We design hotels that can actually be operated: fixed cost per key, contract-grade FF&E specification and phased works that never cost you a season.
A hotel project is not judged by the photograph of the suite, but by the RevPAR it sustains and by what it costs to keep it open five years later. We design with that metric in front of us: every material decision carries a replacement cost and a housekeeping impact.
We work with owners, operators and funds from concept and cost per key through to the handover of the last room, including mock-up room, FF&E tendering, site supervision and snagging.
A single point of contact for design, specification, procurement and delivery, with the documentation an operator or brand requires.
Positioning, destination storytelling and its translation into materiality, lighting and circulation. This is what separates one average rate from another 20 % higher on the same street.
We build and validate one complete room before launching the series: finishes, acoustics, lighting, sockets, cleaning workflow and real durability.
Specification, finish schedule, tendering to contract suppliers, lead-time control and logistics to site.
Lobby, reception, restaurant, bar, spa and meeting spaces, with their occupancy, evacuation, acoustic and extraction constraints.
Coordination with the contractor, monthly valuations, room-by-room snagging and a finishes maintenance manual.
Sectorisation by floor or wing, with acoustic and dust separation, independent site access and working hours agreed with hotel management.
The heavy works go into low season; the FF&E phase, which is the quietest, is left for the critical occupancy weeks.
Once the mock-up room is signed off, the series runs with repetitive crews: cost per key falls and so does schedule variance.
Contract Martindale cycles on textiles, protected edges and surfaces repairable in situ so rooms are never taken out of inventory.
Between 20 and 60 keys, often in a listed building, where value lies in character and in solving services without losing ceiling height.
Environments exposed to salt and sun: brass, teak, marine-grade lacquered aluminium and high-performance outdoor textiles.
Category upgrade or rebranding on a capped budget, prioritising lobby, typical room and F&B for their impact on rate.
Units with kitchen and optimised storage for long stays, with bespoke joinery built for intensive use.
Market ranges for hotel projects in Spain, VAT excluded. The bracket depends on category, building condition and brand standard.
| Item | Indicative range |
|---|---|
| Hotel interior design fees | 3 – 7 % of interiors CAPEX |
| Guest room FF&E (4–5 star) | €9,000 – €28,000 / key |
| Full room and bathroom refurbishment | €25,000 – €60,000 / key |
| Public areas and F&B | €900 – €2,200 / sqm |
| Mock-up room | €18,000 – €45,000 |
Indicative ranges to validate feasibility and CAPEX before detailed design. The fixed budget is issued after a technical visit and brand standard definition.
Guest room FF&E for a 4–5 star property runs between €9,000 and €28,000 per key, and a full room and bathroom refurbishment between €25,000 and €60,000 per key. Interior design fees typically sit between 3 and 7 % of interiors CAPEX.
Yes, that is the norm. Works run floor by floor or wing by wing, with acoustic and dust sectorisation, independent site access and hours agreed with management. The key is prefabricating off site wherever possible.
It is one complete room built before the series to validate finishes, acoustics, lighting, sockets and cleaning workflow. Catching an error there costs one room; catching it in the series costs all of them.
Yes. We deliver design documentation and the finish schedule in the format required by the operator's brand standard and coordinate approvals with their technical team.
Concept and detailed design take 10 to 20 weeks depending on key count; contract FF&E manufacturing 12 to 20 weeks; works follow the phasing plan. The bottleneck is almost always factory lead time, not construction.
Fire reaction certification, high Martindale cycles on upholstery, reinforced hardware and spare-part availability years ahead. In hospitality the criterion is not initial appearance but the cost of keeping it for five years.
We review key count, target category, brand standard and operating calendar, and come back with a realistic CAPEX range per key.
Same team, same site supervision and the same standards in every destination.