Guide to Architectural Services

A typical project is broken down into seven distinct stages to ensure clarity, budget control, and design integrity: 

1. Pre-Design: Before the design process begins, we establish the project elements. This involves defining the brief, setting a realistic budget, outlining contract conditions, and conducting site research.

2. Concept Design: Here, we explore a broad range of creative solutions. This is the idea stage where we may challenge your initial preconceptions to uncover the site’s true potential.

3. Preliminary Design: We refine the chosen concept, delving into the details to ensure all architectural elements are functioning harmoniously and the design is viable.

4. Developed Design: This stage finalizes the overall nature of the project. We prepare the documentation required for Resource Consent (if necessary) and can begin to get an indication of pricing.

5. Detailed Design: We translate the concept into a comprehensive set of technical documents that describe how the building is constructed. This documentation is typically used to secure Building Consent.

6. Procurement: This is when we help you select a contractor for the physical construction. While this can happen earlier, it usually occurs after the Detailed Design stage to ensure accurate quotes.

7. Observation & Administration of Site Works: As construction begins, we act as your representative on-site. We monitor the works to ensure the execution aligns with the design intent and that the end result meets our shared standards.

While this is the industry standard for breaking down a project, every project is unique and some of these stages may overlap or be streamlined depending on your specific needs.

Construction Costs in New Zealand

As of early 2026, the average build cost for a new home in New Zealand sits at approximately $3,200 per square metre. However, for a bespoke architectural project, experience suggests these figures are a baseline. 

A more realistic expectation for a bespoke design ranges from $4,000 - $5,500 with high end, complicated designs exceeding this. These variations depend on a large number of factors with high complexity and high end materials driving the price upwards.

Cost of Architectural Services

The cost of architectural services is usually based around the construction cost and the estimated time to complete the services. 

Partial architectural services typically range between 7-10% of the construction cost.

Full architectural services typically range between 9-12% of the construction cost.

Our Approach at JST Architecture

We pride ourselves on a value-driven approach to fees. Rather than applying a blanket percentage, we carefully evaluate the specific time and effort required for your unique project. By comparing our internal projections against industry standards, we ensure you receive a high-value proposal that is both fair and transparent.

While architectural design covers a wide range of tasks, some parts of the building process require specialized experts. Even though these specific jobs sit outside our core design role, we still act as your representative, managing these relationships so all the different pieces of the project fit together.

Below are the typical consultants often required during the design and consenting phases:

• Land Surveyors: Essential for any new structure. They provide precise data regarding site boundaries, contours, existing trees, and legal constraints. This information that is vital before design work begins.

• Planning Consultants: Required for most Resource Consent applications. Their role is to navigate the District Plan and ensure the design is presented to the Council in a way that meets all regulatory requirements.

• Quantity Surveyors (QS): A QS provides detailed construction cost estimates. We recommend involving a QS if the project is highly price-sensitive or if you require an independent budget audit.

• Engineers: Projects may require input from Structural, Civil, Fire, or Geotechnical Engineers. They provide the technical calculations and Producer Statements required for safety and compliance.

• Specialist Designers: You may wish to engage specialists for Landscape Architecture or Bespoke Interior Design. JST Architecture can offer these integrated services internally if required.

Aside from having a site to build on, you don't need anything specific to begin. We are here to help you navigate the process from the very first step.

If you would like to get ahead of the curve, the most helpful thing you can do is start forming a project brief. This is simply a way to communicate your goals for the project, focusing on:

• Quantity: The functional requirements, such as the number of rooms, the size of the living spaces, or specific layout needs.

• Quality: Think about the feel. Do you want a home that is filled with natural light? Are you interested in specific materials? How do you want to feel when you walk through the front door? 

Developing these ideas early on allows us to step into your shoes and ensures that the first design concepts are closely aligned with your vision.

If you are still unsure whether these services fit your specific needs, or if you have any other questions, please reach out. We would be happy to discuss your ideas and help you determine the best path forward for your project.