# VARA Renovation Budget and Sourcing Comparison Prepared 21 August 2026 for the approximately `131 m2` VARA showroom. The working ceiling is `300,000,000 VND`, including a controlled reserve. Prices below are current web-listed references and planning allowances, not contractor quotations. Confirm site dimensions, stock, color samples, VAT, delivery, installation, fire documentation, and commercial warranties before ordering. ## Recommended Decision Build the main package in Vietnam. Importing standard tile, racks, mirrors, curtains, or the full lighting package from Alibaba does not produce a reliable saving at this project size. Alibaba is useful only for one paid sample of a genuinely special light or decorative object that cannot be fabricated locally. The recommended design keeps the existing low ceiling, cassette AC units, doors, stair, fire equipment, and dark-oak elements. It adds: - full-wall-to-wall low-pile oxblood carpet with a suede visual; - warm beige walls with selected glossy oxblood or olive tile photo backdrops; - one controlled mirror wall plus smaller mirror panels; - limited brushed stainless/chrome accents rather than a full metal wall; - blush, brick, or muted rose curtains at the balcony door and fitting rooms; - simple champagne or brushed-stainless hanging rails with only one center rack per main sales room; - pale-oak counter and limited display joinery; - warm high-CRI track lighting and concealed ambient light; - two former toilets converted into fitting rooms without relocating structural walls; - open photo zones rather than filling every wall with box cabinetry. ## Budget That Fits the 300 Million Cap | Scope | Planning allowance | |---|---:| | Survey, final layout, reflected ceiling and rack drawings | `7m` | | Protection, light demolition, disposal and patching | `11m` | | 131 m2 commercial oxblood carpet, preparation, adhesive, labor and waste | `33m` | | Beige wall/ceiling preparation and repainting | `18m` | | Approximately 22 m2 glossy oxblood/olive accent tile, installed | `12m` | | Balcony and fitting-room curtains, tracks and hardware | `15m` | | Approximately 15 m2 of 5 mm mirrors, cut and installed | `12m` | | Limited stainless/chrome accent panels and trims | `7m` | | 36-45 linear meters of wall rails plus limited center racks | `25m` | | Two spotlight rails, 28-32 high-CRI heads, ambient LED, wiring and controls | `32m` | | Pale-oak counter and small display plinths | `20m` | | Convert two existing toilets into fitting rooms | `16m` | | Stair runner, underlay and brass-effect stair rods | `7m` | | Interior VARA logos and wayfinding | `6m` | | Minor electrical, AC access, fire-service and making-good allowance | `9m` | | Site management, testing, snagging and final cleaning | `8m` | | **Visible construction subtotal** | **`238m`** | | Samples, local delivery, small hardware and additional waste | `10m` | | Construction contingency, approximately 10% | `25m` | | VAT/documentation reserve where vendors invoice | `15m` | | **Recommended controlled budget** | **`288m VND`** | Keep at least `12m VND` uncommitted below the maximum. If tenders exceed `288m`, remove decorative steel first, reduce tile area second, and simplify the counter third. Do not reduce floor preparation, rail anchors, electrical safety, fitting-room locks, or high-CRI lighting. ### Not Included The estimate assumes no structural work, elevator work, new HVAC equipment, major fire-system relocation, new main electrical panel, waterproofing failure, facade reconstruction, or concealed moisture remediation. Any of these can add approximately `30-80m VND` or more and must be separately quoted after inspection. ## Vietnam vs Alibaba: Real Purchase Comparison Planning conversions use `26,000 VND/USD`; replace this with the bank rate on the purchase date. Alibaba landed figures remain provisional until the supplier quotes DDP Ho Chi Minh City. Allow roughly `25-45%` above factory price for freight, packing, import handling, tax exposure, samples, and breakage on small orders. | Item | Vietnam reference | Alibaba