Beyond cabinets

Every decision in a room — and what each one costs you.

A room is far more than its cabinets. Air, light, power, doors, windows, surfaces, furniture — each is a decision, and each one changes how the room works, what it costs and how it looks. Here is the whole set, shown three ways so nothing is a surprise later.

Air & comfort

Cooling, cooker extraction and airflow — the systems that keep a Sarawak home comfortable and mould-free.

Air-conditioning

Fans only / no ACIncluded
Wall split unitEssentialModest uplift
Ceiling cassetteSignatureNotable uplift
Concealed ducted / zonedBespokeSignificant uplift

See what each option changes

Fans only / no AC

In use: Ceiling and wall fans move air but do not cool or dehumidify — in Sarawak's heat and humidity rooms stay warm and still air invites mould.
Cost impact: Included
How it looks: No indoor unit or piping on the wall — the cleanest ceiling and wall lines.

Wall split unit

In use: The standard room-by-room cooler — one indoor unit per room, easy to service; the condensate drain and copper must be planned before the ceiling closes.
Cost impact: Modest uplift — The dependable baseline; the unit is priced by ALUMAX or the installer.
How it looks: A wall-mounted indoor unit sits high on one wall; piping is concealed when planned early.

Ceiling cassette

In use: Recessed into the ceiling and blowing from four sides for even cooling, it frees the walls — but needs ceiling depth and an access panel.
Cost impact: Notable uplift — A concealed cassette plus ceiling works; priced by ALUMAX or the installer.
How it looks: A flush square grille in the ceiling — no wall unit, the calmest walls.

Concealed ducted / zoned

In use: Hidden air-handling ducted to slim linear grilles gives whole-home zoning and the quietest, most even comfort — the most planning and ceiling void.
Cost impact: Significant uplift — A concealed ducted system; priced by ALUMAX or the installer after design.
How it looks: Only a slim linear slot shows — the unit disappears entirely.

Cooker extraction

Recirculating hoodIncluded
Ducted to outsideEssentialModest uplift
Heavy-duty / semi-outdoor exhaustSignatureNotable uplift

See what each option changes

Recirculating hood

In use: Filters and returns air with no ducting — easy to retrofit, but in a Sarawak wet kitchen it cannot clear heavy wok grease and steam well.
Cost impact: Included
How it looks: A compact hood over the hob; no external vent needed.

Ducted to outside

In use: Pulls grease, steam and heat right out of the house — essential for daily wok cooking; the duct run to an external wall is planned early.
Cost impact: Modest uplift — Hood plus external ducting; priced by ALUMAX or the installer.
How it looks: A hood ducted through the wall or ceiling; the duct is concealed above the cabinets.

Heavy-duty / semi-outdoor exhaust

In use: A powerful exhaust for a semi-outdoor wet kitchen clears the heaviest smoke and keeps the dry kitchen clean; sized to the run.
Cost impact: Notable uplift — A high-capacity exhaust system; priced by ALUMAX or the installer.
How it looks: A larger canopy or wall exhaust — a purpose-built look in the wet zone.

Ventilation & air movement

Natural / passive ventsEssentialIncluded
Mechanical exhaust fanModest uplift
Ceiling fanModest uplift
Fresh-air / heat-recovery systemBespokeSignificant uplift
Louvred / adjustable ventsSignatureNotable uplift

See what each option changes

Natural / passive vents

In use: Designed-in openings — high-level wall vents, air-brick grilles, ridge or eave vents — that let hot, damp air rise and escape with no power at all. In Sarawak's constant humidity they stop a room turning stale or mouldy, and they keep working through a blackout.
Cost impact: Included — Built into the layout rather than bought as equipment; priced by ALUMAX.
How it looks: Almost invisible — slim grilles or louvred slots tucked high on a wall or into the eaves, reading as quiet architectural detail.

Mechanical exhaust fan

In use: A powered fan that pulls cooking grease, steam and heat straight outside — essential over a wet-kitchen hob and in a windowless bathroom, where Sarawak humidity would otherwise breed mould and lift paint. Wipe the grille clean every so often.
Cost impact: Modest uplift — A wall or ceiling unit ducted to the outside; priced by ALUMAX.
How it looks: A compact grille on the wall or ceiling — functional and discreet; slimline or backlit models read tidier over a feature counter.

Ceiling fan

In use: Moves air across a whole room so skin cools even when the air is hot and sticky — the everyday answer to Sarawak heat, and far cheaper to run than air-conditioning. A direct-drive quiet motor sips power; blades need an occasional dusting.
Cost impact: Modest uplift — By blade span, motor grade and finish; priced by ALUMAX.
How it looks: A ceiling centrepiece as much as a function — timber-blade, matte-black or brushed-metal models set the tone; keep the drop-rod right so blades clear sightlines.

Fresh-air / heat-recovery system

In use: A ducted system that continuously swaps stale indoor air for filtered fresh air, stripping humidity and dust on the way in; a heat-recovery core keeps the incoming air near your cooled indoor temperature, so it adds little to the air-conditioning load. It holds mould, pollen and haze at bay in a sealed home — filters need periodic changing.
Cost impact: Significant uplift — A ducted whole-home system installed with the build; a Bespoke-tier choice priced by ALUMAX.
How it looks: Almost nothing shows — only slim supply and extract grilles in the ceiling; the plant sits hidden above a bulkhead or in a service void.

Louvred / adjustable vents

In use: Angled blades you can open, close or tilt — draw in a cross-breeze on a dry day, then shut them against driving rain or a flood-season downpour. Aluminium blades shrug off the damp and will not rot or draw termites the way timber can.
Cost impact: Notable uplift — An adjustable aluminium louvre system with hardware; priced by ALUMAX.
How it looks: A crisp run of horizontal blades that doubles as facade or screen — reads as a deliberate architectural line and casts a soft banded shadow indoors.

Lighting & shading

How the room is lit through the day, and how you control glare and heat at the glass.

