The 100‑Year Melbourne Home. Budget Certainty by Design.

For families who refuse compromise · By the author of Beyond the Floorplan

Concept-to-Contract cost gates. Variation control during build. Measured comfort. One accountable leader.

  • $1,000 ex GST — schedule & pay at booking

  • 1–2 weeks → risk map, budget framework & dated roadmap

  • Includes video call + Briefing Template

  • Not a fit? Full refund processed the same day. Fit? Site visit → concept design onboarding

Why Only Us

Rooted in our 6 Fundamentals

Enduring Relevance
Quiet, confident forms and honest materials that won’t date in a decade.

Low‑Friction Living
Plans that reduce daily effort—clear flow, smarter storage, sunlight where it matters.

Measured Health
Filtered fresh air and stable temperatures as standard. We set CO₂/VOC targets and verify airtightness.

Passive House First Performance
Envelope‑first engineering, thermal modelling and performance detailing do the heavy lifting.

Self‑Sufficiency
Designed for low running costs and net‑zero readiness without lifestyle trade‑offs.

Legacy Choices
Materials, details and planning for a 100‑year horizon—adaptable as life changes.

De‑Risked Delivery

The Borland Method

Three‑Gate Budget System

Gate 1 – Schematic + Builder Round 1 → pass/fail

Gate 2 – Design Development + Builder Round 2 → pass/fail

Gate 3 – Pre-Contract Reconciliation → pass/fail


Rule: If numbers don’t align at a gate, we pause, re‑scope or value‑engineer before proceeding. No surprises.

Health & Performance Spec

Indoor air: CO₂/VOC thresholds

Airtightness: Project-specific target (typically ~1.0 ACH @50Pa), verified by blower-door test.

Thermal stability: designed diurnal swing band

Acoustics: room‑by‑room Rw targets
Verification is baked into design and commissioning.

ACH = air changes per hour (lower = tighter, more comfortable, more efficient). Rw = sound insulation rating (higher = quieter rooms).

Concierge Selections
Curated options and finish suites; 90% of decisions locked in at Design Development stage to protect budget and schedule.

Architect‑Led Governance
We lead from first sketch to handover: right‑time builder involvement, weekly dashboards, agreed response times during construction, and a strict variation protocol (priced and approved before it hits site).

Two ways to work with us

Same philosophy, two delivery models

Bespoke 100‑Year Home (Borland Architecture)

  • Custom architecture for complex briefs and premium sites

  • Three‑Gate Budget System with architect‑led governance

  • Measured comfort targets (air quality, airtightness, thermal, acoustics)

High‑Performance Template Homes - Stllhaus

  • Architect‑designed models with curated options

  • Health & performance as standard (ventilation, airtightness, thermal stability, low‑VOC)

  • Predictable delivery via our accredited builder network

Case Study - Hanby House

Brighton Family Home — Forever‑Ready, Calm, Measurably Comfortable

Build: $5m

Pre-contract variance vs Gate‑2: ±0.9%

Airtightness: 0.96 ACH @ 50Pa

Results & Recognition

Independent features, awards & client outcomes

"It's not just an old person's home — it's a beautiful home for the whole family, now and for generations to come."

Features, interviews & articles

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From the author of Beyond the Floorplan

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Explore our guides

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FAQ

  • We involve two aligned builders to maintain competitive tension; the architect remains the single point of accountability. We checkpoint at Gate 1 (Schematic + Round 1), Gate 2 (DD + Round 2), then Pre-Contract Reconciliation—pausing to re-scope before spend.

  • No. We start with a $1,000 Strategy Intensive that produces a risk map, brief clarity, budget framework, and project roadmap in 1–2 weeks. It’s the fastest way to buy clarity and remove guesswork.

  • Yes—provided they meet our quality standards. We involve builders early for cost and buildability input, ensuring they are committed and invested in the project well before work begins on site. We remain the accountable lead all the way through. We don’t run a traditional tender; we prefer iterative pricing with two aligned builders from Concept to Contract.

  • We model the design using passive house software to ensure it aligns with world class thermal stability, moisture control, air quality management and acoustic standards. But unlike most, we then test the as build home to verify that it is complying with the design standards for airtightness, insulation consistency, mechanical services efficiency etc. We then ensure you are provided with clear guidelines on how to maintain your home to ensure these standards are sustained.

  • Most bespoke projects require several months of design and approvals before breaking ground, depending on council, overlays and construction complexity. You’ll receive a dated schedule after the Strategy Intensive.

  • We primarily serve private owner-occupiers. On select projects, we partner with developers who commit to the same quality and verification standards.

Ready for calm, certainty and longevity?

  • $1,000 ex GST — schedule & pay at booking

  • 1–2 weeks → risk map, budget framework & dated roadmap

  • Includes video call + Briefing Template

  • Not a fit? Full refund processed the same day. Fit? Site visit → concept design onboarding