A newly finished two-storey Kerala villa with steep clay tile roofs, laterite walls, teak louvred shutters and a verandah, set among coconut palms on wet laterite paving after rain

Built on a client's own plot, Kakkodi. Handed over 2024.

Kozhikode · Villas, apartments, your plot

മഴയറിഞ്ഞ് പണിത വീടുകൾ

Homes built for Kerala rain, and the families who live through it.

We design and build villas and apartments across Calicut: sloped tile roofs, laterite walls, teak where it counts, and a build sheet that names every material before you pay a rupee.

See ongoing projects Build on my plot

01 Projects

On site now, and already lived in.

Every project lists its stage, its build sheet and its registration. Visit any site on a Saturday morning, with or without an appointment.

Showing all 6 projects

  • Ongoing Architect's elevation, villa type A

    Chevayur · Villas

    Ilanji Villas

    9 villas · 3 and 4 BHK · 1,950 to 2,640 sq ft on 5 to 7 cent plots

    From ₹1.28 Cr

    Roof slab on 6 of 9 villas62%

    Handover from June 2027

    • RERA registration · shown here on a live site
  • A white apartment block with tall laterite-clad bands, planted balconies with wooden railings and a tiled roof, on a quiet palm-lined street in morning haze Ongoing

    Malaparamba · Apartments

    Kaavu Residences

    42 apartments over 7 floors · 2 and 3 BHK · 1,060 to 1,520 sq ft

    From ₹68 L

    Structure up to floor 541%

    Handover March 2028

    • RERA registration · shown here on a live site
  • A building site at plinth stage on red earth: laterite foundation walls marking out the rooms, steel column bars rising from them, stacked laterite blocks and a mortar pan, with palms and green hills behind Ongoing

    Kunnamangalam · Villas

    Thodi Courtyard Homes

    6 courtyard villas · 4 BHK · 2,780 sq ft each

    From ₹1.62 Cr

    Foundations and plinth18%

    Handover from December 2028

    • RERA registration · shown here on a live site
  • A white four-storey apartment building with teak-framed windows, recessed balconies with black railings and potted plants, under a broad tiled roof canopy, behind a laterite compound wall and wooden gate, with coconut palms and a mango tree Ready to move

    West Hill · Apartments

    Padippura Court

    20 apartments · 2 and 3 BHK · completed and handed over, 2024

    Two units left, never lived in. Ask about the last two

    Handed over100%
    • RERA registration · shown here on a live site
    • Occupancy certificate · shown here on a live site
  • Three finished two-storey villas in a row on a wet village lane, with clay tile gables, white plaster, laterite walls, teak louvred windows, slatted wooden gates and coconut palms Handed over

    Feroke · Villas

    Mandaram Villas

    7 villas · 3 BHK · completed 2023, all handed over

    Families moved in by Onam 2023.

    Handed over100%
    • RERA registration · shown here on a live site
    • Occupancy certificate · shown here on a live site
  • A cream apartment building with a hipped clay tile roof, deep balconies with teak railings and hanging ferns, covered parking under the first floor and a rainwater tank beside it, framed by a frangipani tree and coconut palms in evening light Handed over

    Eranhipalam · Apartments

    Nilavu Homes

    13 apartments · 3 BHK · completed 2022, all handed over

    Our first apartment building with a shared rainwater tank.

    Handed over100%
    • RERA registration · shown here on a live site
    • Occupancy certificate · shown here on a live site

02 Villas and apartments

Two ways to live under a Kerala roof.

Villas

Your own plot, your own gate.

Our villas sit on 5 to 8 cent plots with a sit-out, a courtyard or an open-to-sky nadumuttam, and a sloped roof over a concrete slab for heat and rain.

Sizes
3 and 4 BHK
Built-up, sq ft
1,900 to 2,800
See villa plans
An open-to-sky courtyard inside a Kerala home, rain dripping from the tiled roof into a sunken pebble bed with a potted frangipani, ringed by turned teak pillars and a red oxide floor
നടുമുറ്റം · the nadumuttam, open to the rain, at the centre of a Mandaram villa.

Apartments

Close to the city, easy to lock and leave.

Cross-ventilated 2 and 3 BHK homes with deep balconies, a rainwater tank for the building, covered parking and a caretaker on site.

Sizes
2 and 3 BHK
Built-up, sq ft
1,050 to 1,550
See apartment plans

03 Floor plans

Read the plan before you read the brochure.

Every room is drawn to scale with its clear size. Switch between plans and units.

Units
Floor plan

04 Specifications

The build sheet, line by line.

This is what goes into every Mukhappu home unless you choose to upgrade. It is attached to your agreement.

A rough laterite block, a planed teak plank, a curved clay roof tile and a square red oxide floor sample laid out on a lime-washed floor in soft window light
Laterite, teak, clay tile, red oxide. The four materials we reach for first.

Frame
RCC frame designed for Seismic Zone III
Concrete
M25 grade for columns, beams and slabs
Steel
Fe 500D TMT bars
Before design
Soil test on every plot, report shared with you

05 Build on your plot

Have the land? We will build the house.

