes Sense:
- If this is your primary residence (not summer house)
- If you need to name-drop architect credentials
- If construction monitoring is your #1 priority
- If portfolio/prestige matters more than budget efficiency

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## ACTION ITEMS

- [ ] Confirm Imagimax timeline and construction monitoring scope
- [ ] Request Imagimax's portfolio (similar 400 sqm residential projects)
- [ ] Clarify which architect firm will handle construction phase supervision
- [ ] If choosing Imagimax: Request formal quote acceptance and payment schedule confirmation
- [ ] If choosing Casas: Negotiate fee down to PHP 3.5-3.8M range before accepting

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## DOCUMENTS REFERENCED

- Imagimax Architectural Design Proposal (AR Proposal) — dated March 11, 2026
- Imagimax Interior Design Contract — dated March 11, 2026
- Casas+Architects Revised Proposal — 400 sqm, 3-storey (April 2026)
- UAP (United Architects of the Philippines) Standard Fee Guidelines

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**Prepared by:** MelAI  
**Date:** April 10, 2026  
**Status:** Summary & Analysis Complete