Design and Build in Bali
Design and Build in Bali is more than a construction method. It is a proven, globally recognized approach that offers property owners and developers a more integrated, efficient, and reliable way to realize their projects, from the first concept sketch to final handover.
Whether you are planning a private villa, resort, or multi-unit development, understanding how Design and Build works can make the difference between a smooth, successful experience and one defined by delays, disconnection, or cost overruns. While this method is used worldwide, it holds particular value in Bali where clarity, coordination, and trust are essential to navigating the local building environment.
This guide offers a clear, practical breakdown of the Design and Build model for what it is, how it works, who it benefits, and why it may be the smartest way to build in Bali. We will explore the complete process, explain how it differs from traditional project delivery methods, and share insights from real-world applications so you can make confident decisions for your property investment.
Whether you are just beginning to plan your project or already exploring your options, this guide will help you determine if Design and Build is the right path for your Bali development.
What Is Design and Build?
Design and Build is a method of project delivery where a single entity is responsible for both the design and the construction of a project. Instead of hiring an architect first and then bidding out to contractors later — which is the structure of traditional project delivery, the Design and Build model brings all stages under one contract, with one unified team.
This approach removes the separation between the designer and the builder. It encourages early collaboration, improves accountability, and reduces the chances of disconnects between the design vision and the final built result. From the outset, the same team works together to align design decisions with cost, schedule, and build-ability.
While many people assume this model is new, it is actually one of the oldest and most trusted ways to build. Historically, master builders managed both the design and the construction, and the modern Design and Build approach is a return to this integrated way of thinking.
In a Design and Build model:
- The client works with one team under one contract
- Design, engineering, and construction professionals collaborate from day one
- Responsibility for outcomes is centralized — not fragmented
- The builder is involved early, contributing technical input and cost awareness during the design process
This method is used around the world for everything from private homes and multi-unit residential developments to large-scale commercial and hospitality projects. In complex markets like Bali, the benefits of unified control and early-stage coordination are especially valuable.
Advantages of Design and Build
The Design and Build model offers more than just convenience. It delivers measurable advantages in three areas that matter most to project owners: time, cost, and quality.
Faster Project Delivery
With one team handling both design and construction, timelines are streamlined from the start. Design decisions are made with the build process in mind, and construction can begin sooner, often even before the entire design package is finalized. This overlap reduces delays caused by waiting for approvals, quotes, or redesigns. Fewer handoffs mean fewer hold-ups.
Greater Cost Control
Because the builder is involved from the early stages, cost implications are considered during design, not after. This helps prevent the common and expensive problem of designing something that is later discovered to be over budget. A unified team also reduces the likelihood of surprises, scope creep, and change orders, since the same team that designed the project is responsible for building it.
Higher Quality Outcomes
When design and construction teams collaborate closely from day one, they share responsibility for the end result. There is no room for the typical blame game that occurs when things go wrong in traditional models. The result is a project that aligns better with the original vision, with fewer compromises and a clearer standard of quality.
Aligned Incentives
Everyone on the project team shares one goal: delivering the best outcome. With a single point of accountability, there is less room for conflicting priorities, miscommunication, or adversarial relationships between designers and builders. This clarity benefits the client directly.
Improved Transparency
Clients benefit from a clearer line of communication. Updates, costs, and decisions come from one place, rather than being filtered through multiple parties. The process feels more cohesive, and decision-making is simpler.
Design and Build is not just about doing things differently, it is about doing them better, especially in markets like Bali where consistency, oversight, and coordination are crucial to a successful build.
Services Included in a Design and Build Scope
Design and Build is a structured project delivery approach that integrates all critical services under one coordinated system. Rather than relying on separate entities with separate agendas, this model brings together the full spectrum of expertise required to take a project from idea to completion, within one aligned team. Here’s how those services typically break down:
Design Services
The design phase shapes not only what a project will look like but how it will function, perform, and meet the client’s goals across budget, quality, and time. It requires deep technical understanding as well as creative alignment with the brief and intended use.
Included services:
- Planning
Site evaluation, initial feasibility, brief development, and alignment with local regulations and permitting requirements. - Architecture
Both conceptual and technical design of the building, considering layout, form, massing, and practical execution. - Interior Design
Space planning, finish selection, lighting, furniture integration, and material specifications — aligned with user experience and operational goals. - Landscape Design
External layout including circulation, hardscape features, planting strategies, and site-sensitive interventions. - Engineering
Structural systems, civil drainage and grading, and MEP design — coordinated from the start to ensure buildability and compliance.
Build Services
The build phase is where plans are realized. It includes all construction execution, site management, and logistical coordination required to deliver the project according to the approved designs and documentation.
