For locals, by locals.

Surprada is a residential apartment development initiated by the Jeannet Group. It will comprise 5 two-bedroom apartments for year-round rental, and 3 two-bedroom apartments for sale as primary residences. With impeccable views towards the Crap da Flem, it will offer generous amenities such as a small gym with climbing walls, and communal bike storage. Each apartment will also include a large storage and gear room. Surprada aims to provide apartments for locals at relatively affordable prices while providing above-average design and quality. Silveroc is client representative and project manager.

  • Development Studies
  • Project Management
  • Construction Management
  • Client Jeannet Immobilien
  • Duration 2020 - 2023
  • Budget Confidential

Project Phases

Developers Brief

In collaboration with the Jeannet Group shareholders, we developed the investment strategy and defined the near- to mid-term portfolio targets. Surprada is the first property in the Jeannet Group’s real estate portfolio developed specifically for investment purposes.

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Working with the client, we develop the brief, which includes the project framework, challenges, objectives and requirements. The definitions can be as detailed or as broad as required, and cover budget, schedule, design, team structure and working methods.

Development study

Based on the portfolio targets and investment strategy, we developed a project brief that perfectly balanced investment returns with the design and quality envisioned. This meant we created a strong value proposition, setting Surprada apart from the competition.

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We conduct feasibility studies, both from a commercial standpoint and from architectural and local codes perspectives. We fine tune the developers brief with further details such as area schedules and room descriptions. We include detailed requirements relating to the required scope of works of future project team members, and prepare tender documents for the team procurement.

Tender and procurement

Once the financing strategy was in place, we started the tender process for team procurement, starting with the lead architect, architect of record and engineers, and followed by consultants.

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We conduct the tender for the entire project team, including architect, interior designer, landscape architect, lighting consultants, MEP engineers, structural and civil engineer, fire engineer, marketing agency, public relations manager, and all other team members that are needed. Once we’ve sent out the tender documents we hold meetings with the candidates to ensure they fully understand the project and scope of services. When we receive the tender returns we conduct detailed analysis and comparisons. We then shortlist 2–3 candidates for each category, and hold final negotiations. Finally, we put forward our recommendation to the client, prepare the contracts together with the project lawyers, and finalise the appointment of the team.

Concept design

Given the unfavourable shape of the plot, local building code restrictions and minimum requirements of sellable versus rentable square metres, the lead architect worked with the constraints to create a highly interesting structure. Surprada blends with the environment, a unique piece of architecture yet humble enough not to overshadow the neighbouring Waldhaus Flims luxury hotel.

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The architect, interior designer and engineers develop the concept design documents. These include sketches, plans, computer-generated images, schematic drawings, specifications and budgets. We ensure that the design, specifications and budget are in line with the project brief, and help the client evaluate the design concepts and draft comments. We keep the project schedule up to date, provide regular reports, and review and approve professional fee invoices prior to payment by the client, to make sure they are in line with both contract terms and services and project progress.

Design development

Once the concept design was completed, a pre-consultation with the authorities took place in order to gain preliminary feedback, after which minor adjustments were made. The design was further developed into a design development package detailed enough for the architect of record to submit the planning application and further develop the design plans.

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The architect, interior designer, engineers and consultants refine the concept design into a detailed developed design. This can often involve mock-up rooms. We ensure the design, specifications and budget conform to the project brief, help the client evaluate the design development and draft comments, keep the project schedule up to date, provide update reports, and review and approve professional fee invoices prior to payment by the client.

Planning application

Planning application is completed and permit obtained.

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The planning application is made. Depending on the project, this can be a simple application to the respective authorities or a more intricate process that involves various expert opinions and preliminary approvals from other authorities and political parties prior to application. In this phase we closely monitor all processes and communication between the project team, authorities, political parties and neighbours, and pay particular attention to the public relations and communication strategy.

Tender, tender return analysis and contract award

Various tenders have been made and awarded, while others are still in progress. The lack of resources in the region has proved to be a real challenge when it comes to finding contractors and negotiating favourable terms. Various trades have been sourced from European countries, for example joinery works from Latvia.

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For simple projects, tender and procurement can be conducted using the design plans of phase 32. For larger, more complex and in particular hospitality projects, where general contracting might be envisioned, we always recommend conducting the tender and procurement phase after the detail design. For each trade and work we tender, we select a minimum of three contractors. Once we receive the tender returns, we analyse each offer and prepare an offer comparison. We then shortlist 2-3 contractors and hold negotiation rounds. Next, we review our offer comparison according to the negotiations, and prepare our recommendation to the client. Once agreed, we prepare the relevant contracts in consultation with the project lawyers, and finalise the contract award and appointment.

Detail design

Detail design is partly completed, with interior design also in progress.

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The architect, interior designer, engineers and consultants develop the detail design. Using the latest technology, they create the necessary plans and document packages. We ensure the design, specifications and budget are in line with the project brief, help the client evaluate the detail design and draft comments, keep the project schedule up to date, provide regular reports, and review and approve professional fee invoices prior to payment by the client.


Construction started in June 2022, and is proceeding swiftly.

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Construction starts. Depending on the strategy (general contractor versus individual contractors), we manage the contractors with daily on- and off-site visits. During this phase and under our leadership, engineers and other consultants also have certain designated construction management roles. We make daily site visits, ensure that progress is in line with the approved schedule, that construction is according to plans, and that costs are according to budget. We review and approve all professional fees and contractor invoices prior to payment by the client, to make sure that construction carried out is in line with contracted terms and services. For larger and more complex projects, such as hotels and resorts, we start the tender and procurement processes for FF&E and OS&E.

Handover and closeout

Handover and closeout is scheduled for November 2023.

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We manage the handover and closeout process. We carry out detailed site reviews for each work category – MEP (mechanical, electrical, plumbing), joinery, paintwork and so on, and produce a detailed snags list. We then oversee the snags work to ensure that everything is remedied to the required specifications and quality standards. We ensure the client receives all “as built” construction documents and plans, as well as maintenance manuals and guides. We make sure the handover is properly carried out, as befits the type and complexity of the project.