Lighting scheme

General lighting onlyEssentialIncluded
Layered — ambient, task and accentSignatureNotable uplift
Cove / cabinet LEDSignatureModest uplift
Smart / dimmableBespokeSignificant uplift
Facade / landscape lightingBespokeNotable uplift

See what each option changes

General lighting only

In use: A single ambient layer — downlights or a central fitting that lights the room evenly for everyday use. Simple to run and maintain; LED sources stay cool and sip power, which matters through long, hot Sarawak days. Work surfaces and corners are left a little flat.
Cost impact: Included — The baseline lighting layer; priced by ALUMAX.
How it looks: Even, functional brightness with no drama — the space reads clear and practical, but without depth or mood.

Layered — ambient, task and accent

In use: Three coordinated layers on separate circuits — soft ambient fill, bright task light exactly where you cook, read or prep, and accent light to lift features. You light only what you need, which keeps a hot room cooler and trims the running load. The most liveable everyday scheme.
Cost impact: Notable uplift — Multiple fittings and separate circuits; priced by ALUMAX.
How it looks: Gives the room real depth — pools of light and shadow, a warm 3000K tone, and highlights that make materials and joinery read richly.

Cove / cabinet LED

In use: Concealed LED strip in ceiling coves, under wall units and inside cabinets — hands-free glow over a worktop or inside a wardrobe, and a soft night light along a hallway. Specify a sealed, damp-rated strip and driver so humidity does not corrode the run; LED heat stays low near timber and food.
Cost impact: Modest uplift — LED strip, aluminium channel and driver; priced by ALUMAX.
How it looks: Reads as light with no visible fitting — a floating ceiling edge, a glowing under-counter line or a halo behind a mirror. Quietly luxurious.

Smart / dimmable

In use: Dimmable, scene-set lighting controlled by phone or voice — bright and cool for daytime tasks, low and warm for evening, all recalled at a tap. Dimming through the hottest hours trims heat and load, and schedules can mimic occupancy while you are away. Needs compatible drivers and a controller.
Cost impact: Significant uplift — Dimmable drivers, controls and a controller; a Bespoke-tier system priced by ALUMAX.
How it looks: The same room shifts mood on demand — crisp and functional, or low and intimate — so the scheme flexes from morning to dinner.

Facade / landscape lighting

In use: Exterior light that grazes the facade, marks the entrance and picks out planting and paths after dark — adding presence and safer footing at night. Specify weatherproof (IP-rated) corrosion-resistant fittings and UV-stable housings that shrug off heavy rain, equatorial sun and humidity, with wiring routed above any flood line.
Cost impact: Notable uplift — Weatherproof exterior fittings and wiring; priced by ALUMAX.
How it looks: Turns the house into an evening landmark — texture raked across the walls, a lit doorway and glowing greenery. The most striking after-dark impression.

Curtains & shading

Bare glass / film onlyIncluded
Roller / Venetian blindsEssentialModest uplift
Curtains (day + block-out)SignatureNotable uplift
Motorised / smart shadingBespokeSignificant uplift

See what each option changes

Bare glass / film only

In use: Glass left bare or with a solar film only — the cheapest, but Sarawak's low sun and heat leave many rooms glary and hot without shading.
Cost impact: Included
How it looks: The window reads as clean glass; nothing softens the opening.

Roller / Venetian blinds

In use: Simple daily control of light and privacy — easy to clean and humidity-tolerant, a practical baseline.
Cost impact: Modest uplift — Blinds by the FF&E trade; priced by ALUMAX or the supplier.
How it looks: A neat, minimal covering inside or above the reveal; unobtrusive.

Curtains (day + block-out)

In use: A sheer layer for glare plus a block-out layer for bedrooms; softens sound and adds warmth — a curtain pocket or track is planned.
Cost impact: Notable uplift — Curtains plus track; priced by ALUMAX or the supplier.
How it looks: Full-height fabric adds softness and a finished, residential feel; a curtain pocket hides the track.

Motorised / smart shading

In use: App- or scene-controlled blinds and curtains — convenient on tall or hard-to-reach windows and for whole-home scenes; wiring is planned early.
Cost impact: Significant uplift — Motorised shading systems; priced by ALUMAX or the supplier.
How it looks: Shading glides without visible cords or wands — the cleanest, most resolved window.

Power, data & security

Where power, data and security sit — decided before the walls close so nothing is short or in the wrong place.

Power & switch points

Standard socket layoutIncluded
Planned density + positionsEssentialModest uplift
USB-integrated / designer platesSignatureNotable uplift
Smart / dedicated circuitsBespokeSignificant uplift

See what each option changes

Standard socket layout

In use: The minimum socket and switch count — cheapest, but too few points means trailing extension cords and awkward reaches later.
Cost impact: Included
How it looks: A basic count of white sockets in default positions.

Planned density + positions

In use: Sockets and switches placed against how you actually use each room — bedside, desk, kitchen appliances, hallway — decided before wiring so nothing is short.
Cost impact: Modest uplift — Added points by the electrical trade; priced by ALUMAX or the installer.
How it looks: Points fall where you need them, aligned to furniture and joinery; tidy, deliberate positions.

USB-integrated / designer plates

In use: Sockets with built-in USB-C and matched finish plates cut adapters and lift the detail at bedsides and desks.
Cost impact: Notable uplift — Premium sockets plus finish plates; priced by ALUMAX or the supplier.
How it looks: Coordinated plate finishes instead of default white — a considered, consistent detail.

Smart / dedicated circuits

In use: App- or scene-controlled points and dedicated circuits for AC, oven and high-load appliances — safer and more flexible; the most first-fix.
Cost impact: Significant uplift — Smart switching plus dedicated circuits; priced by ALUMAX or the installer.
How it looks: Minimal visible switching; scene keypads replace banks of switches — the cleanest walls.

Data & WiFi

Single router (as-is)Included
Wired data pointsEssentialModest uplift
Whole-home mesh WiFiSignatureNotable uplift
Structured cabling + comms rackBespokeSignificant uplift

See what each option changes

Single router (as-is)

In use: One router serves the whole home — fine for a small flat, but thick walls and a long terrace leave dead spots.
Cost impact: Included
How it looks: One visible router and its cabling in one room.

Wired data points

In use: Network points cabled to the rooms that matter — TV, study, work-from-home — for a stable, fast connection; conduits are planned before ceilings close.
Cost impact: Modest uplift — Structured cabling by the data trade; priced by ALUMAX or the installer.
How it looks: Discreet wall data points; the router and modem tidied into one location.