Included services:
- Construction
Execution of all works on-site, including foundations, structure, finishing, utilities, and installation of all designed elements across the site. - General Contracting
Coordination of trades, procurement of materials, adherence to schedule, cost tracking, and quality assurance throughout the build. - Project Management
Oversight of the entire build process including reporting, compliance, risk management, and integration with design intent. This ensures that the vision remains intact from paper to reality.
Each service is a part of a continuous and collaborative sequence. This is the strength of the Design and Build model, fewer handovers, better accountability, and smoother execution from start to finish.
The Design And Build Process
The strength of the Design and Build approach lies in its clarity and continuity. Every phase is structured to build on the last, with design decisions directly informing construction actions, and construction feedback refining the design. Below is a typical step-by-step breakdown of how this process flows from initial contact through final delivery.
Step 1: Discovery and Planning
Before any design work begins, the team gathers essential information to understand the project scope, context, and constraints. This includes site visits, regulatory reviews, and high-level feasibility analysis.
- Site analysis and documentation
- Understanding goals, vision, and budget
- Checking zoning, building codes, and authority requirements
- Initial timeline development
Step 2: Concept Design and Early Costing
Design begins with big-picture ideas. The focus is on layout, orientation, scale, and how the space will be experienced. Alongside design sketches, rough cost estimates are prepared to ensure early alignment with financial goals.
- Space planning and conceptual drawings
- Mood boards and early interior direction
- Initial project estimate
- Client feedback and design iteration
Step 3: Detailed Design Development
Once the concept is approved, technical detail comes into play. Architectural, interior, and landscape elements are developed in coordination with engineering systems, ensuring the project is ready for documentation and future pricing.
- Architectural detailing
- MEP coordination
- Material selection
- Refined 3D visuals and renderings
- Updated cost plan
Step 4: Construction Documentation
Comprehensive documentation is prepared to enable construction. This includes the full suite of technical drawings, engineering reports, specifications, and schedules required for permits, pricing, and execution.
- Full drawing sets for all disciplines
- Permit application submissions
- Final BOQ preparation
- Construction timeline planning
Step 5: Mobilization and Site Preparation
With documentation complete and contracts signed, the team prepares the site. This involves logistics planning, setting up site offices, securing temporary utilities, and preparing for safe, efficient execution.
- Site Construction Team onboarding
- Site setup and temporary works
- Material procurement
- Construction schedule activation
Step 6: Construction Execution
Work begins on-site under constant supervision and coordination. All trades are scheduled, tracked, and managed under one roof, with regular reporting and client communication.
- Structural works
- Interior and exterior finishes
- MEP installation
- Landscaping and external works
- Quality and safety inspections throughout
Step 7: Handover and Completion
Once construction is complete, the final phase ensures a smooth transition into use. This includes thorough inspections, defect rectification, and the provision of documentation and warranties.
- Final walk-through and inspections
- Handover documentation (manuals, certificates)
- Training or orientation (if applicable)
- Defect liability period begins
The entire process is defined by alignment. Design decisions are delivered, managed, and protected all the way to the finish line. The result is a project that performs as planned, looks as intended, and reflects the original goals without compromise.
Comparing Design and Build vs Design Bid Build
While Design and Build offers a streamlined path to project completion, it’s helpful to understand how it differs from the more traditional mode, the Design Bid Build, which many clients may be familiar with. These two approaches are not just different in process; they produce different experiences, outcomes, and project dynamics.
Here’s a clear side-by-side look at the key differences:
| Feature | Design and Build | Design Bid Build |
|---|---|---|
| Team Structure | Single team handles both design and construction | Design team is separate from contractor |
| Client Contract | One contract with one point of responsibility | Multiple contracts with designer and builder separately |
| Design Process | Integrated from the start, with real-time construction input | Design completed first, then tendered to contractors |
| Cost Management | Aligned early and refined during design stages | Set after design is complete, potential for surprises |
| Timeline | Often faster due to overlap between design and build phases | Usually longer because of sequential handoffs |
| Accountability | One team responsible for both outcome and execution | Shared responsibility, which can lead to disputes |
| Change Management | Easier and faster due to in-house coordination | Can be slow and expensive, especially after tender |
From Contract to Completion: Why It Matters
For clients who have only experienced projects through traditional methods, the differences can be eye-opening. The Design and Build approach minimizes the fragmentation that often causes delays, budget overruns, or compromised outcomes.
By having a single, aligned team, clients gain:
- Clarity and consistency throughout the project
- Fewer miscommunications and handoffs
- A design that is informed by practical, cost-aware building knowledge from day one
- A more collaborative and adaptive process
This model is not only efficient, it is also more resilient to the challenges that often arise in complex projects.
