Your choices
Your own sofa, stainless TV unit, main bedroom, bathroom, ensuite, dining light, kitchen stone and tiles, and your lights from the ESS order replace the drawing's versions. Pick As drawn to see the drawing.
Finishes to decide
The drawings leave these open. Pick one to see it everywhere it is used.
Assumptions
- Ceilings follow the designer's gypsum package (JF03a). The newest sheet, A500.02 (rev 02, 21/04/26), wins where the sheets differ.
- Living, dining and kitchen: a coffer at 2.62 m, with a lower band along the TV wall and the kitchen units.
- Hall: 2.53 m where the concealed AC unit and its access panel are, with a 2.62 m strip along the bedroom doors. The step between them is still “detail TBD” on A500.
- Main bathroom: 2.53 m (PA101.02), flat over all three bays. The “140” on its elevations is the void up to a 2.67 m structural line, not a lower bulkhead.
- Ensuite: 2.40 m. Band over the main-bedroom wardrobe: 2.50 m (the older ID300.01 said 2.60 m).
- Laundry: no height drawn, so it is shown at 2.62 m.
- Rooms marked “as existing” keep 2.80 m, since no section is drawn: the rest of the main bedroom, the walk-in wardrobe and the guest bedroom.
- The terrace and the balconies stay open to the sky, as before. The drawings show a light on the terrace (L8), which suggests it is covered, but it needs a ceiling, so it isn't shown.
- The AC band's height isn't drawn. It sits 2 mm above the tall kitchen units it runs over, at 2.53 m (the units are 2.53 m with their plinth). The sheets hint at a lower band: their 150 mm grilles would need about 2.45 m. At 2.53 m the step up to the coffer is only 88 mm, so the grilles are shown 848 × 68 mm instead of 1200 × 150. A lower band would mean shorter kitchen units, so it is left for you and the designer.
- Curtain pockets and coves (A500 details):
- the living-room pocket is 256 mm deep, with the LED on a 60 mm lip. The detail also makes room for a blind, which isn't shown;
- the main-bedroom pocket has its track and LED, but no curtain, since none is drawn at that window;
- the ensuite's LED cove runs along the straight part of the north wall only. The sheets carry it round the rounded corners too.
- Lights turn on the designer's fittings from ID300.01 and ID500.01, in warm white:
- recessed downlights and surface spots;
- pendants over the dining table, the island and the bed;
- LED profiles, including the one in the curtain pocket;
- wall lights at 1.80 m.
To keep the model quick, only about 12 fittings near you give real light; the rest just glow. A soft room light stands in for the light the fittings would bounce round the room, and for the room seen through the door. All four pendants carry the same code, so they are shown the same size (30 cm). Their size and drops aren't drawn, so both are a guess. The bed pendant hangs where the drawing puts it, which is off-centre over your bed (towards its foot). The circuit sheet's title block says “Msida Townhouse”, but it is the Mosta sheet.
- Air conditioning comes from ID300.01 and A500.02:
- a concealed 24K BTU unit above the hall soffit;
- linear supply grilles in the living room and kitchen, and a return grille in the hall;
- wall units in the main bedroom, walk-in wardrobe and guest bedroom;
- two outdoor units on the dressing-room balcony.
The ducts and pipes are hidden above the soffits. Unit sizes are typical. The walk-in wardrobe's wall unit is drawn above the wardrobe on that wall, so it is hidden behind it and would blow onto its top; worth checking with the designer.
- Ceilings, lights and AC come from the drawing. The ceilings and AC show in both As drawn and Your choices. None of them can be moved in Arrange, and like the ceilings they are hidden from above in Overview and Plan. The wall and outdoor AC units are the exception: they show like other wall items (in Plan the wall units are a dashed outline, so the furniture under them can still be picked). The light fittings on your ESS lighting order differ between the two: Your choices shows your fittings on the designer's circuits that ESS noted, and As drawn shows the designer's. The same goes for the round pendant over the dining table, which your dining light replaces (the two ceiling spots either side of it stay), and for the basin and bath wall lights and the ensuite vanity profile, which your bathroom and ensuite designs replace. Lights not on the order show the same in both.