reference | Recommendation | |---|---|---|---| | Commercial carpet | `195-300k/m2` material; VARA working installed allowance `220-270k/m2` | Freight-heavy and difficult to match for replacement pieces | **Vietnam**: inspect dye lot and retain spare tiles | | Glossy 7.5x30 wall tile | Around `280k/m2`; common decorative tile `250-350k/m2` before installation | About `$2.90/m2` headline, but the selected listing shows customization at `30,000 m2` and related MOQs around `1,400 m2` | **Vietnam**: Alibaba MOQ and breakage make it unusable for 22 m2 | | High-CRI track head | Approximately `193-504k` each locally, with local warranty options | Approximately `$1.57-10.99` each before landed cost; listings vary in CRI and driver quality | **Vietnam** for the main package; Alibaba only after one tested sample | | Ready-made clothing rack | Approximately `550-900k` per stock freestanding unit; wall rail from `150k/1.2m` | Approximately `$69-199` per rack before bulky freight | **Vietnam**: local fabrication, anchors and powder coating are much cheaper | | 5 mm wall mirror | Approximately `650-750k/m2` for standard local products; decorative work higher | Fragile freight and local cutting still required | **Vietnam** | | Curtain fabric | Approximately `350-445k/m2` for several local retail ranges; some pricing is per linear meter | Fabric price may be low, but color approval, fire treatment, sewing and remake risk remain local | **Vietnam** | | Stainless/chrome finish | Obtain a local accent-panel fabrication quote; mirror stainless ceilings are published around `1.55-3.5m/m2` | Sheet price can look low but requires crating, cutting, backing and local installation | **Vietnam**, and limit the surface area | | LED luminous ceiling | Low fixture price is possible, but full system requires grid, drivers, dimming, access and engineering | Panels around `$6.50-8.90` and grid pieces around `$0.49-0.69`, but listings do not establish a complete compliant ceiling | **Do not build under this budget**; retain ceiling and use tracks/ambient LED | ## Vietnam Sourcing Shortlist ### 1. Full Oxblood Carpet Floor Use `500 x 500 mm` commercial low-pile polypropylene carpet tile in deep oxblood/burgundy, or a commercial broadloom only if the installer provides a matching repair strategy. The visual should be tonal and suede-like, without an office checkerboard. - AZFloor lists several carpet-tile lines from approximately `195,000` to `300,000 VND/m2`: [AZFloor price guide](https://azfloor.vn/gia-tham-trai-san-van-phong/) - Additional comparison: [Ngan Hoang An carpet tile](https://nganhoangan.com/tham-trai-san-van-phong.html), [Tham Vinh Thuan 50x50 tile](https://thamvinhthuan.com/danh-muc/tham-trai-san/tham-tam-van-phong-50x50-hoa-van/), [Richfloor material/labor comparison](https://richfloor.vn/bao-gia-thi-cong-tham-trai-san-van-phong-theo-m2/) Order `7-10%` extra and retain at least one sealed spare box. Approve the sample under 3000K lighting beside black, ivory, red, and skin-tone fabrics. ### 2. Glossy Tile Photo Backdrops Use tile on only one or two signature walls. A full tiled interior is too expensive, reflective, and visually repetitive. - Glossy 7.5x30 ceramic tile is listed at `280,000 VND/m2`, with free Ho Chi Minh City delivery from 50 m2: [Kho Gach Men Gia Re](https://khogachmengiare.com.vn/san-pham/gach-the-mau-xanh-bong-7-5x30/) - Common decorative tile ranges and size comparison: [Big House Vietnam](https://bighousevietnam.com/gia-gach-the/) - Additional color source: [Viglacera green tile](https://viglaceravietnam.com.vn/gach-the-xanh.html) Request oxblood, muted coral, and olive physical samples. Use a warm-gray or color-matched grout rather than bright white grout. ### 3. Mirrors and Metal - Standard wall mirror references include `3 mm` around `450,000 VND/m2`, `4 mm` around `700,000 VND/m2`, and decorative `5 mm` around `960,000-1,200,000 VND/m2`: [City Building mirror pricing](https://citybuilding.vn/gia-guong-dan-tuong-quan-2-tphcm-bao-gia-thi-cong-moi-nhat-1486356.html) - Another supplier lists `5 mm` Viet