Project Delivery Methods Explained
Choosing how a project is priced and managed is just as important as choosing how it is designed and built. In the Design and Build model, delivery methods shape not only the contract but the relationship between client, team, and outcome.
Unlike Design Bid Build, where a design is completed and then sent to multiple contractors for bidding, Design and Build uses a direct appointment process. This means the design and construction team are chosen together, early, based on capability, trust, and alignment. The contract terms are then built around the delivery method that best suits the project goals.
Let’s explore the most common delivery methods and how they fit into this approach.
Fixed Price Contract
Set total cost agreed before construction begins.
- Works well with Design and Build when the design is well-defined before construction starts
- Also used in Design Bid Build as the most common post-tender model
- Offers high budget certainty
- Less flexibility for late design changes
Cost Plus Fee
Client pays actual costs plus a fixed management fee or percentage.
- Common in Design and Build when the scope is evolving or exploratory
- Not typical for Design Bid Build due to lack of contractor involvement during design
- Allows real-time budget control and flexibility
- Trust and transparency are key
Guaranteed Maximum Price (GMP)
Similar to cost-plus, but with a cap on total cost.
- Frequently used in Design and Build to balance flexibility with budget control
- Less common in Design Bid Build unless negotiated post-tender
- Helps manage financial risk while allowing adaptability
Provisional Sums and Allowances
Placeholder amounts for items not yet finalized (e.g., finishes, fittings).
- Common across both delivery models
- In Design and Build, these are often reduced over time as selections are locked in earlier
- Should be tracked carefully to avoid budget creep
Direct Appointment vs Tendering: What’s the Difference?
- Design and Build uses direct appointment. The team is selected early based on qualifications and alignment, not the lowest bid. This promotes early collaboration and transparency.
- Design Bid Build relies on a tender process. Once the design is complete, it is put out to multiple contractors to quote. While this can encourage competitive pricing, it also creates separation between designer and builder, and introduces risk of misalignment.
Matching Delivery Methods to Your Project
| Delivery Method | Design and Build | Design Bid Build |
|---|---|---|
| Fixed Price | ✓ Common when scope is clear | ✓ Most typical |
| Cost Plus | ✓ Good fit when scope evolves | Rare |
| GMP | ✓ Strategic for flexibility with cap | Less common |
| Tendering | ✗ Not applicable | ✓ Core component |
| Direct Appointment | ✓ Standard | ✗ Not used |
Each delivery method has pros and cons. The advantage of Design and Build is that these discussions happen early, with a single team involved from start to finish. That alignment helps define not just how you build, but how you plan, budget, and succeed.
Who Design and Build Is Best For
Design and Build is not just a delivery method, it is a mindset. Clients who choose this approach value clarity, accountability, and efficiency. But it’s also important to recognize where this model fits best. From villa owners to large-scale developers, Design and Build offers advantages across a wide spectrum, though it is not always the right fit for every situation.
Markets Where It Excels
Residential Villas
Owners building a custom villa, especially in Bali, benefit from a single team guiding both design and execution. This reduces miscommunication, speeds up approvals, and allows for hands-on collaboration at every phase.
Hospitality Projects
Hotels, resorts, and boutique accommodations often require detailed design integration with fast, coordinated construction. Design and Build supports complex workflows and reduces project friction.
Multi-Unit Developments
For developers managing multiple builds, townhouses, apartments, or mixed-use, having a unified team means repeatable systems, consistent quality, and better cost tracking across sites.
Commercial Fit-Outs
Offices, retail spaces, and wellness centers often face tight schedules. The integration offered by Design and Build allows rapid execution with fewer revision loops and faster delivery.
Client Profiles That Benefit Most
- Overseas Owners or Investors who want one point of contact and reduced complexity
- Time-Sensitive Clients who need faster delivery and streamlined approvals
- Design-Savvy Clients who want their vision carried through precisely during construction
- Cost-Conscious Developers looking to manage total investment across design and delivery
- Clients Who Want Clarity rather than coordinating between multiple companies
Design and Build is ideal for those who want efficiency without compromising quality, and who value having a single team accountable for both vision and outcome.
Is Design and Build Right for You?
While Design and Build has clear benefits, it is not the only project delivery model, and it is not always the best fit for every client, project, or stage of development. The decision should be based on where you are in your planning, how much flexibility you want, and the level of control or separation you prefer between design and construction.
Below are some scenarios where Design and Build fits well, and others where Design Bid Build may offer advantages.
When Design and Build Is a Strong Fit
- You want one team handling everything from concept to completion
This reduces handovers, simplifies communication, and accelerates timelines. - You’re looking to build efficiently without compromising on quality
Integration of design and construction often means faster delivery and better value. - You value early and ongoing cost control
Budgets are aligned from the start and refined throughout, not set after design is complete. - You want fewer contracts and a clearer line of responsibility
One contract. One team. One point of accountability. - You are developing in a market where construction oversight is complex
In regions like Bali, this model helps align vision and execution in a fast-moving environment.
