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 document defines the complete scope of interior design services for the renovation of 14 apartments across two buildings (7 in each) in Tbilisi Hills. The services will cover all phases from the initial concept development through to the construction tender documentation.

The scope includes the selection and approval of all materials, finishes, furniture, fixtures, and equipment (FF&E), with pricing to be presented to the client for approval prior to final specification in the design documentation.

The apartments are in “green frame” status, meaning the walls are plastered, underfloor heating is installed, wiring and piping are completed, and screeding is arranged. The designer should provide 3 interior design variations for each apartment. Each of the design criteria should be classified as one of three stylistic approaches 1. Modern minimalistic, 2. Timeless classic, 3. Modern luxury.

1. Modern Minimalism 

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

2. Timeless Classic

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

3. Modern Luxury 

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

PHASE 1: PROJECT INITIATION & BRIEF DEVELOPMENT

Deliverables:

Initial Client Consultation & Site Visit:

- Comprehensive session to understand client requirements, lifestyle, and preferences.
- Site survey and assessment of existing conditions.
- Photography and measurements of existing spaces, or reference construction drawings where applicable.

• Project Brief Document:
- Detailed brief outlining project scope, objectives, and requirements.
- Space programming and functional analysis.
- Budget framework and project timeline with milestones.

PHASE 2: CONCEPT DESIGN

Deliverables:

Space Planning Options:
- 2 alternative furniture layouts for each apartment type at a minimum scale of 1:50.
- Furniture arrangement studies and traffic flow analysis.

Design Concept Presentation:

- Mood boards for each three stylistic approaches .
 - Color palette and material concept boards.
- Lighting concept strategy.
- Overall design narrative and style direction.

3D Concept Visualizations:
- Renderings of key spaces showing proposed design direction.
- Material and color representations.

Client Approval Milestone:

- Formal presentation with client sign-off on the preferred concept direction.

PHASE 3: DESIGN DEVELOPMENT

Deliverables:
• Detailed Space Planning:
- Refined plans with detailed furniture layouts.
- Reflected ceiling plans showing lighting and ceiling features.
- Electrical and data point locations.

• Material & Finish Specifications:
- All materials presented with supplier pricing, client approval required before specification.
- Detailed finish schedules for floors, walls, and ceilings.
- Door and window treatment specifications and hardware selections.

• Custom Joinery Design:
- Drawings for built-in storage, cabinetry, and custom elements.
- Joinery schedules with materials and finishes.
- Pricing approval required before documentation.

• Lighting Design:
- Lighting layout plans and schedules.
- Fixture selections with pricing and specifications.

• 3D Design Development Renderings:
- Photorealistic renderings of key spaces, including material and lighting representations.

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

Deliverables:

Detailed FF&E Specifications:

- Furniture schedules with specifications, dimensions, and finishes.
- Art and accessory concepts.
- Window treatment specifications.
- Pricing approval required for all FF&E items.

• FF&E Presentation Packages:
- Item-by-item presentation boards with pricing from local and international suppliers.
- Alternative options where necessary to meet budget considerations.

PHASE 5: TECHNICAL DOCUMENTATION

Deliverables:

MEP Engineering Drawings:

- Coordinated MEP package based on the final design.
- Drawings of electrical points, showing groups, elevations and type of connections.

Detailed Technical Drawings:

- Construction details at 1:20 and 1:5 scales.
- Joinery construction drawings.
- Installation guidelines for fixtures and fittings.

Specification Documents:

- Comprehensive written specifications for all interior elements.
- Material data sheets and technical information.

Interior Elevations:

- Detailed elevations of key area walls.
- Section drawings through complex areas.

PHASE 6: CONSTRUCTION TENDER DOCUMENTATION

Deliverables:

Complete Drawing Package:

- A coordinated set of plans, elevations, sections, and details.
- CAD files in DWG format, 3D model in BIM/IFC (if applicable).
- Excel files for schedules and BoQs.
- PDF files for all documents.

Technical Specifications:

- Division-based specification document.
- Material and workmanship standards.

FF&E Tender Package:

- Separate tender package for furniture and loose items.
- Installation and delivery requirements.

Tender Administration Support:

- Responses to tender period queries.
- Assessment of proposed alternatives and recommendations.

PHASE 7: CONTRACT ADMINISTRATION (OPTIONAL)

Deliverables:

Construction Phase Services:

- Regular site inspections and progress meetings.
- Material sample approvals and quality control.

FF&E Installation Supervision:

- Delivery coordination and installation supervision.
- Snagging and defect identification.

Project Completion:

- Final inspections and client walkthrough.
- Maintenance manuals and warranty documentation.

PRICING APPROVAL PROTOCOL

Material & FF&E Cost Management:
1. Initial Budget Setting: Preliminary budgets during the concept phase.
2. Detailed Pricing: All items priced internationally or locally before presentation.
3. Approval Process: Client written approval required before specification.
4. Alternative Options: Provided when costs exceed expectations.
5. Change Management: Immediate communication of any price variations.
6. Final Budget Reconciliation: Complete cost summary 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 design phases.
• Formal client sign-offs on milestone presentations.
• Coordination meetings with the project team.

Quality Assurance:

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

Project Timeline

The following timeline outlines the deliverables and milestones for the interior design services for the renovation of 14 apartments across two buildings. The project is expected to be completed in 10 weeks.

• PHASE 1: PROJECT INITIATION & BRIEF DEVELOPMENT – 7 Days
• PHASE 2: CONCEPT DESIGN – 10 Days
• PHASE 3: DESIGN DEVELOPMENT – 14 Days
• PHASE 4: FURNITURE, FIXTURES & EQUIPMENT (FF&E) SELECTION – 10 Days
• PHASE 5: TECHNICAL DOCUMENTATION – 21 Days
• PHASE 6: CONSTRUCTION TENDER DOCUMENTATION – 8 Days

 Link for drawings:

https://primeragolf-my.sharepoint.com/:f:/g/personal/work_tbilisihills_com/EnMpwqpprYhNi7GjGaKAULIBWcuIbWWXHiv6f7xjfYTHAg?e=l2bVme

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, If participant doesn’t agree above stated timeline 
• 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 5 of December, 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 

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• 71200000 არქიტექტურული და მასთან დაკავშირებული მომსახურებები