Whole-home mesh WiFi

In use: Several access points give even, strong WiFi across every room and floor with no dead spots — back-hauled on the wired points.
Cost impact: Notable uplift — Mesh access points; priced by ALUMAX or the supplier.
How it looks: Small ceiling or wall access points, barely noticeable; devices roam seamlessly.

Structured cabling + comms rack

In use: A central comms rack terminates every data, TV and CCTV line — the backbone for a serious smart home; the most planning and first-fix.
Cost impact: Significant uplift — A structured cabling system plus rack; priced by ALUMAX or the installer.
How it looks: A neat rack in a cupboard; every outlet labelled and terminated — invisible in the living space.

Safety & security measures

Quality locksetsEssentialIncluded
Security grilles / roller shutterEssentialModest uplift
Alarm systemSignatureNotable uplift
Smart lock / access controlSignatureNotable uplift
Reinforced safe roomBespokeSignificant uplift

See what each option changes

Quality locksets

In use: A solid deadbolt and quality lockset on every external door — the everyday first line against forced entry. Stainless or solid-brass internals resist the corrosion that seizes cheap locks in coastal humidity and salt air, so they keep turning smoothly for years on key or thumbturn.
Cost impact: Included — The security baseline on every external door; priced by ALUMAX.
How it looks: A well-made handle and escutcheon that reads as considered detail, not a hardware-store afterthought — it blends quietly into the door.

Security grilles / roller shutter

In use: Powder-coated aluminium or galvanised-steel grilles and roller shutters that physically stop entry at windows, gates and shopfronts — the deterrent an intruder sees first. Marine-grade coatings shrug off the rust that eats untreated steel through monsoon damp, and metal gives termites nothing to attack; a little lubrication keeps them sliding or rolling smoothly.
Cost impact: Modest uplift — By span, gauge and coating; priced by ALUMAX.
How it looks: From heavy traditional bars to slim modern vertical rods or a clean box-housed roller — the pattern sets the tone, anywhere from fortress to barely-there.

Alarm system

In use: Door and window contacts, motion sensors and a loud siren that raise the alarm the instant a boundary is breached — deterrence plus a fast response, day or night. A battery backup keeps it armed through the power cuts that follow a storm, and sealed sensors tolerate the constant humidity.
Cost impact: Notable uplift — Sensors, panel and installation; priced by ALUMAX.
How it looks: Discreet — slim sensors tuck into frame corners and a small keypad sits by the door; the system is felt as reassurance, not seen. Almost no visual footprint.

Smart lock / access control

In use: Keyless entry by PIN, fingerprint, card or phone — no keys to lose or copy, and you grant or revoke access for family and helpers remotely. Weather-rated units withstand Sarawak heat and humidity, while a mechanical key override and backup battery cover a flat cell.
Cost impact: Notable uplift — By lock grade and access features; priced by ALUMAX.
How it looks: A sleek, screen-faced handle that signals a modern, well-run home — a contemporary upgrade over a traditional lockset, in brushed metal or matte black.

Reinforced safe room

In use: A single room — often a master wardrobe or store — hardened with a solid-core reinforced door, deadbolts and a secure frame as a place to retreat and call for help during a break-in. Sited above flood level, it doubles as a dry, secure store for documents and valuables through the wet season.
Cost impact: Significant uplift — A structural, made-to-measure build; confirmed by ALUMAX after measurement.
How it looks: Invisible by design — the reinforced door is finished to match the surrounding joinery, so the room reads as an ordinary wardrobe or store. Nothing announces it.

Safety monitoring

Video doorbellEssentialModest uplift
CCTV + NVRSignatureNotable uplift
Cloud CCTVEssentialModest uplift
Perimeter sensorsSignatureModest uplift
Integrated smart-home monitoringBespokeSignificant uplift

See what each option changes

Video doorbell

In use: A single camera-and-intercom at the front door — see and speak to whoever calls, from your phone, before you open up. Mount it under the porch eave and specify a weatherproof, high-protection unit so driving rain, heat and UV do not fog the lens or crack the housing.
Cost impact: Modest uplift — The lightest way into monitoring — one device at the entry; priced by ALUMAX.
How it looks: A small, discreet fixture beside the door — it reads as a doorbell, not a security rig. Choose a housing tone that matches the entry hardware.

CCTV + NVR

In use: Wired cameras across entrances, driveway and blind corners, recording to a local NVR box — footage keeps saving even when a storm knocks out the internet. Site the recorder high and dry above any flood line and back it on an uninterruptible supply so it rides through the power cuts that come with heavy monsoon weather; outdoor cameras need proper high-protection housings and sun-shields against glare, rain and UV.
Cost impact: Notable uplift — Cameras, cabling and a recorder sized to the property; priced by ALUMAX.
How it looks: Neat cameras on eaves and corners with concealed conduit — a considered, permanent layer rather than boxes bolted on as an afterthought.

Cloud CCTV

In use: Cameras that save footage off-site to the cloud, so a recording survives even if the on-site box is stolen, submerged in a flood or lost to a lightning surge. It leans on a steady connection, so pair it with a reliable fibre line and a backup, because Sarawak storms take out power and internet together. Cloud recording usually carries an ongoing subscription.
Cost impact: Modest uplift — Lighter hardware on site with an ongoing recording plan; priced by ALUMAX.
How it looks: The same tidy cameras, with no recorder cabinet to house — the on-site footprint is smaller and cleaner.

Perimeter sensors

In use: Contact, motion and beam sensors along the boundary, gates and openings — they raise the alarm before anyone reaches the house, not after. In the tropics, specify pet-immune, weather-tuned units so drenching rain, swaying foliage and heat haze do not trigger false alarms, and run the outdoor wiring in sealed conduit against damp and termites.
Cost impact: Modest uplift — Sensors sited to the boundary and openings; priced by ALUMAX.
How it looks: Small, near-invisible fittings on frames and along the fence line — you feel the coverage more than you see it.