When Design Bid Build Might Be Better
- You are still in early feasibility or fundraising stages
You may want to develop a standalone design first to attract investment or secure approvals. - You prefer to separate roles and maintain independent oversight
Some clients want one designer and a separate contractor for strategic or personal reasons. - You are comparing multiple builders before committing to one
If your goal is to obtain several construction bids from a single design, this model enables that. - You are used to tender-based selection processes
Design Bid Build is built around this logic and is standard for many large or government-backed projects. - You want to stage your decision making over time
With separate contracts for design and construction, you can progress in phases.
There is no one-size-fits-all answer, and that’s okay. What matters is that the model aligns with your goals, your decision-making process, and how much involvement you want during the journey.
Still deciding? Many clients explore both models early on before settling on the best fit. In the next section, we’ll show a short case study to help bring the process to life.
A Short Case Study: From Concept to Completion
To see how Design and Build works in practice, let’s walk through a real-world example. This was a private villa project in Bali, designed for short-term rental and personal use, where the client wanted a tailored experience but lived overseas. The goal was a modern yet timeless Four-bedroom property with full amenities, managed on a tight timeline and clear budget.
Client Situation
- Overseas investor, first-time building in Bali
- Sought a modern aesthetic, suitable for both rental and personal use
- Limited availability to manage multiple contractors or local approvals
Design and Planning Phase
- Initial consultation handled both site analysis and brief development
- Concept design and early renders provided visual clarity
- Engineering and permit coordination handled in-house
- Early costing allowed scope to be tailored without rework
Construction and Delivery
- Single contract covered all build works and management
- Weekly photo and progress updates provided full visibility
- All selections finalized in-house to avoid shipping delays
- Delivered ahead of schedule and within agreed financial range
Outcome
- Property now functions as a high-performing short-term rental
- Fully aligned design, construction, and handover
- No delays from coordination gaps or disputes
- Client reported full satisfaction with clarity, quality, and support
This project highlights the strength of a unified approach — clear planning, consistent execution, and one point of contact from start to finish.
FAQs
Design and Build often brings more clarity and efficiency to the process, but it’s still a model that not every client is familiar with. Below are some of the most common questions we hear when introducing this approach.
How is Design and Build different from traditional building contracts?
In Design and Build, the same company handles both the design and the construction. This removes the divide between architect and builder, reducing delays, miscommunications, and scope mismatches. With one team responsible for the entire delivery, the process becomes more aligned from the beginning.
Can I still be involved in the design process?
Yes. Clients are involved at every major design milestone. Concept presentations, material selections, and planning reviews are all collaborative — but without requiring you to manage multiple companies or chase updates from different teams.
What kind of contract is used in a Design and Build model?
Several contract types can be used, including Fixed Price, Cost Plus, or GMP (Guaranteed Maximum Price). The choice depends on how defined the scope is at the outset and how much flexibility the client wants. The key difference is that the contract covers both design and construction, not just one or the other.
Is this model more expensive than traditional methods?
Not necessarily. In fact, many clients save money through earlier cost alignment, fewer change orders, and reduced delays. While the upfront scope planning is more detailed, this often leads to better control of the overall budget.
Can I tender out the construction after design?
In a traditional Design Bid Build model, yes. But with Design and Build, the team is appointed at the beginning to ensure integration. If you are still exploring builders, you may wish to use Design Bid Build for comparison purposes, though this comes with its own tradeoffs in speed and alignment.
Is Design and Build better suited for certain types of projects?
Yes. It is especially effective for residential villas, hospitality properties, and multi-unit developments where design intent must carry through to construction without dilution. It also works well when clients are overseas or need streamlined oversight.
For broader topics about working in Bali, including timelines, permits, and costs please also visit our Bali Design and Construction FAQs page.
Conclusion
Design and Build is a philosophy of alignment, clarity, and collaboration. For clients building in Bali, where coordination and communication often make or break a project, this model offers a proven way to unify vision and execution.
Through a single contract, one responsible team, and a process built for flow instead of friction, Design and Build allows you to move confidently from concept to completion. It can save time. It can reduce cost. And perhaps most importantly, it can preserve the quality and intention of your original design, right through to the final result.
That said, it is not the only way. The right delivery method depends on your goals, your timeline, your team, and your trust in the people you choose to work with. Whether you are ready to move forward or just starting to explore, understanding your options is the first step toward a successful project.
To explore how Design and Build might apply to your project, or to dive deeper into any specific topic, see our related articles, review our project work, or contact us to start a conversation.
