One point of direction
You do not have to reconcile ten separate conversations. DALLEAU connects the brief, design, cost, schedule and intended use.
THE MANDATE · OWNER-SIDE PRIVATE DEVELOPMENT
One development office. Accountable to you from site selection to operational launch.
DALLEAU coordinates feasibility, design, engineering, tendering, construction, handover and readiness for use on the owner’s side. You keep control of the key decisions, costs and appointments.
A first conversation requires no complete dossier. It needs a clear site, intended use and owner question.
- Founder-led
- No more than three full mandates at a time
- Open-book costs
- Every quote and invoice visible
On this page
WHAT THE MANDATE CHANGES
Control matters when it leads to better decisions.
Architects, engineers and contractors retain their appointed roles. DALLEAU selects and coordinates them around the owner's brief, making their advice, costs and responsibilities clear before capital is committed.
Visible costs
Quotes, invoices, rebates, variations and payments remain open to you. Our fee is stated and does not rise with ordinary third-party overruns.
Accountable specialists
Each professional is appointed for a defined role and remains responsible for their own work. DALLEAU coordinates the whole without blurring that responsibility.
Documented decisions
Before a major contract or payment, you can see what is proposed, why it matters, what it costs and which risk it carries.
THREE WAYS TO BEGIN
Begin with the decision in front of you.
You do not need to commit to a full mandate in order to speak with us. Start with the level of work your project actually needs.
01Check the fit
The private brief
For an owner who wants to know whether the project and DALLEAU should move forward together.
You receive
Complimentary · Reviewed personally
Share your project
A personal review of the site, intended use, budget and timing.
Scope at this stage
When there is a clear fit, this is followed by an invitation to a first conversation.
The brief is a qualification step. It does not include a feasibility, valuation, legal or technical opinion.
02Make the decision
The Feasibility Study
For deciding whether to build, buy, revise, renegotiate, wait or walk away before more capital is committed.
You receive
USD 15,000 · 15 working days from a complete file
Commission the study
A documented recommendation on one defined project.
Fee and capacity
It covers the site, investment logic, costs, risks and delivery strategy.
The study fee is credited in full against DALLEAU's fee on a later accepted mandate. Commissioning a study does not reserve full-mandate capacity or guarantee acceptance.
03Deliver the project
The full development mandate
For an owner who wants one office to lead the development from feasibility to an asset that is ready to use.
You receive
Managed budgets from USD 1,000,000 excluding land · Fees from USD 100,000
Discuss a full mandate
A complete owner-side development office.
How the fee is set
It coordinates the programme, specialists, tendering, contracts, construction, handover and operational readiness.
Full-mandate fees generally equal 8 to 12 percent of the approved managed development budget. Phase one is fixed at appointment. The balance is fixed after the concept, scope and cost plan are approved. Ordinary third-party overruns do not increase DALLEAU's fee.
DALLEAU Atelier inside the mandate
The method strengthens the three existing ways to engage.
Atelier strengthens the existing brief, study and mandate. Relevant research, site, operating and evidence questions are activated according to the project and carried through the owner’s chosen engagement.
Private Brief
The first review may identify relevant evidence, site and operating questions. The conversation stays focused on fit, context and the owner’s immediate decision.
Start a Private Brief →Feasibility Study
The study can activate the tropical site baseline, household use, privacy and flow, protected-bedroom and indoor-environment triggers, specialist triggers, evidence classification, decision recommendations and unresolved questions.
Commission the Feasibility Study →Full Development Mandate
The evidence spine can carry protocol activation, owner targets, specialist scopes, mock-ups, hold points, commissioning preparation, the Owner’s Control Report, the Building Passport and later reviews.
Discuss a Full Development Mandate →Harmonie, from construction to operation.
We now see how every decision performs in daily use. François joined Harmonie at foundation stage, assumed full project direction during the second-floor structure and led completion and opening. He still leads its operation with the team. That continuity gives us a rare feedback loop between design, construction and daily use.
- What we inherited
- A three-villa estate with shared infrastructure and an active construction programme.
- What we strengthened
- Inspection gates, waterproofing and drainage controls, contractor responsibilities, warranties and the opening sequence.
- What the owner received
- A completed, operating residence and a project record built from our own work rather than a marketing case assembled later.
- What carries forward
- Clearer responsibilities, earlier testing and a more complete handover record on every later project.
THE FULL MANDATE
Six decisions that protect the owner's capital.
At each stage, the facts are assembled, the options are compared and the decision remains with the owner.
ProceedReviseStop
Validate the project and site
Owner's question
Is this the right project, on the right site and at a credible cost?
DALLEAU's work
We test the brief, site, investment logic, access, constraints and main delivery risks.
You receive
A documented recommendation, the key risks and the conditions required to proceed.
Freeze a buildable concept
Owner's question
Do the programme, design, cost, schedule and intended use form one coherent project?
DALLEAU's work
We align these elements before detailed engineering begins and changes become expensive.
You receive
An approved brief, a frozen concept, a cost plan and clear performance criteria.
Tender one defined project
Owner's question
Is every bidder pricing the same scope and the same quantities?
DALLEAU's work
We coordinate the drawings, scope, quantities and commercial rules used by every bidder.
You receive
A traceable tender package, comparable bids and a clear schedule of differences.
Appoint and contract
Owner's question
Who can actually deliver the project, on what terms and with which responsibilities?
