1. Advance
50%
IDR 50,000,000
Paid on signing — kicks off the study
Phase 1 Proposal — EV-001-P1 / 2026
Bali · June 2026
What can
we build.
Before any permit, one question has to be answered with certainty: how much can legally stand on this land — and how it sits there. Phase 1 fixes the buildable envelope for Elysian Valley and translates it into a first site layout: not just the numbers, but the typologies placed on the land. The foundation every later decision, drawing and permit depends on.
01 — Phase 1
Settle the envelope first.
Unit count, saleable area, massing and value are governed by zoning — not by ambition. The Development Capacity Study establishes, on paper and to scale, exactly what the 9,300 m² site permits: the maximum footprint, buildable floor area, height, and realistic unit yield across the four planned typologies. It is a small, fast, low-commitment first step that de-risks every decision and every rupiah that follows.
What You ReceiveA capacity report, and a first layout.
- Development Capacity Report — the permitted building envelope
- Maximum footprint, buildable GFA, storeys & height
- Realistic unit yield across the four typologies
- A first site layout placing the typologies on the land to that envelope
- A one-page summary suited to financing conversations
Why It Comes FirstEverything downstream depends on it.
- Saleable area and unit count are set by zoning, not by intent
- Setbacks and the river boundary reshape the scheme early
- The PBG permit is built on the envelope this study fixes
- Designing before it is known risks expensive rework
02 — Scope
What the study covers.
A focused regulatory and massing study. Architectural and planning scope only — no engineering, no detailed design, no permit lodgement at this stage. Those follow once the envelope is approved.
Regulatory EnvelopeWhat the land legally permits.
- Confirm spatial conformity — KKPR / KRK against the local spatial plan (RDTR)
- Establish the zoning envelope — KDB (building coverage), KLB (floor-area ratio), KDH (green area), GSB (street setback), and height / storey limits
- Map river / waterway setbacks (sempadan sungai) and any easements affecting buildable area
Massing & YieldHow much we can actually build.
- Massing optimisation — test scenarios to maximise permitted GFA within the envelope
- Indicative unit yield per typology (Townhouse T1, Townhouse T2, Villa, Apartment Building)
- Parking and circulation feasibility tested against the permitted footprint
- A first site layout placing the four typologies on the land within the permitted envelope — the design step a permit consultant cannot produce
DeliverableDevelopment Capacity Report.
- Maximum footprint and buildable GFA, reconciled to the zoning envelope
- Storeys, height and parking provision
- Recommended development scenario with indicative unit yield
- A first concept site layout (masterplan) showing how the scheme sits on the land
- One-page capacity summary formatted for financing and decision-making
03 — Delivery
Around four weeks to the answer.
Two workstreams run concurrently — a legal and regulatory check and the architectural massing study — each spanning two to four weeks. The regulatory check depends partly on the pace of the planning authority and sits outside Luup's direct control. Together they bring the project to a completed Capacity Report in roughly four weeks.
Track A
Legal & Regulatory Check
Confirm spatial conformity and pull the zoning parameters from the planning authority (KKPR / KRK against the RDTR), establish KDB, KLB, KDH, GSB and height limits, and map river / waterway setbacks against the site boundary. Timing on the authority confirmations sits partly outside Luup's control.
Outcome — Confirmed regulatory envelope and constraints map.
Runs2–4 weeks
Track B
Massing, First Layout & Capacity Report
Running in parallel — test massing scenarios across the four typologies to maximise permitted GFA with parking and circulation feasibility, set a first site layout placing the typologies on the land, converge on a recommended scheme, then compile and present the Development Capacity Report with one round of review.
Outcome — Approved Capacity Report and a first site layout — the buildable envelope, fixed and drawn.
Runs2–4 weeks
Required Client InputsNeeded for an accurate study.
- Certificate of title / land documents (SHM / HGB) and site boundary survey
- Topographic survey of the site if available (improves accuracy; not produced under this scope)
04 — Fee
Costing for Phase 1.
A single lump sum for the Development Capacity Study. The full fee is credited against the total design fee should the Client proceed to the design programme — making this first step effectively cost-free if the project goes ahead. All amounts in IDR, exclusive of VAT.
100% creditable to full scope
Excludes VAT
Schedule of Fees
| Service | Basis | Subtotal (IDR) |
|---|---|---|
| Development Capacity Study — regulatory envelope, massing optimisation, first site layout & Capacity Report | Lump sum | 100,000,000 |
| Total Phase 1 Fee — excl. VAT | 100,000,000 |
Indicative EUR Equivalent
≈ €4,800
At 1 EUR = 21,000 IDR · indicative only
Credited to Full Scope
IDR 100,000,000
Credited in full against the total design fee if the Client proceeds to the full programme
Payment Schedule
2. Report Delivery
50%
IDR 50,000,000
On delivery of the Development Capacity Report
05 — Next
The path after Phase 1.
With the envelope fixed, the project moves into permitting and design. These phases are shown for context only — they are quoted separately once the Capacity Report is approved and the scheme direction is set.
Phase 2
Schematic Scheme & PBG Permit
Develop the masterplan and schematic design to permit standard, produce the certified technical documentation (architectural, structural, MEP), and lodge and manage the PBG building approval through SIMBG to issuance.
Outcome — Issued PBG — the project legally permitted to build.
ScopeQuoted next
Phase 3
Full Design Programme
The complete engagement already proposed — architecture, interior & FF&E, landscape, signage, structural and MEP coordination, full construction documentation and bill of quantities, through to construction administration.
Outcome — Build-ready documentation across all disciplines.
ScopePer main proposal
06 — Terms
Phase 1 terms.
Ground-rules for this engagement — credit to full scope, approvals, intellectual property, and exclusions.
Credit to Full Design Scope
Should the Client proceed with the full Elysian Valley design programme, the entire Phase 1 fee — IDR 100,000,000 — is credited against the total design fee. The capacity study work carries directly into the full programme, so this first step is effectively cost-free if the project goes ahead.
Nature of the Study
The Development Capacity Report is a planning-stage assessment of buildable capacity based on prevailing zoning rules and the best available site data. It is not a permit and does not guarantee any specific authority approval; final parameters are confirmed at PBG stage in Phase 2.
Approvals & Payments
The report is submitted for approval with one round of review included. Invoices are paid within 7 days; late balances over 30 days incur a 2% monthly fee. All fees exclude VAT, added at the prevailing rate.
Intellectual Property
The Capacity Report and all working material remain Luup Design's property until paid in full, after which a non-exclusive licence is granted for the purpose of progressing this project only.
Scope Exclusions
- Engineering of any discipline (structural, MEP)
- Detailed architectural, interior or landscape design
- PBG technical documentation and permit lodgement — Phase 2
- Topographic survey, geotechnical investigation, land legal due diligence
Binding Agreement
This Phase 1 proposal is binding upon acceptance and signature by both parties. Signing is handled separately via PandaDoc. Validity: 30 days from the date of issue.
Client
Elysian Valley Development
Name
Date
Luup Design
Canggu, Bali
Name
Date