Integrated smart-home monitoring

In use: One system and one app tying the cameras, sensors, alarm and lighting together — arm the house from anywhere, get an alert the moment something trips, and let motion switch on the lights after dark. Because storms here cut power and connectivity, it should sit behind surge protection and an uninterruptible supply, with local fallback so it keeps watching when the line drops.
Cost impact: Significant uplift — A fully integrated, professionally configured system; confirmed by ALUMAX after measurement.
How it looks: Nothing extra on the walls — the parts stay discreet and the whole system disappears into a single tidy interface on your phone.

Doors, windows & screens

The doors, windows and screens that let in light and air and keep the weather and insects out.

Internal doors

Hollow-core flush doorIncluded
Solid-core / moulded doorEssentialModest uplift
Glazed / framed-glass doorSignatureNotable uplift
Feature pivot / concealed-frame doorBespokeSignificant uplift

See what each option changes

Hollow-core flush door

In use: The light, low-cost bedroom door — fine in dry rooms, but it dents easily and offers little sound or moisture resistance.
Cost impact: Included
How it looks: A plain flush leaf, paint-grade; the default, unremarkable door.

Solid-core / moulded door

In use: Heavier and quieter, with better sound privacy for bedrooms and studies; it holds hardware better and lasts longer.
Cost impact: Modest uplift — Door plus ironmongery; priced by ALUMAX or the supplier.
How it looks: A more substantial door with a moulded or flat face; feels solid to open and close.

Glazed / framed-glass door

In use: Borrows daylight between rooms and opens up a dark corridor; obscured glass keeps privacy where it is needed.
Cost impact: Notable uplift — A framed glass door; priced by ALUMAX or the supplier.
How it looks: A slim-framed glass door — light passes through, the space feels bigger and more considered.

Feature pivot / concealed-frame door

In use: An oversized pivot or concealed-frame door makes a design statement at the entrance or a key room; the most joinery and hardware.
Cost impact: Significant uplift — A bespoke pivot / concealed-frame door; priced by ALUMAX after design.
How it looks: A tall, frameless-looking leaf that reads as architecture, not just a door — the most premium opening.

Insect screens

No screensIncluded
Fixed mesh screenEssentialModest uplift
Retractable / pleated screenSignatureNotable uplift

See what each option changes

No screens

In use: None fitted — you keep windows shut against mosquitoes and dengue risk, losing the natural breeze.
Cost impact: Included
How it looks: Nothing added to the window — the cleanest glass.

Fixed mesh screen

In use: A fitted mesh lets you open windows for breeze while keeping insects out — important against dengue in Sarawak; simple and cheap.
Cost impact: Modest uplift — Screens by the aluminium trade; priced by ALUMAX or the supplier.
How it looks: A discreet mesh panel within the frame; barely visible from inside.

Retractable / pleated screen

In use: The mesh rolls or folds away when not needed — good on doors and large openings you pass through; smooth daily use.
Cost impact: Notable uplift — A retractable screen system; priced by ALUMAX or the supplier.
How it looks: The screen disappears when retracted, so the opening reads clean when it is not in use.

Windows & glazing

Keep existing windowsIncluded
Aluminium casement / top-hungEssentialModest uplift
Sliding / large glazedSignatureNotable uplift
Laminated / performance glazingBespokeSignificant uplift

See what each option changes

Keep existing windows

In use: Reuse what is there — no cost, but old aluminium or timber frames may leak air, water and noise, and warp in the humidity.
Cost impact: Included
How it looks: The existing frames and proportions are kept as-is.

Aluminium casement / top-hung

In use: The Sarawak standard — powder-coated aluminium resists corrosion and termites, opens for breeze and seals against monsoon rain.
Cost impact: Modest uplift — Aluminium windows by the aluminium trade; priced by ALUMAX or the installer.
How it looks: Clean powder-coated frames in your chosen colour; crisp, durable openings.

Sliding / large glazed

In use: Wide sliding panels bring in light and a view and open a room to a balcony or yard; tracks and drainage are detailed for driving rain.
Cost impact: Notable uplift — A sliding glazed system; priced by ALUMAX or the installer.
How it looks: Broad glass panels and slim frames — the wall opens up; the most light and the best view.

Laminated / performance glazing

In use: Heavier frames with laminated or insulated glass cut heat, noise and UV and add security — best on a west face or a noisy road; the most spec.
Cost impact: Significant uplift — A performance glazing system; priced by ALUMAX after measurement.
How it looks: Substantial, precise frames and deep glass; a quiet, cool, resolved envelope.

Hidden / concealed door

Flush jib doorEssentialModest uplift
Bookcase / shelf doorBespokeSignificant uplift
Mirror doorSignatureNotable uplift
Panel-matched concealed doorSignatureNotable uplift
Touch-latch handleless doorEssentialModest uplift

See what each option changes

Flush jib door

In use: A frameless leaf set flush with the wall on concealed hinges with a push or touch release, so it reads as solid wall until you open it. Build it on a moisture-stable, termite-resistant core with fully sealed edges — Sarawak humidity swells a natural-timber leaf until it binds and jams in its frame.
Cost impact: Modest uplift — The baseline concealed door — a flush leaf on hidden hinges; priced by ALUMAX.
How it looks: Disappears into the wall — the same paint or finish runs straight across, broken only by a hairline reveal. The quietest way to hide a doorway.

Bookcase / shelf door

In use: A full shelf unit that pivots or swings open on heavy-duty hardware — a favourite for a study, store or private room. Because a loaded carcass is heavy, it needs a robust pivot and a moisture-resistant frame that will not sag, rack or drop out of alignment in the humidity.
Cost impact: Significant uplift — A structural pivoting bookcase on a heavy-duty mechanism; confirmed by ALUMAX after measurement.
How it looks: The most theatrical concealment — a wall of books or display that opens as a door. Nobody reads it as an entrance.

Mirror door

In use: A concealed leaf faced in mirror that doubles as a full-length looking glass and bounces daylight deeper into the room. Near a bathroom or wet zone, specify a moisture-sealed backing and sealed edges so Sarawak humidity and condensation cannot creep behind the silvering and black-spot it.
Cost impact: Notable uplift — A mirror-faced leaf built over a concealed door; priced by ALUMAX.
How it looks: Reads as a mirrored panel, not a door — it expands a narrow hallway or bedroom and lifts the light. Seamless and space-making.