DALLEAU's work
We assess capability, references, commercial terms, programme and contractual risk before appointment.
You receive
An award recommendation, a defined scope, a programme and a documented contractual basis.
Control what is built
Owner's question
Do the commitments and payments match the quality and progress on site?
DALLEAU's work
We coordinate inspections, records, changes, payment review, risk control and the decisions required from the owner.
You receive
A monthly Owner's Control Report covering cost, forecast, contingency, schedule, risks, decisions and photographs.
Handover a ready asset
Owner's question
Is the residence complete, tested, documented and ready to occupy or operate?
DALLEAU's work
We coordinate testing, snagging, warranties, manuals, training, handover and operational preparation.
You receive
Closed defects, commissioning records, warranties, the Building Passport and a maintenance plan.
VISIBLE THROUGHOUT DELIVERY
The site, the budget and the next decision remain visible.
A private owner space keeps the project legible without reducing it to a dashboard.
- Site cameras and room-by-room records
- Weekly reports and video walkthroughs
- Monthly cost, programme and risk reporting
- Pending decisions shown with their consequences
AN HONEST COMPARISON
Three ways to acquire a residence. Three very different trade-offs.
A completed property prioritises speed. An off-plan purchase prioritises simplicity. Private development with DALLEAU prioritises control, delivery quality and a more transparent allocation of capital.
Completed property
Certainty over customisation
Compare details
- Best suited to
- Buying an existing, inspectable asset quickly and with limited involvement.
- Main benefit
- You can assess what has already been built.
- Price and margins
- The total price is known. Historic costs and the seller's margin may not be itemised.
- Delivery team
- Already appointed. Quality is judged from the completed work and available records.
- Design
- Existing, with limited scope for change.
- Risk
- Development risk has already been taken. Acquisition, compliance, defect and operating risks still require due diligence.
- Potential value
- Already reflected, at least in part, in the asking price.
Developer off-plan purchase
The simplicity of a packaged product
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- Best suited to
- Buying a defined product without managing its development directly.
- Main benefit
- One developer coordinates the commercial process and delivery.
- Price and margins
- The price is packaged. The developer's intended margin is built into the offer, while underlying costs may not be itemised.
- Delivery team
- Selected by the developer within its programme, constraints and contractual commitments.
- Design
- Defined in advance, with varying scope for customisation.
- Risk
- Depends on the contract, funding, site execution and the developer's ability to deliver.
- Potential value
- The developer's targeted margin is already incorporated in the sale price.
Qualified projects · Fee basis agreed in writing · Owner-side control
DALLEAU private development
Build for yourself, with an owner-side team
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- Best suited to
- Owners with a defined development budget who want an asset shaped around their site, intended use and objectives.
- Main benefit
- The owner retains control of the project, budget, appointments and key decisions.
- Price and margins
- Third-party costs are documented. DALLEAU's fee basis is written into the mandate and generally equals 8 to 12 percent of the approved managed development budget.
- Delivery team
- Tendered on quality, compliance, capacity to deliver and total cost, never on lowest price alone.
- Design
- Defined around the site, budget, intended use and owner objectives.
- Risk
- The owner carries development risk. Due diligence, contracts, decision gates and reporting make it visible and manageable, but do not remove it.
- Potential value
- Any value created accrues to the owner's asset. Future value and liquidity are not guaranteed.
Developer economics vary from one project to another. This comparison uses no universal margin percentage. It distinguishes a packaged sale price from a private development model in which project costs and DALLEAU's fee are documented separately.
WHAT REMAINS WITH YOU
A readable project while work is underway. A complete record when it is finished.
Open-book control
- Every third-party quote and invoice is visible
- Every discount and rebate is credited to the project
- Every variation is documented and approved
- Every payment follows an approved basis
- Every related-party engagement is disclosed
DALLEAU is compensated only by the owner and accepts no undisclosed supplier or contractor benefits.
The Building Passport
The residence leaves the project with one organised record of how it was designed, built, equipped and maintained.
- As-built drawings and coordinated services plans
- Photographs of concealed networks
- Materials, finishes and equipment registers
- Warranties, manuals and supplier contacts
- Variation history, permit records and maintenance schedule
What the managed development budget includes
The managed development budget includes the professional team, engineering, construction, external works, directly managed procurement, furniture, fixtures and equipment, and agreed operational-readiness costs. It excludes land acquisition, acquisition taxes, financing, the owner's independent legal and tax advice, DALLEAU's fee and applicable taxes.
A DELIBERATE FIT
This mandate is designed for owners who want responsibility made explicit.
It is demanding by design. That discipline is useful only when it matches the owner's priorities.
It is a strong fit when
- The project deserves independent direction
- You want to understand costs and trade-offs
- Daily use matters as much as the image
- The asset must remain documented and operable over time
It may not be the right fit when
- The lowest initial price is the only criterion
- Important decisions are expected to remain implicit
- Competitive tendering, controls and documentation are considered unnecessary
THE NEXT USEFUL STEP
Tell us what you are considering. We will tell you whether there is a fit and what should happen next.
Share your projectEvery brief is reviewed personally. A first conversation is proposed when the project, timing and role required match the DALLEAU mandate.
DALLEAU acts as the owner-side development manager and coordinates independently appointed architects, engineers, contractors and regulated professionals. Each retains responsibility for its appointed scope.