Mid-range (Intermediate) — $1,400–1,700/m²

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Structure/Envelope: upgraded specs (hybrid steel/concrete), premium waterproofing, improved glazing (optional Low-E).
Finishes: premium porcelain/laminate, custom millwork in key areas, designer LED lighting.
MEP: zoned A/C; efficient domestic hot water; smart-home rough-ins.
Sustainability: advanced passive strategies; optional PV pre-wiring/rainwater harvesting provisions.
Architecture: greater spatial articulation and detailing; mid-to-high specifications.
QA/QC: trade-by-trade quality control; basic MEP commissioning.
Typical contingency: 12–15%.
Indicative Phase 1 fees: ~8–10% (depending on complexity).