From a family plot in Kakkodi to a corner site in Nadakkavu: we survey it, design for it, get the permit drawings ready and build, with one fixed rate per square foot.

An older mason in a checked shirt and white mundu sets a laterite block on fresh mortar with a trowel, while a young supervisor in a blue shirt studies a drawing behind him
Laterite walls going up on a family plot. Every course is photographed for the weekly report.
  1. 1

    Site visit and soil test

    We walk the plot with you, check access, slope and drainage, and test the soil before a single line is drawn.

  2. 2

    Design with our architect

    A plan for your family and your plot, with 3 rounds of changes included.

  3. 3

    Permit drawings and approvals

    We prepare the drawings and file them with your local body: corporation, municipality or panchayat.

  4. 4

    Construction in 8 stages

    Each stage is photographed weekly and paid for only once it is finished.

  5. 5

    Handover

    Keys, an as-built drawing set and a 5-year structural warranty.

Essential

₹2,150 per sq ft

  • Solid concrete block walls, plastered both sides
  • RCC roof slab with two-coat waterproofing
  • 60 × 60 cm vitrified tiles throughout
  • WPC inner doors, aluminium windows

Standard Chosen most often

₹2,450 per sq ft

  • Laterite outer walls, concrete block inside
  • Slab with steel truss and clay tile roof above
  • 80 × 80 cm vitrified tiles, granite stairs
  • Teak main door, solid wood inner doors, UPVC windows
  • Wall-hung closets with concealed cisterns

Laterite and Teak

₹2,950 per sq ft

  • Exposed laterite outer walls, lime wash inside
  • Clay tile roof with teak rafters showing below
  • Red oxide floors for sit-outs and the courtyard
  • Teak doors and louvred shutters throughout
  • A nadumuttam with a granite edge and drain

What would my house cost?

2,400 sq ft
800 sq ft4,000 sq ft
Package

Estimated build cost

About ₹58.8 L

    A guide, not a quote. Your quote follows the soil test and the design.

    06 For NRIs in the Gulf

    ദൂരെയിരുന്നും വീടു പണിയാം

    Building from Dubai, Doha or Riyadh? You will see every stage.

    Most of our plot clients work in the Gulf. So we built the process around a phone screen and a Friday.

    • 01A video walkthrough at every stage, filmed by your site engineer.
    • 02A weekly photo report every Thursday evening, Gulf time.
    • 03Payments only when a stage is finished and you have seen it.
    • 04A video call on Fridays or after 7 pm Gulf time, in Malayalam or English.

    We help with power of attorney paperwork and NRE or NRO account payments through your own bank. We do not hold your money.

    A young site engineer in a light blue shirt films a walkthrough on his phone inside an unfinished villa, with bare plaster walls, a concrete staircase, stacked laterite blocks and palms through the window opening

    Site noteThu 22 Oct · 7.40 pm Gulf time

    Week 23 · Ilanji Villa 4

    Roof truss fixed, tiles start Monday.

    • 14 photos
    • 1 video
    • Stage 5 of 8

    Site engineer, Ilanji Villas

    07 Home loan help

    Help with the home loan, without the runaround.

    We prepare the document file banks ask for: approved plan, title and encumbrance papers, cost estimate and stage schedule. We work with the bank you choose, and we time each stage so the next disbursement is ready when the work is.

    • Documents ready in one file

      Plan, title papers, estimate and schedule, in the order the bank reads them.

    • Stage certificates for disbursement

      Signed by your site engineer the day a stage is finished.

    • NRI loans in plain words

      What changes when you earn in dirhams or riyals, explained on one call.

    EMI guide

    ₹40 L

    Monthly EMI₹34,713

    Total interest over the term₹43.3 L

    Rates are set by your bank. This is arithmetic, not an offer.

    08 How we build

    What you can hold us to.

    No promises about luxury. Six habits, written into the way every site runs.

    1. 01

      The build sheet is part of your agreement.

    2. 02

      Your site is open every Saturday, 9 am to 1 pm.

    3. 03

      One engineer runs your site from footing to keys.

    4. 04

      Waterproofing is tested with a 48-hour ponding test before tiles go on.

    5. 05

      Nothing is hidden behind plaster without a photo first.

    6. 06

      A 5-year structural warranty and a one-year snag visit.

    Registration, permits and approvals listed on each project page on a live site

    09 Site visit

    Come and stand in the house.

    Pick a project and a Saturday. Our engineer will walk you through it, slab to roof. Coffee is on us.

    ഒരു ശനിയാഴ്ച, ഒരു കാപ്പി, ഒരു വീട്.

    10 Contact

    Find us in Calicut.

    Office
    Mavoor Road, Kozhikode, Kerala
    Hours
    Mon to Sat, 9.30 am to 6 pm
    WhatsApp
    +91 00000 00000, the same number
    Stylised map of Calicut showing the office on Mavoor Road and the six project areas: West Hill, Eranhipalam, Malaparamba, Chevayur, Kunnamangalam and Feroke Arabian Sea Mavoor Road NH 766 Chaliyar river Kozhikode city Our office West Hill Eranhipalam Malaparamba Chevayur Kunnamangalam Feroke Not to scale