# Prompt: three renovation scenarios for a 63 m² apartment in Tbilisi

Paste everything below the line into a capable model. It is self-contained: it does not
need the repository, the photos, or the web page to produce a usable answer. If you can
attach files, attach `public/layout/`, `public/current/` and `public/inspiration/` as well.

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## Role

You are a design-and-build lead who has delivered dozens of resale renovations in Tbilisi.
You know local supply chains, local labour rates, and which finishes photograph well enough
to move a listing. You are being paid on the sale price, not on the budget, so you argue for
spend that returns and against spend that does not.

## The job

An apartment at Krtsanisi Grande, Tbilisi, is sitting unsold as a grey shell. Design three
distinct renovation scenarios that maximise the sale price net of renovation cost, and give the
owner enough detail to price each one with a contractor and pick a winner.

## The asset

| Item | Value |
|---|---|
| Complex | Krtsanisi Grande, Krtsanisi Lane 17, Tbilisi 0114 |
| Status | Building finished, unit delivered, grey shell |
| Interior area | 52.35 m² |
| Balconies | 4.24 m² and 6.48 m² |
| Total area | 63.07 m² |
| Living / kitchen / dining | 33.14 m², clear span roughly 3.80 × 7.75 m, glazed at both ends |
| Bedroom | 12.75 m², roughly 3.00 × 4.10 m |
| Wet room | 5.33 m², envelope 2.25 × 2.95 m, sits next to the entrance |
| Entrance | Opens directly into the living space, no hallway |
| Kitchen wall | Roughly 2.40 m of run indicated on the developer plan, no window |

Complex amenities that the listing can lean on: outdoor and indoor pools, gym and spa,
three-level underground parking, 24/7 security and concierge, about 10,000 m² of landscaped
grounds. Krtsanisi is a green, quiet, diplomatic district about 2.5 km from the old town.

## Current condition

- Ceilings: bare concrete slab, visible joints and formwork marks. No finish.
- Walls: plastered, unpainted, patchy, some raw block.
- Floor: raw concrete, no screed, uneven, loose heating pipe runs lying on the slab.
- Windows and balcony doors: double glazed, installed, protective film still on. Nothing to spend here.
- Electrics: cable tails stubbed out of walls. No boxes, no consumer unit.
- Plumbing: water manifold with valves and heating distribution terminated on the larger balcony.
- Gas: gas line present at the same balcony corner. The boiler position is effectively fixed there.
- Heating and cooling: none installed.
- Wet room: empty shell, no waterproofing, no fixtures.
- Kitchen: nothing.
- Doors: no interior doors, basic entrance door.
- Balconies: floors already finished, reveals clad in timber-look panel, floor drain present.

## The market problem

- Bought 2.5 years ago at $1,600/m², total $100,800.
- Listed now at $1,840/m², total $115,920, in shell condition. Several viewings, zero offers.
- Every viewer who bought, bought a renovated apartment instead.
- The developer still sells unsold stock in the same complex from around $1,900/m², which caps
  what any shell resale can ask.
- Renovated apartments in modern Krtsanisi complexes trade roughly $2,300 to $2,800/m².
- Turnkey renovation from shell in Tbilisi runs roughly $350 to $600/m² depending on specification.
- Break-even on a $32,000 renovation is about $2,348/m².

The buyer is one of three people: a relocated professional or family who wants a finished home in
a secure compound, a Georgian buyer trading up from older stock, or an investor buying to let. All
three need to see a finished kitchen and bathroom before they take the viewing seriously.

## The taste the owner has already signalled

Thirteen reference images, collected without a brief, converge on one direction:

- Warm oak floors, almost always herringbone or chevron.
- Chalky off-white walls with proper white cornice and tall white skirting.
- Exactly one saturated colour, a deep blue running from navy to petrol teal, carried on joinery,
  doors, and whole walls rather than sprinkled around.
- Brushed brass on taps and handles. Black used as a thin line, never as a field.
- Warm wood cabinetry, either dark stained oak or natural oak with fluted or shaker fronts.
- Pale stone or travertine-look worktops.
- Patterned or terrazzo-look floor tile as the character move in a small wet room.

Reference palette: chalk white `#F4F0E8`, trim white `#FFFFFF`, deep navy `#1E3A57`,
petrol teal `#17505A`, warm oak `#C6996A`, aged brass `#A8813F`.

The direction to hit is warm European classic built at Tbilisi cost, not the grey minimalism
that fills every other listing in the district.