- Main bathroom (PA101.02):
- the checker floor is laid square to the walls in 150 mm tiles, as the plan draws it;
- your tall green-framed mirror is kept instead of the elevation's round one;
- the render's small green mosaic is kept too. The elevations name “Valsecchia Ceramica Uptown” green wall tiles, drawn as tall 63.5 × 155.6 mm tiles;
- the tiles, paint and portal frames stop at the 2.53 m soffit, and the frames step down to 2.37 m as DETAIL 1 draws them. That now includes the shower portal: the old assumed bulkhead down to 2.00 m is gone, and the shower glass is frameless hinged glass with an edge gasket, 2.18 m high, as the elevation draws it;
- the trough basin is 35 cm deep with its rim at 85 cm, as dimensioned. Its stand runs up to the trough rather than stopping at 43 cm.
- Windows sit at 900 mm with heads at 2200 mm. The ensuite and bathroom windows behind the WCs start at 1200 mm. Glazed doors to the terrace and balconies run from the floor to 2400 mm. Sliding panels and pane counts are guesses.
- Doors are 2200 mm high, from the door schedule. The front door (1000 mm) is not scheduled, so it is shown in a dark finish and doesn't follow the Internal doors picker.
- Parapets are 1.10 m and the terrace planter 450 mm. Neither height is drawn.
- Finishes not specified: floors, walls, ceilings and the terrace. The terrace hatch reads as decking, so it is shown as timber-look boards. Everything in the finishes list is a suggestion.
- Still TBC on the drawings: door colour (RAL TBC), island spray colour (RAL TBC) and the melamine for cabinet interiors. Wardrobe fronts have no finish at all.
- Drawing inconsistencies: doors D03 and D06 are 850 mm (750 clear) in the schedule, but the plan detail says 900 and the openings measure about 800 and 745. The model fits the openings. The west kitchen run is titled “Kitchen Unit 31”, which should read Unit 3.
- Furniture heights are typical sizes. Only plan outlines are drawn.
- Door hands: D04 and D05 open as the plan's door arcs show (D04 hinged south, D05 hinged north). The door schedule's elevations draw the opposite hands, but a north-hinged D04 would open onto the dressing-room mirrors and a south-hinged D05 would hit the guest bed, so the plan hand is kept.
- Terrace and bedroom-balcony decking runs north–south, as the plan hatch does (boards at right angles to each facade); the dressing-room balcony runs east–west. Boards are shown 150 mm wide; the hatch pitch is about 95 mm.
- Details not drawn: an 80 mm painted skirting (12 mm proud, stopping at joinery), 20 mm stone window boards, 30 mm stone outer sills and stone thresholds at the doors are added as typical details.
- Styling not drawn: books and a vase on the coffee table, a tray with a vase and bowl on the dining table, towels and soap in the ensuite (not in Your choices), a towel on the bath and a bath mat in each bathroom are added for scale (in Your choices the main bathroom has your own towel on the bath and no mat). None of them is on the drawing.
- Your choices: the living-room sofa, the main bedroom, the main bathroom and the ensuite follow the sofa photo, bedroom photos, bathroom render and ensuite photo you sent, not the drawing. The dining light is the FLOS Luce Cilindrica S1 on your ESS order, modelled from Flos's product page and drawing and hung at the drawing's pendant point; its height (the glass 77 cm above the table) is assumed. The kitchen's Calacatta Viola (the island top and the sink-niche worktop; the island has no waterfall ends, as you told us) and the maroon tiles round the island (everywhere except the drawers, the bin pull-outs and the open shelf) follow the kitchen photo you sent; the tiled ends sit on a recessed plinth like the stool side (assumed), and the tiles keep the drawing's 5 x 15 cm size and straight rows (the photo's look closer to 6 x 24 cm). The bedroom keeps your one change: the bed and the headboard border are the same maroon velvet as the headboard, with no print. The TV unit keeps the drawing's design and size, in brushed stainless steel instead of oak veneer. Your lights from the ESS order sit on the designer's circuits that ESS noted on the order; where the order or the drawings leave a position open (the extra hall downlights, the terrace light, the two tracks, the FLOS Wan pair) it is assumed, and the "study" track is in the guest bedroom, as you confirmed (see Your choices, Your lights, What changes). Pick As drawn at the top of this panel to see the drawing's sofas, oak TV unit, bed, bathroom, ensuite, dining pendant, white marble and tiles in the kitchen, and the designer's own light fittings.
- Surroundings are schematic. The flat is shown two storeys above the street, with plain limestone blocks beyond the site lines. None of this is on the drawing.