Twin Hôtelier House

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The Twin Hôtelier House is composed of two “1-Bedroom (1BR)” condominium units sitting back-to-back in one of SMDC’s residential towers in the Mall of Asia complex. Emphasis is given on the term “1BR” because, these units are studios in the strict architectural sense due to its single bay arrangement and single-sided access to natural light and ventilation. The only element that makes each a 1BR unit in the eyes of the developer is the low-level partition that separates the spaces designated as “Living” and “Bedroom”. These partitions were intentionally made low so that natural light and air-conditioning can still somehow flow from one space to the other.

The owners became aware of this fact after they sought the advice of the architect on the potential of the properties. Intended to be listed and operated independently on online rental platforms such as AirBnb and Booking.com, there was much debate on the side of the owners on how to best introduce the properties to the rental market. Concerns were raised about its size, the amount of fit-out works required and the question on whether these units can really be marketed as 1BR’s to foreign guests.

Rather than accepting the developer’s definition of a 1BR, the architect has put forward the idea of turning the units into hotel-like accommodations. This means knocking-off the partition completely and ending up with one big space in each of the apartments. This proposed arrangement would allow natural light to filter into the space unhindered, creating an impression of a bigger space than it really is. In lieu of a dividing wall, the bed will sit in the center of the room similar to most 5-star hotel suites. A quartz dining counter that extends from the kitchen counter has been proposed rather than having a free-standing table to save space. This also helps make the unit look uncluttered. The budget stated in the initial discussion points to a no-frills design approach. The architect has suggested to the owners to consider using off-the-shelf furniture and flatpack items commonly found in stores like IKEA. With the first IKEA store scheduled to open in 2021, the timing of the fit-out works could not be more perfect. The kitchen cabinets will be kept untouched to reduce cost. The only major items to be installed are the feature wall on the back of the bed and the modular wardrobe to its side. The equipment and appliances to be installed were selected based on energy efficiency, cost, noise, ease of use and environmental impact. The proposed materials, colors, textures and artworks were then submitted to the owners for their approval. In the end, the owners were happy with the outcome of the design process since savings on the fit-out works were quite evident. The owner’s perceived fit-out timeline has also been shrunk significantly. This would allow them to launch the units to the rental market in the shortest time possible after the turnover of the bare units in mid-2021. The final design projects a clean, modern, no-frills feel while being well within western standards for a hotel room.

Properly designed and fitted condo units command a higher premium when sold in the property market. Through their collaboration with the architect, the owners in this project have achieved just that with minimal cost involved. Combined with the yearly appreciation of the properties’ value, the owners have better days to look forward to when it is time to flip the property in the future.

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Project name: Twin Hôtelier House
Location: SM Shore 2 Residences, Mall of Asia Complex, Pasay City, Philippines
Architect: Michael Gracilla, UAP, LEED AP | ARKMIKEL Design Architects
Features: 2 Nos Studio-type Condo Units
Architectural style: Contemporary
Scope of work: Design, Build + Staging
Lot size: n/a
Total Built-up Area: 2 x 24.00 sq.m. = 48.00 sq.m. (516.67 sq.ft.)
Project Status: Design completed, 2020, Build TBC

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