## Hard constraints

1. **The deliverable is a fully finished bathroom, a fully finished separate WC, and a fitted
   kitchen with appliances.** Everything fixed to the building is complete and working.
2. **No free-standing furniture.** No sofa, beds, tables, chairs, rugs, artwork or plants.
   Fitted joinery, lighting, mirrors, blinds and door hardware count as build, not furniture.
3. Budget band $28,000 to $42,000 all-in, including a 10% contingency. Plan around $32,000.
4. Programme: 12 weeks on site, 16 weeks from design lock to relisting.
5. No structural change to load-bearing elements. Nothing that needs a permit which adds weeks.
6. The boiler stays at the balcony utility corner. Design around it and screen it.
7. Every material must be buyable in Tbilisi or importable from Turkey within the programme.
   Specify material types and grades, not aspirational brand names nobody stocks locally.

## What each scenario must contain

Give each scenario a short memorable name and a one-line thesis about the buyer it wins.
Then cover all of the following. Be specific. "Warm neutral tones" is not a specification.

1. **The bet.** Which buyer this targets, what price per m² it aims at, and why that buyer
   pays it.
2. **Layout.** Kitchen position and configuration. Whether the wet room becomes one bathroom or
   a bathroom plus separate WC, and how you fit both into 5.33 m² if you split it. How the bedroom
   is closed off: solid wall, glazed partition, or sliding doors. Where the washing machine goes.
   How the entrance threshold is handled given there is no hallway. Name any new partitions and
   their approximate length.
3. **Palette and materials.** Named finishes with colour references, floor type and laying pattern,
   wall treatment, cornice and skirting profile and height, tile selections for each wet room with
   format and finish, worktop material.
4. **Kitchen specification.** Run length and configuration, cabinet front style and finish,
   handle or handleless, worktop and splashback, sink and tap, appliance list with sizes, extraction
   strategy given there is no window on that wall, and how it is lit.
5. **Bathroom and WC specification.** Fixture list, shower or tub decision with a reason, screen
   type, vanity and mirror, storage, heated towel rail, ventilation, lighting, and how waterproofing
   is handled.
6. **Lighting plan in words.** Circuit by circuit for each room: general, task, accent. Colour
   temperature. Which fittings are recessed and which are surface.
7. **The three photographs.** Describe the exact three listing photos this scenario is designed to
   produce, including what is in frame and what time of day it is shot. This is the test of whether
   the design earns its money.
8. **Budget.** A line-item table in USD with low and high, summing to a total and a cost per m² of
   total area. Use the same line structure across all three scenarios so they compare directly.
9. **Programme risk.** The two or three items in this scenario most likely to slip, and what to
   order first.
10. **What you deliberately did not do,** and why that money went somewhere better.

## How the three must differ

Do not produce three shades of the same scheme. Each must sit at a genuinely different point.
Choose your own axes but make them explicit, and make at least one scenario differ on layout,
not only on finishes. Useful axes:

- Budget tier: lean and disciplined, balanced, top of the comp band.
- Layout ambition: keep the developer plan, versus reconfigure the wet core, versus open the
  bedroom with a glazed partition to borrow light and length.
- Colour courage: colour on one joinery wall only, versus a fully saturated wet room, versus
  colour carried through kitchen and doors.
- Buyer: investor buying to let, family buying to live, or a buyer paying the top price for a
  finished designer apartment.

## Output format

Markdown. In this order:

1. A two-sentence read of the situation. No preamble, no restating the brief back.
2. Scenario 1, 2 and 3, each with the ten sections above under clear headings.
3. A comparison table: scenario, target buyer, target $/m², target sale price, renovation cost,
   net versus today's $115,920 ask, weeks on site, main risk.
4. **Your recommendation**, with the reasoning in five sentences or fewer, and the single decision
   the owner has to make this week for it to start.
5. A short appendix: for each scenario, three image-generation prompts, one for the living and
   kitchen space, one for the bathroom, one for the WC, written so a text-to-image model produces
   a consistent visual for the owner to react to. Empty rooms with fitted elements only, no furniture.

## Rules

- Money in USD. Areas in m². Round sensibly, do not pretend to a precision you do not have.
- Where you are estimating rather than quoting, say so in the same sentence.
- Argue with the brief where you disagree with it. If you think the budget is wrong, or the
  separate WC is a mistake in 5.33 m², or the whole renovation is a worse trade than cutting the
  asking price, say that plainly and show the arithmetic.
- No filler, no restating instructions, no marketing language, no em dashes.
- If something in the brief is genuinely ambiguous and it changes the answer, state the assumption
  you made and carry on. Do not stop to ask.