Panel-matched concealed door

In use: The door face is clad in the same wall panelling — fluted timber, veneer, slat or composite — so the grain, reeding and joint lines run unbroken across it. Alignment is everything, so panels and substrate must be dimensionally stable; in humidity a mismatched material opens gaps at the seams.
Cost impact: Notable uplift — Matched panelling carried across the leaf and precisely aligned; priced by ALUMAX.
How it looks: The seam vanishes into the panel rhythm — fluting or grain continues as though the wall were never cut. A refined, architectural concealment.

Touch-latch handleless door

In use: A push-to-open touch latch means no handle at all — press the leaf and it releases, so nothing breaks the surface. Set the reveal a touch generously: a leaf that swells slightly in Sarawak humidity must still clear and re-latch cleanly, and the latch itself should be corrosion-resistant.
Cost impact: Modest uplift — A push-to-open latch fitted to a concealed leaf; priced by ALUMAX.
How it looks: The purest handleless read — an unbroken plane with no pull, no plate, no line. Touch it and the wall opens.

Surfaces — floor, wall, ceiling

The biggest surfaces in the room — and where moisture decides what lasts and what fails early.

Floor finish

SPC (stone-plastic composite)Included
Porcelain tileModest uplift
Engineered timberNotable uplift

See what each option changes

SPC (stone-plastic composite)

In use: Waterproof, scratch-resistant click-plank — warm underfoot, quiet, and forgiving of Sarawak humidity. Low maintenance and quick to lay over a sound base.
Cost impact: Included — The value baseline; priced by ALUMAX.
How it looks: Convincing timber or stone looks in wide planks — warm and contemporary without the upkeep of real wood.

Porcelain tile

In use: The most durable, most water-tolerant floor — ideal for wet and high-traffic zones; cool underfoot and effectively permanent. Grout lines need occasional care.
Cost impact: Modest uplift — By format and finish; priced by ALUMAX.
How it looks: Large-format tiles read seamless and calm; marble-look or micro-cement finishes lift a space.

Engineered timber

In use: Real wood veneer over a stable core — the warmest, most natural underfoot; best kept to dry living and bedroom zones, away from standing water.
Cost impact: Notable uplift — A natural premium surface; priced by ALUMAX.
How it looks: Genuine grain and depth no printed surface matches — the warmest, most crafted floor for living spaces.

Wall & facade tile

Ceramic tileEssentialIncluded
Porcelain tileSignatureModest uplift
Large-format porcelainBespokeNotable uplift
Natural stoneBespokeSignificant uplift
Mosaic / feature tileSignatureNotable uplift

See what each option changes

Ceramic tile

In use: Glazed ceramic is the everyday wall tile — light, easy to fix to an interior feature wall, and its glazed face shrugs off splashes and wipes clean of the grease and mould that Sarawak's humidity encourages. Its higher water absorption keeps it to interior and sheltered walls, not a fully exposed facade.
Cost impact: Included — The value baseline for wall tile; priced by ALUMAX.
How it looks: A broad range of colours, patterns and gloss levels — the most affordable way to give a feature wall character. Reads clean and bright.

Porcelain tile

In use: Denser and far less absorbent than ceramic, porcelain resists driven rain, mould and UV fade — the dependable choice for both wet interior walls and exposed facade cladding in Sarawak's climate. Termite-proof and rot-proof, it outlasts timber cladding with almost no upkeep.
Cost impact: Modest uplift — By format and finish; priced by ALUMAX.
How it looks: Stone-, marble- or concrete-look faces in a matte or satin finish read solid and contemporary — equally at home on an interior feature wall or a full facade.

Large-format porcelain

In use: Big porcelain slabs mean far fewer grout lines — fewer seams for Sarawak's mould and grime to lodge in, so a facade or feature wall stays cleaner and wipes down in a single pass. Heavy panels need skilled fixing onto a sound, level substrate.
Cost impact: Notable uplift — Large slabs and specialist fixing; priced by ALUMAX.
How it looks: Near-seamless expanses that read as solid stone — the calmest, most monolithic wall or facade. Slabs can run floor-to-ceiling with barely a joint.

Natural stone

In use: Genuine granite, slate or sandstone brings real depth and coolness, and stands up to sun and rain on a facade — but it is porous, so it must be sealed and re-sealed against Sarawak's persistent damp and staining. A premium surface that rewards regular upkeep.
Cost impact: Significant uplift — A natural premium cladding, by stone and finish; confirmed by ALUMAX after measurement.
How it looks: No two pieces alike — genuine grain, cleft texture and natural tone give a facade or feature wall a weight and authenticity no printed tile matches.

Mosaic / feature tile

In use: Small tiles on mesh sheets wrap curves, niches and columns that large tiles cannot, and a busy pattern hides the odd splash — but the many grout lines need a good sealer and regular cleaning to keep mould out in the humidity. Best as an accent, not a whole wet wall.
Cost impact: Notable uplift — Labour-intensive to lay, by material; priced by ALUMAX.
How it looks: Glass, stone or ceramic chips catch the light and add colour, texture and shimmer — the richest way to make one feature wall or a facade band the focal point.

Wall paint & coating

Standard emulsionEssentialIncluded
Washable premium emulsionSignatureModest uplift
Weatherproof exterior coatingNotable uplift
Textured / decorative finishBespokeNotable uplift
Anti-mould / anti-fungalModest uplift

See what each option changes

Standard emulsion

In use: The everyday interior wall paint — a smooth matte coat for bedrooms, living areas and ceilings in genuinely dry, well-ventilated rooms. In Sarawak's humidity it shows scuffs sooner and needs a fresher coat earlier than a premium line, and it does not sit happily on a wall that stays damp.
Cost impact: Included — The interior baseline; priced by ALUMAX.
How it looks: A clean, even matte wall in any colour — the quiet backdrop that lets furniture and finishes lead. It reads flat and unremarkable, which is exactly its job.

Washable premium emulsion

In use: A tougher, wipeable interior coat — fingerprints, food splashes and children's marks sponge off without leaving a halo, so hallways, dry kitchens and family rooms stay presentable. It holds its colour far longer in the heat and humidity than standard emulsion.
Cost impact: Modest uplift — A premium scrubbable line over standard emulsion; priced by ALUMAX.
How it looks: The same calm matte or soft-sheen wall, but with a subtle depth of colour that stays true rather than chalking out. It looks freshly painted for years longer.

