Design Support for Listings, Purchases & New Development
Property-specific guidance for listing prep, purchase decisions, and move-in planning
—so you invest where it counts and avoid expensive missteps.
Studio Kestrel provides decisive, wellness-led direction to improve flow, light, and overall presentation—without trend-chasing or overbuilding. Our work is quiet, precise, and built for real life, not just photos.
We design organic modern interiors grounded in natural materials, emotional comfort, and thoughtful flow (informed by feng shui principles).
Serving New York City, Miami, and the Hamptons.
listing strategy
High-impact direction to make a listing read more premium in photos and tours—without unnecessary projects.
buyer strategy
Clear, property-specific direction so you understand what the property will take and can move forward with confidence.
Residence Personalization Concierge
Unit-specific planning (and optional turn-key execution) so your home is move-in / rent-ready at close—without decision overload.
Turn-Key Furnishing
A fully outfitted home at close—ideal for pied-à-terre buyers and investors who want rental-ready execution.
Listing Strategy
High-impact design direction for a specific listing—fast.
We identify the few moves that materially improve how a listing shows—online and in person—without unnecessary projects. You’ll get a prioritized plan you can execute quickly, aligned to photography, buyer perception, and ROI.
Booking Options
Option 1 — Listing Optimization Session — starting at $1,250
Best for: listings that need stronger photos, better flow, or a cleaner buyer impression
You’ll get: walkthrough + prioritized punch list (Must-Do / Nice-to-Do / Don’t Bother)
Deliverable: written summary within 24–48 hours
Option 2 — Home Improvement ROI Report — pricing by scope
Best for: listings where selective improvements could increase pricing power
You’ll get: upgrade recommendations + what to skip + sequencing + practical ranges
Deliverable: ROI roadmap (scope-dependent turnaround)
Optional Add-On — Photography Review + Creative Direction — pricing by scope
Best for: listings where photos need to convert at a higher level
You’ll get: one round of detailed feedback to your photographer (lighting, color, perspective, composition) + shot priorities
Outcome: stronger images that increase impressions and conversions
Format: Onsite walkthrough when possible; otherwise virtual using photos/video + floor plan.
Note: Recommendations prioritize speed, presentation, and ROI—so you don’t over-improve before market.
Buyer Strategy
Property-specific clarity—before you commit, and after you close.
We help you understand what a specific property will realistically take—priorities, budget drivers, and the smartest decision order—so you can move forward confidently and avoid expensive out-of-sequence mistakes. You’ll receive a clear written plan with next steps, budget bands, and sequencing.
Booking Options
Option 1 — Pre-Offer Property Plan — starting at $2,500
Best for: buyers evaluating a property that “needs work” (or simply needs a plan)
You’ll get: what’s realistic, what to prioritize first, what drives cost, and what to decide first
Deliverable: written plan within 48 hours
Option 2 — Post-Close Move-In Plan — pricing by scope
Best for: buyers who want a phased plan for a calm, quick move-in
You’ll get: phased priorities + furnishing/layout direction + execution roadmap
Deliverable: scope-dependent turnaround
Format: Onsite walkthrough when possible; otherwise virtual using floor plan + photos/video.
Note: Recommendations are practical and implementation-focused, aligned to how buyers actually live.
Residence Personalization Concierge
Unit-specific planning from plan stage through sponsor selections and close.
Many new development buyers want a home that’s ready to live in, use as a pied-à-terre, or place into rental rotation as soon as the building completes—without getting buried in upgrades, lead times, and a hundred micro-decisions. We provide unit-specific clarity early (including floor plan optimization when you’re buying off plans), then map a clean path to a cohesive, move-in / rent-ready finish—optionally executed turn-key at close.
Booking Options
Option 1 — Plan-Stage / Pre-Contract Personalization Session — $2,500
Best for: buyers purchasing from plans or deciding whether to move forward on a specific unit
You’ll get: floor plan review + furniture planning logic, upgrade/finish guidance (what’s worth it vs. not), budget bands + timeline assumptions, decision sequence
Deliverable: 1–2 page written plan within 48 hours
Option 2 — Post-Contract Upgrade + Decision Sequencing Plan — $2,500
Best for: buyers approaching sponsor selections and deadlines
You’ll get: decision timeline aligned to sponsor deadlines, lead-time watchlist, what to handle pre-close vs. post-close
Deliverable: phased plan + decision schedule within 48 hours
Credit: consult fee is credited toward full-service design if retained within 90 days of plan delivery (or by sponsor selection deadline, whichever comes first). Credit can be extended once if sponsor timing shifts.
Format: Zoom/video by default; in-gallery review by appointment when the buyer is already onsite.
Note: Recommendations align to building rules and sponsor guidelines when provided.
Note: Not full renovations or heavy construction.
(Move-In / Rent-Ready)
Turn-Key Furnishing
A fully outfitted home at close—minimal decisions, cohesive result.
For clients who want a finished, cohesive home with minimal decisions. We handle planning, sourcing, purchasing, delivery, and installation—so the residence is move-in ready (or rental-ready) at close without last-minute scrambling.
What's Included
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Furniture plan + finish integration
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Sourcing + specifications aligned to luxury use and rental turnover
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Purchasing / order placement for furnishing + design-related items
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Lead times, substitutions, and vendor coordination
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Delivery scheduling + install coordination + final styling
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MEET PAUL DE ANDRADE
Founder & Principal Designer
Paul de Andrade, founder of Studio Kestrel, has over a decade of experience supporting luxury real estate presentations, including homes marketed up to $75M. He brings a real estate–trained eye to improving flow, light, and presentation—strengthening perceived value and reducing buyer objections without unnecessary projects. His work blends organic modern design, natural materials, and feng shui–informed spatial flow.
FAQ
How quickly can you start?
After you book, we’ll contact you within 1 business day to begin coordinating scheduling.
Do you work with existing furnishings?
Yes. Editing, layout, and lighting are often the highest ROI.
Is this full-service design?
It can be. Many clients start with a plan first, then decide whether to proceed into
turn-key execution.
Will you coordinate with my agent?
Yes—at key milestones, with your permission.