Tender Description:

Tbilisi Hills Golf & Residences is the largest development project, which has no analogs on the Georgian market as it combines premium class residential properties and professional golf course. The territory is located in Village Teleti, Gardabani Municipality, close to Krtsanisi district, the south-east part of Tbilisi, and covers 331 ha. Tbilisi Hills going to build up to 380 private houses, 73 semi-detached houses, 20 units of 5-floor residential buildings with up to 800 apartments, and infrastructure object, In addition, the company is developing infrastructure facility, such as roads (24km), parking area, power grid and water/sewage/irrigation supply networks. The total upcoming construction volume is above 300 mln USD. Development is going sector by sector and as of now company has already developed 10% from residential area. 

PROJECT OVERVIEW:

This scope of works outlines the complete interior design services for four private residential projects, encompassing all phases from initial concept development through construction tender documentation. All material selections, finishes, furniture, fixtures, and equipment (FF&E) pricing will be presented to the client for approval prior to specification in design documentation.

Project Context:

The four villas are organized into two identical layout pairs: 

• Villas One and Three share the same architectural design and internal layout.
• Villas Two and Four share another identical layout.

Differences between villas are limited to façade finishes and landscape design, while interior layouts remain mostly consistent within each pair.

Below please find link for 4 villa design projects

https://primeragolf-my.sharepoint.com/:f:/g/personal/work_tbilisihills_com/IgA2-QFGhCkTT6MVVMpmiORyAXKi7nv67y04UaLXaIteSTw?e=lsb2dk

Design Intent

Each pair of villas will be developed with three unique interior design approaches, providing the client with a curated selection of styles and material palettes.The approach will maintain functional consistency but differ in: 

• Material selections
• Color schemes
• Stylistic details and ambiance

Conceptual Directions

The three design approaches for each villa will explore distinct design narratives:

1.      Contemporary Minimalism

Clean lines, neutral tones, and natural textures for a calm, understated aesthetic.

2.      Modern Elegance

Rich materials, refined detailing, and warm accents for a sophisticated atmosphere.

3.      Organic Luxury

Earthy palettes, tactile finishes, and biophilic elements for a harmonious, nature-inspired feel.

Design Approach

• Designs will be presented through mood boards, material palettes, and 3D visualizations, ensuring clarity in spatial experience and materiality.
• Identical villas may share similar spatial solutions, but differentiation will be achieved through unique finishes and color variations.
• All material selections, finishes, and FF&E will be proposed for client approval prior to inclusion in final documentation.

All four villas are under construction. Villas one and three are identical in design and layouts, same goes for villas two and four. Only façade finishing and landscape designs are different.

Interior design should be adapted for identical villas can be similar, with difference in materials and color options.

PHASE 1: PROJECT INITIATION & BRIEF DEVELOPMENT

Deliverables:

Initial Client Consultation & Site Visit

• Comprehensive briefing session to understand client requirements, lifestyle, and design preferences
• Site survey and existing conditions assessment
• Photography and measurement of existing spaces (if applicable, otherwise construction drawings shall be used as reference)

Project Brief Document

• Detailed written brief outlining project scope, objectives, and client requirements
• Space programming and functional requirements analysis
• Budget framework establishment
• Project timeline and milestone schedule

PHASE 2: CONCEPT DESIGN

Deliverables:

Space Planning Options

• 2 alternative furniture layouts (1:50 scale minimum)
• Furniture arrangement studies
• Traffic flow and functional analysis

 Design Concept Presentation

• 3 Mood boards for each major space based on each design approach described above
• Color palette and material concept boards
• Lighting concept strategy
• Overall design narrative and style direction

3D Concept Visualizations

• Key space renderings showing proposed design direction
• Material and color representations

Client Approval Milestone

Formal presentation and client sign-off on preferred concept direction

PHASE 3: DESIGN DEVELOPMENT

Deliverables:

Detailed Space Planning

• Refined floor plans with detailed furniture layouts (1:50 scale)
• Reflected ceiling plans showing lighting and ceiling features
• Electrical and data point locations

Material & Finish Specifications

• PRICING APPROVAL PROCESS: All materials presented with supplier pricing, client approval required before specification
• Detailed finish schedules for floors, walls, ceilings
• Door and window treatment specifications
• Hardware selections with pricing

Custom Joinery Design

• Detailed drawings for built-in storage, cabinetry, and custom elements
• Joinery schedules with materials and finishes
• Pricing approval required for all custom work before documentation

Lighting Design

• Lighting layout plans and schedules
• Fixture selections with specifications and pricing
• Client approval required for all lighting fixtures and costs

3D Design Development Renderings

• Photorealistic renderings of key spaces
• Material and lighting representation

PHASE 4: FURNITURE, FIXTURES & EQUIPMENT (FF&E) SELECTION

Deliverables:

Detailed FF&E Specifications

• MANDATORY PRICING APPROVAL: All FF&E items presented with detailed pricing from suppliers
• Furniture schedules with specifications, dimensions, and finishes
• Art and accessory concepts and locations
• Window treatment detailed specifications
• No items to be specified without prior client cost approval

FF&E Presentation Packages

• Item-by-item presentation boards with pricing (from local and int. suppliers)
• Alternative options where budget considerations arise
• Client approval documentation for each selected item

PHASE 5: TECHNICAL DOCUMENTATION

Deliverables:

Detailed Technical Drawings

• Construction details at 1:20 and 1:5 scales as required
• Joinery construction drawings and sections
• Installation details and guidelines for fixtures and fittings
• Structural modification and reinforcement drawings (if necessary)

Specification Documents

• Comprehensive written specifications for all interior elements
• Material data sheets and technical information
• Performance requirements and standards compliance

Interior Elevations

• Detailed elevations of key area walls showing all elements
• Section drawings through complex areas
• Detail call-outs and dimensions

PHASE 6: CONSTRUCTION TENDER DOCUMENTATION

Deliverables:

Complete Drawing Package

• Coordinated set of plans, elevations, sections, and details for all disciplines (interior, architecture, MEP, structure)
• Drawing schedule and revision tracking
• CAD files in DWG, 3D model in BIM/IFC (if applicable)
• Excel files for schedules and BoQs
• PDF files for all documents
• Renders should be submitted in PNG format, resolution 3K plus

Technical Specifications

• Division-based specification document
• Material and workmanship standards/guidelines

FF&E Tender Package

• Separate tender package for furniture and loose items
• Detail BOQ and construction budget (Volume of works/material/salary)
• Installation and delivery requirements
• Warranty and maintenance information

Tender Administration Support

• Tender period queries response
• Tender proposed alternative assessment and recommendation

*All documents should be submitted in Georgian and English

PHASE 7: CONTRACT ADMINISTRATION (OPTIONAL)

Deliverables:

Construction Phase Services

• Regular site inspections and progress meetings
• Material sample approvals and quality control
• Contractor query responses

 FF&E Installation Supervision

• Delivery coordination and installation supervision
• Snagging and defect identification
• Handover documentation

Project Completion

• Final inspections and client walkthrough
• Maintenance manuals and warranty documentation

PRICING APPROVAL PROTOCOL

Material & FF&E Cost Management:

• Initial Budget Setting: Preliminary budgets established during concept phase
• Detailed Pricing: All items researched and priced internationally or locally before client presentation
• Approval Process: Client written approval required before any item specification
• Alternative Options: Budget alternatives provided when costs exceed expectations
• Change Management: Any variations in pricing communicated immediately
• Final Budget Reconciliation: Complete cost summary provided before tender documentation

Documentation Requirements:

• Itemized pricing sheets for all materials and FF&E
• Client approval signatures for all cost-related decisions
• Budget tracking reports at each phase milestone
• Final cost summary and reconciliation document

PROJECT MANAGEMENT & COORDINATION

Communication Protocol:

• Weekly progress reports during active design phases
• Milestone presentations with formal client sign-offs
• Regular coordination meetings with project team
• Comprehensive project documentation and filing system

Quality Assurance:

• Drawing checking and coordination procedures agreed with the client
• Material sample verification and approval process

The tender proposal shall contain the following information:

• Company name, identification code, legal and actual address, official e-mail;
• Name of at least 2 (two) contact persons, indicating their contact telephone number, e-mail address, and position within the company;
• A certificate from the LEPL Revenue Service that bidder has fulfilled all obligations and has no debt to the state budget;
• Payment terms, incl advance % if any
• Timeline based on deliverable stages
• Price proposal for all requested stages. (Price breakdown)
• A list of earlier performed projects with the brief description of provided services, indication of total price;
• Copies or originals of Recommendation letters from two different clients issued over the past three years.
• Information/CV/Portfolio of key personnel who will be involved in design process.

All provided documentation should be in English

Proposal:

• Tender documents shall be submitted no later than 28 of November, 2025, at 18.00 (Georgian time)
• Tender documents shall be submitted in hard copy (1 copy) and electronically (hard disc). 
• Tender documents shall be delivered in a sealed envelope and approved with a signature at Tbilisi Hills head office. 
• A hard copy of the bidding documents shall be certified with the signature of the director of the company and the seal of the company (if any).
• The proposal shall be valid and binding for Contractor for 180 calendar days from the date of submission.

Contact Information:

For questions or concerns connected to this RFP, we can be reached at: 

Tender related questions:

Lela Vakhtangishvili
Head of Procurement E: lela.vakhtangishvili@tbilisihills.com 

ტენდერის კატეგორია:

• 71200000 არქიტექტურული და მასთან დაკავშირებული მომსახურებები
• 71400000 მომსახურება ურბანული დაგეგმარებისა და ლანდშაფტური არქიტექტურის სფეროში