Weatherproof exterior coating

In use: The exterior armour — a flexible, water-shedding film built for driving monsoon rain and relentless UV, sealing the wall against water ingress while letting trapped moisture breathe out. It resists the fading, chalking and hairline cracking that Sarawak sun and rain force on ordinary paint.
Cost impact: Notable uplift — A full exterior weatherproofing system; priced by ALUMAX after measurement.
How it looks: A rich, even facade colour that stays saturated year after year instead of dulling to a washed-out grey. Offered in matte or low-sheen so the building reads crisp from the street.

Textured / decorative finish

In use: A hand-worked finish — sand, travertine, limewash or fine stucco effect — troweled on for a feature wall or a facade with real surface. It quietly hides minor plaster imperfections, though the raised grain holds a little more dust and is best kept off constantly-touched or grease-prone surfaces.
Cost impact: Notable uplift — A specialist hand-applied finish; priced by ALUMAX after measurement.
How it looks: Turns a flat wall into a tactile focal point — light rakes across the texture and shifts through the day, giving a room or entrance genuine material presence. The most expressive of the paint options.

Anti-mould / anti-fungal

In use: A fungicidal coat formulated for Sarawak's worst walls — bathrooms, utility and wet kitchens, shaded north faces and any surface prone to condensation or past flood damp. It actively resists the black mould and mildew that persistent humidity breeds, so the wall stays sound and healthy far longer between repaints.
Cost impact: Modest uplift — A protective anti-fungal upgrade for damp-prone zones; priced by ALUMAX.
How it looks: Looks like an ordinary clean matte wall — the protection is in the film, not the finish — but it stays that way, free of the creeping grey-black spotting that ages a damp room. Available across the usual colour range.

Wall panel / cladding

HPL laminate panelEssentialModest uplift
Timber veneer panelSignatureNotable uplift
Fluted / slatted panelSignatureNotable uplift
WPC composite claddingEssentialModest uplift
ACP / aluminium panelSignatureNotable uplift
Stone / porcelain-look panelBespokeSignificant uplift

See what each option changes

HPL laminate panel

In use: HPL laminate is a hard, wipeable surface bonded to board — scratch- and moisture-tolerant for interior feature walls and easy to clean of Sarawak's humidity grime; not for full exterior exposure.
Cost impact: Modest uplift — By finish and board; priced by ALUMAX.
How it looks: A huge range of woodgrain, stone and solid-colour faces in matte or gloss — the most affordable way to dress a wall with a factory-clean, consistent surface.

Timber veneer panel

In use: A real wood-veneer face over a stable core brings genuine warmth to a feature wall; keep it to dry living and bedroom zones away from splashes, and it wants occasional care.
Cost impact: Notable uplift — A natural veneer finish; priced by ALUMAX.
How it looks: Real grain and depth no print matches — the warmest, most crafted feature wall; book-matched leaves make a statement.

Fluted / slatted panel

In use: Vertical fluting or slats add tactile rhythm and soften echo in open-plan rooms; the grooves catch a little dust but wipe down along the line.
Cost impact: Notable uplift — A profiled panel system; priced by ALUMAX.
How it looks: Light rakes across the ribs and shifts through the day — a contemporary, textured feature wall with real depth.

WPC composite cladding

In use: Wood-plastic composite resists rain, rot and termites, so it clads both a feature wall and a sheltered facade in Sarawak's climate; low upkeep, no repainting.
Cost impact: Modest uplift — By profile and finish; priced by ALUMAX.
How it looks: Woodgrain warmth with crisp, uniform lines — a durable, contemporary cladding equally at home inside or on the facade.

ACP / aluminium panel

In use: Aluminium composite panel is light, flat and fully weatherproof — the dependable facade cladding and a sleek interior feature; wipes clean and holds colour under UV.
Cost impact: Notable uplift — A facade-grade composite system; priced by ALUMAX.
How it looks: Flat, seamless expanses in solid colour, metallic or timber-look — the crispest, most modern facade or feature wall.

Stone / porcelain-look panel

In use: Large stone-look sintered or porcelain panels give a marble presence with far fewer joints, wiping clean where real stone would stain; heavy panels need skilled fixing.
Cost impact: Significant uplift — Large slabs and specialist fixing; priced by ALUMAX.
How it looks: Near-seamless marble or stone across a whole wall — the most monolithic, most luxurious feature.

Ceiling

Skim-coat existing slabIncluded
Flat plasterboard ceilingEssentialModest uplift
Bulkhead / cove detailSignatureNotable uplift
Feature ceiling (timber · fluted)BespokeSignificant uplift

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Skim-coat existing slab

In use: Smooth and repaint the bare slab — the cheapest option and it keeps head height, but there is nowhere to hide ducts, wiring or cove lighting.
Cost impact: Included
How it looks: A flat, plain ceiling at full height; services stay surface-mounted.

Flat plasterboard ceiling

In use: A new flat ceiling hides wiring, AC piping and trunking — the standard for a coordinated room and a tidy base for downlights.
Cost impact: Modest uplift — A plasterboard ceiling by the ceiling trade; priced by ALUMAX or the installer.
How it looks: A clean, seamless plane — the base for downlights and a tidy room.

Bulkhead / cove detail

In use: A dropped perimeter or bulkhead conceals AC units and carries cove lighting and curtain pockets; it is coordinated with the AC and lighting.
Cost impact: Notable uplift — Bulkhead plus cove detailing; priced by ALUMAX or the installer.
How it looks: Layered ceiling planes with a glow of cove light — depth and a designed edge.

Feature ceiling (timber · fluted)

In use: A designed ceiling — timber slats, fluting or coffers — becomes the room's fifth surface; the most build and coordination.
Cost impact: Significant uplift — A bespoke feature ceiling; priced by ALUMAX after design.
How it looks: The ceiling becomes a feature — warmth and rhythm overhead, a clear step up in finish.