Nhat mirror around `650,000 VND/m2`, Belgian mirror around `750,000 VND/m2`, and aluminum trim around `120,000 VND/linear meter`: [Thanh Phat mirror pricing](https://guongdenledthanhphat.com/guong-dan-tuong-bang-bao-gia-lap-dat/) - Local stainless fabrication lead: [Inox 304 decorative panel supplier](https://guongtrangtri.net/tam-inox-304-trang-tri-ban-tai-ha-noi-tphcm-da-nang/) - Cost warning for large mirror-stainless surfaces: [Metal Decor mirror stainless ceiling](https://metaldecor.vn/tran-inox-guong) Specify safety backing film on full-height mirrors. Use brushed stainless or satin chrome at impact areas; mirror-polished chrome across a whole wall will show fingerprints, installation waves, and every ceiling defect. ### 4. Curtains and Fitting Rooms - Published fabric ranges include solid-color material around `350,000-390,000 VND/m2`, canvas around `415,000`, velvet around `400,000`, and other patterned ranges around `380,000-445,000`: [Ha Phuong curtain pricing](https://mandep.vn/pages/bang-bao-gia-cac-loai-rem-cua-ha-phuong) - A second market reference lists polyester curtains around `450,000-600,000 VND` per linear meter: [Man Cua Gia Re](http://remmancuagiare.com/bao-gia-rem-vai) Use full-height blush/brick curtain at the retained balcony door. Fitting-room curtains need weighted hems, overlap returns, robust ceiling tracks, and no sightline gap from the corridor. ### 5. Clothing Rails for 300-450 SKUs Thirty brands at 10-15 SKUs means approximately `300-450 SKUs`. Provide approximately `36-45 linear meters` of hanging capacity at an average planning density of `8-10 garments per meter`, while keeping photo zones open. - `1.2 m` wall U rail: approximately `150,000 VND` - heavy single freestanding rack: approximately `550,000 VND` - heavy double rack: approximately `800,000 VND` - heavy two-tier rack: approximately `900,000 VND` Source: [Hung Thinh ready-made rack catalog](https://giakehungthinh.com/danh-muc/gia-ke-co-san) Batch powder-coat visible steel in one champagne, brushed-silver, or muted warm-gray finish. Rails must anchor through decorative finishes into masonry or a steel/plywood backing. Do not use plastic wall panels as structure. ### 6. Lighting Use two simple one-phase black track rails per long room, with `28-32` adjustable spotlight heads across the store. Specify `3000-3500K`, `CRI >= 90`, good R9, anti-glare optics, replaceable drivers, and dimming by zone. Keep concealed 3000K LED for mirrors, shelves, curtains, and logos. Published local examples include: - KingLED track heads approximately `193,000-454,000 VND` depending on wattage; - Brightlux 12W magnetic spotlight approximately `333,000 VND`; - higher-spec directional/anti-glare options approximately `438,000-504,000 VND`; - higher-output magnetic spotlights approximately `507,000-805,000 VND`. Source: [LED Xanh fashion-shop track-light guide](https://ledxanh.vn/blogs/goc-tu-van/tu-van-chon-mua-den-roi-ray-cho-shop-quan-ao) Do not buy a light using only its wattage. Test a sample on black fabric, white silk, red clothing, and skin. Reject visible flicker on phone video, green color cast, inconsistent beam color, or a driver that buzzes when dimmed. ### 7. Low-Cost Wood Effect and Counter Retain all sound existing dark oak. Add pale-oak laminate only at the counter and small photo/display plinths so the room does not become brown and heavy. - Thin 2.6 mm PVC wood-look sheet is published around `114,000 VND/m2`: [SanF wood-look panel pricing](https://sanf.com.vn/bao-gia/bao-gia-tam-nhua-gia-van-go-op-tuong/) - A 9 mm nano-panel example is approximately `150,000 VND/m2` material and `332,500 VND/m2` installed after accessories, labor, and allowance: [Kosmos comparison](https://kosmos.vn/tam-op-than-tre/) - Local counter leads: [Noi That Gia Si](https://noithatgiasi.org/danh-muc/quay-thu-ngan/), [Noi That AB](https://noithatab.net/category/quay-thu-ngan/), [Xuong Moc Dai Cat](https://xuongmocdaicat.com/quay-thu-ngan-tinh-tien-don-gian-sang-trong-dep-doc-tien-ich-gia-re) ## Alibaba Leads and Why They Are Not the Default ### Tile - [Olive 75x300 subway tile](https://www.alibaba.com/product-detail/OLIVE-COLORS-SUBWAY-WALL-TILES-SIZE_11000011920376.html) - [Pink subway tile](https://www.alibaba.com/product-detail/PINK-COLOR-SUBWAY-DESIGNER-TILES-LATEST_11000011638837.html) - [Plain-color subway tile](https://www.alibaba.com/product-detail/Latest-Subway-Wall-Plain-Colors-Designer_11000011439606.html) The headline price can be attractive, but the relevant listing presents a very large customization quantity and comparable products commonly require orders far beyond VARA's 22 m2. Freight, crates, shade variation, broken pieces, customs, and the inability to buy one replacement box make local tile the better decision. ### Lighting - [Modern indoor LED track/downlight listing](https://www.alibaba.com/product-detail/Modern-Indoor-LED-Downlight-Lighting-Holes_1600920021730.html) - [COB clothing-store track light](https://www.alibaba.com/product-detail/LED-track-light-COB-clothing-store_1600794148856.html) - [CE/RoHS COB track light](https://www.alibaba.com/product-detail/Europe-CE-RoHS-Certified-COB-LED_1600261337660.html) - [Magnetic COB spotlight](https://www.alibaba.com/product-detail/Magnetic-Led-Spot-Light-COB-Grill_62475866581.html) The first listing currently shows approximately `$8.99-10.99` per unit at low MOQ, while related listings can be lower. However, the project requires verified CRI/R9, matching CCT and beam, driver compatibility, low flicker, replacement drivers, and local warranty. Any proposed import must pass one paid sample test before ordering the remaining quantity. ### Racks - [Luxury single-sided rack](https://www.alibaba.com/product-detail/Luxury-Woman-Clothing-Store-Retail-Single_1600169330004.html) - [Custom heavy-duty boutique rack](https://www.alibaba.com/product-detail/Custom-Garment-Store-Boutique-Heavy-Duty_1600204907408.html) - [Stock clothing display rack](https://www.alibaba.com/product-detail/Stock-product-clothes-display-rack-for_1601774812457.html) - [Portable gold garment rack](https://www.alibaba.com/product-detail/Custom-Portable-Store-Garment-Rack-Gold_1600231926194.html) Observed listing ranges of roughly `$69-199` per rack are already higher than Vietnam's `550,000-900,000 VND` stock-rack range before international freight. Local racks are easier to resize, anchor, repaint, repair, and replace. ### Luminous Ceiling Components - [LED flat-panel factory lead](https://www.alibaba.com/product-detail/95-cri-36w-led-flat-panel_1600980158793.html) - [Aluminum perforated ceiling grid](https://www.alibaba.com/product-detail/Best-Price-Aluminum-Perforated-Ceiling-Grid_1601804984601.html) - [Hanging LED light-box product](https://www.alibaba.com/product-detail/LED-Light-Box-Manufacturers-Hanging-Light_1601731594218.html) These are component listings, not a complete architectural ceiling. The panel listing is internally inconsistent about CRI, and the light box is an advertising product rather than a documented retail ceiling system. Under the `300m` cap, retain the existing ceiling and spend on high-CRI tracks and photo-zone lighting. ## Tender and Purchase Rules 1. Issue the same measured scope to at least three Ho Chi Minh City contractors. 2. Require a line-item quote with quantities, unit rates, VAT status, delivery, installation, schedule, exclusions, and warranty. 3. Do not accept a lump-sum quote without carpet area, tile area, mirror area, rail length, light count, electrical points, and curtain area. 4. Mock up one `1.2 m` wall bay with carpet, beige paint, tile, mirror/metal trim, curtain, rail, and final 3000K spotlight before bulk ordering. 5. Release no more than a small design/site deposit before approved drawings and material samples. Tie later payments to delivered materials, installation milestones, testing, and snag completion. 6. Preserve clear egress, AC access, sprinkler/detector coverage, electrical access, elevator clearances, and the existing balcony door operation. 7. Lock the `288m` control budget before adding decorative objects. Every upgrade must identify the item being removed to fund it.