Premium finishing

Standard flush finishEssentialIncluded
Shadow-gap / reveal detailingSignatureModest uplift
Seamless microcement / plasterBespokeNotable uplift
Metallic / PVD accent trimsBespokeNotable uplift
Backlit / edge-lit featuresBespokeNotable uplift
Book-matched feature grainBespokeSignificant uplift

See what each option changes

Standard flush finish

In use: Clean flush surfaces with standard edges — everything reads neat and wipes down easily; the dependable baseline that lets the materials do the talking.
Cost impact: Included — The baseline detailing; no uplift.
How it looks: Simple, flat and unfussy — a calm backdrop with no special detailing.

Shadow-gap / reveal detailing

In use: A fine recessed reveal where surfaces meet removes the need for bulky trims and hides slight movement, so junctions stay crisp for years in the humidity.
Cost impact: Modest uplift — Precision joinery detailing; priced by ALUMAX.
How it looks: A crisp shadow line replaces bulky trims — the single detail that most makes joinery read custom and expensive.

Seamless microcement / plaster

In use: A troweled seamless coat wraps walls, and even counters, with no joints for grime to lodge in; it needs sealing and skilled application and suits dry-to-splash zones.
Cost impact: Notable uplift — A specialist hand-applied finish; priced by ALUMAX after measurement.
How it looks: One continuous, softly-mottled surface — a calm, tactile, gallery-like envelope with real material depth.

Metallic / PVD accent trims

In use: Slim PVD-coated metal trims and inlays edge shelves, reveals and feature panels; the coating resists tarnish and fingerprints better than raw metal in the humidity.
Cost impact: Notable uplift — Specialist metal trims; priced by ALUMAX.
How it looks: Fine lines of champagne, bronze or black metal catch the light — the jewellery that lifts a room toward luxury.

Backlit / edge-lit features

In use: Concealed LED behind a panel, niche or onyx-look surface adds a soft glow and gentle wayfinding at night; the driver needs an accessible, ventilated home.
Cost impact: Notable uplift — Integrated lighting detailing; priced by ALUMAX.
How it looks: A feature that appears to float and glow from within — the most dramatic, most premium focal point.

Book-matched feature grain

In use: Adjacent veneer or stone leaves are mirrored so the grain flows across the wall as one composition; a made-to-measure detail that rewards careful setting-out.
Cost impact: Significant uplift — A bespoke matched-grain feature; priced by ALUMAX.
How it looks: A mirrored, flowing grain that reads as a single artwork — the most bespoke, most gallery-grade feature wall.

Division & structure

How the space is divided and connected — partitions and the staircase.

Partition / divider

Solid — full privacyIncluded
Semi-transparent — reeded / frosted glassModest uplift
Clear glass — light & view onlyNotable uplift
Operable glass — light & airNotable uplift
Adjustable — sliding / switchableSignificant uplift

See what each option changes

Solid — full privacy

In use: A full wall or solid panel — complete privacy and sound separation, and it blocks light and air between the two spaces. Best where rooms should feel truly separate.
Cost impact: Included — The standard partition; no glazing.
How it looks: Reads as a solid wall — grounds the layout and hides what is behind. Can carry paint, panel or tile like any wall.

Semi-transparent — reeded / frosted glass

In use: Fluted, reeded or frosted glass lets daylight pass while keeping the view private; it stays a sealed panel, so no air moves through. Good between a study and a hallway.
Cost impact: Modest uplift — A glazed panel over a solid wall; priced by ALUMAX.
How it looks: Softens the boundary — light glows through and silhouettes blur. A quietly contemporary divider.

Clear glass — light & view only

In use: Fixed clear glazing borrows daylight and keeps sightlines open, but stays sealed — no air or sound crosses. Makes a small room feel larger.
Cost impact: Notable uplift — Clear tempered glazing and framing; priced by ALUMAX.
How it looks: Almost dissolves the wall — the two spaces read as one bright volume. The most open, most expansive look.

Operable glass — light & air

In use: Sliding, folding or louvred glass that opens — daylight and a view when shut, cross-ventilation when open. Ideal to a balcony, dry kitchen or courtyard.
Cost impact: Notable uplift — An operable glazed system with hardware; priced by ALUMAX.
How it looks: Open, it erases the boundary entirely; closed, it is a clean glass plane. Flexible and airy.

Adjustable — sliding / switchable

In use: Sliding panels, pivoting louvres or switchable (electric frosted) glass — you dial privacy, light and air on demand. The most flexible divider for changing needs.
Cost impact: Significant uplift — Movable or switchable systems; a Bespoke-tier choice priced by ALUMAX.
How it looks: Transforms with use — clear and open one moment, private the next. The most adaptable reading.

Staircase

RC / tiled staircaseEssentialIncluded
Timber-tread staircaseSignatureNotable uplift
Floating / cantilever treadsBespokeSignificant uplift
Glass-balustrade staircaseSignatureSignificant uplift
Spiral / compact staircaseModest uplift

See what each option changes

RC / tiled staircase

In use: A reinforced-concrete stair finished in tile — the most robust, most water-tolerant option for our climate. It shrugs off humidity, the rain tracked in from outside and termites, never creaks or shifts over the years, and needs almost nothing beyond wiping the treads.
Cost impact: Included — The structural baseline for a Sarawak home; priced by ALUMAX.
How it looks: Reads as a solid, grounded form; the tile choice sets the character — from plain matte porcelain to a marble-look feature run. Honest and understated, it sits quietly in the space.

Timber-tread staircase

In use: Solid timber treads over an RC or steel frame — warm and quiet underfoot, and the most inviting to walk barefoot. In our humidity the timber must be a properly seasoned, termite-treated hardwood and sealed; re-oil the treads every few years and keep them clear of any flood-prone ground floor.
Cost impact: Notable uplift — Seasoned, treated hardwood over a base frame; priced by ALUMAX.
How it looks: Genuine grain brings a warmth and craft a hard finish cannot — the treads become the feature. Pair with a slim metal or glass balustrade to keep the look light and contemporary.

Floating / cantilever treads

In use: Treads anchored into a structural wall or a hidden steel spine, appearing to hover with open risers. It demands proper engineering and a wall built to carry the load, so it belongs in a considered new build or major renovation; the open risers let light and air move through — welcome in our heat — though young children need a secured balustrade.
Cost impact: Significant uplift — An engineered, structure-dependent feature stair; confirmed by ALUMAX after measurement.
How it looks: The most dramatic, most architectural staircase — the treads read as floating planes and the whole stair almost disappears, opening up the space around it. A true centrepiece.

Glass-balustrade staircase

In use: Any stair core paired with a frameless or minimal-frame tempered-glass balustrade in place of a solid railing. The glass keeps sightlines and daylight open, and toughened panels handle our climate well; expect to wipe them regularly, as fingerprints and dust show readily in the humidity.
Cost impact: Significant uplift — Toughened glass balustrade panels and fixings; priced by ALUMAX.
How it looks: The balustrade all but vanishes, so the treads and the view beyond carry the space — bright, open and expensive-looking. It makes a compact stairwell feel considerably larger.

Spiral / compact staircase

In use: A tight helical stair around a central post — the smallest footprint of all, ideal for reaching a mezzanine, attic or roof terrace where floor space is scarce. Choose galvanised or powder-coated steel so it resists rust in the humidity; the narrow, winding treads suit occasional use more than daily heavy traffic or moving furniture.
Cost impact: Modest uplift — A compact prefabricated steel stair; priced by ALUMAX.
How it looks: A sculptural spiral reads as a piece of design in its own right — a coiling ribbon of steps. It draws the eye upward and turns an awkward corner into a feature.

Cabinet hardware

The hardware decisions on the cabinets themselves — the pilot this whole system grew from.

Handle approach

Handleless / recessed (Gola)EssentialIncluded
Integrated edge pullBespokeModest uplift
Concealed lift-up mechanismBespokeSignificant uplift

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Handleless / recessed (Gola)

In use: Open with a fingertip along a continuous recessed channel — nothing protrudes to catch clothing or collect grease, and it wipes clean in one pass. Comfortable with full or wet hands.
Cost impact: Included — The specified default across all six ELS styles — no added hardware cost.
How it looks: Reads as one uninterrupted plane; the door material and finish carry the look. The cleanest, most minimal elevation.

Integrated edge pull

In use: A slim continuous edge pull gives a more positive grip than a recessed channel — easier on heavy or full-height doors — while still leaving nothing sticking out.
Cost impact: Modest uplift — A Bespoke-tier refinement over the included Gola profile; final price is confirmed by ALUMAX.
How it looks: Adds one fine horizontal shadow-line to the elevation — a little more definition, still fully handleless.

Concealed lift-up mechanism

In use: Wall doors lift up and stay overhead, out of head-height; a servo or push-to-open action means there is no handle to reach at all — good where the counter is busy.
Cost impact: Significant uplift — A high-grade mechanism (e.g. Blum Aventos) at Bespoke tier; priced by ALUMAX.
How it looks: Upper doors rise as a single plane with no hardware — the most seamless reading of the six styles.

Hinge

Soft-close hinge (European)Modest uplift
Standard hingeIncluded

See what each option changes

Soft-close hinge (European)

In use: Doors pull themselves shut over the last inch and never slam — quieter in an open-plan home and far kinder to the cabinet over years of use. Rated 50,000+ cycles and holds up in humidity.
Cost impact: Modest uplift — Recommended for semi-wet and wet zones; a small uplift over the standard hinge, confirmed by ALUMAX.
How it looks: No visible change — the benefit is felt and heard, not seen.

Standard hinge

In use: A dependable zinc-plated hinge without the soft-close damper — fine for low-traffic doors in a genuinely dry zone; can sag or squeak over time in humidity.
Cost impact: Included — The baseline hinge — no uplift.
How it looks: No visible change.

Handle finish

Champagne bronzeIncluded
Titanium greyIncluded
Matte blackIncluded

See what each option changes

Champagne bronze

In use: A warm metal that hides fingerprints and everyday marks better than bright chrome — forgiving in a working kitchen.
Cost impact: Included — Set by your chosen style (e.g. Cream Luxury) — no separate charge.
How it looks: Pairs with oak or walnut timber, warm beige and cream, travertine or warm quartz, brass accents and 3000K lighting.

Titanium grey

In use: A cool neutral metal that stays discreet against grey and monochrome schemes; low-maintenance.
Cost impact: Included — Set by your chosen style (e.g. Scandinavian).
How it looks: Pairs with grey stone, concrete finishes, cooler whites, charcoal accents and stainless steel.

Matte black

In use: The most graphic, most contemporary tone; shows dust a little more but reads crisp against pale doors.
Cost impact: Included — Set by your chosen style (e.g. Simple Modern Minimalist).
How it looks: Pairs with black aluminium windows, black-framed sliding doors, black appliances or tapware, black lighting and dark stone countertops.

Furniture & styling

The loose pieces that finish the room — and how closely they follow the approved design.

Loose furniture & styling

Client's own / sourced separatelyIncluded
ELS-coordinated selectionEssentialModest uplift
Custom loose piecesSignatureNotable uplift
Full FF&E + stylingBespokeSignificant uplift

See what each option changes

Client's own / sourced separately

In use: You buy and place furniture yourself — full control and no added scope, but pieces may not fit the layout, scale or the render you approved.
Cost impact: Included
How it looks: The room is handed over unfurnished; the styling in the render is indicative only.

ELS-coordinated selection

In use: ELS specifies sizes and points you to pieces that fit the plan, scale and circulation — so what arrives suits the room; you still buy.
Cost impact: Modest uplift — Coordination only; the furniture itself is priced by its supplier.
How it looks: Furniture that fits the space and the style — the room reads as designed, not assembled ad hoc.

Custom loose pieces

In use: A bespoke sofa, bed frame or dining piece made to your dimensions and fabric where standard sizes do not fit; a longer lead time.
Cost impact: Notable uplift — Made-to-measure pieces; priced by the maker.
How it looks: Key pieces sized exactly to the room — a tailored, resolved look.

Full FF&E + styling

In use: A complete furniture, décor, rug and accessory package styled to the render — move-in ready; the most scope and budget.
Cost impact: Significant uplift — A full FF&E package; priced by the suppliers.
How it looks: The finished, magazine-ready room — every layer of the render realised.

Cost is a relative direction only — Included, then Modest, Notable or Significant uplift — never a price. The real figure is confirmed by ALUMAX after a site measurement. Maintenance is described in each option's “In use”. Plumbing, waterproofing and storage are coordinated separately.

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