Arrival & living
355 m² · social pavilion
Entry gallery42 m²
Great room96 m²
Dining48 m²
Kitchen54 m²
Scullery18 m²
Library / office32 m²
Powder 018 m²
Powder 028 m²
Mudroom22 m²
Atlantic view
64°N ↔ 21°W
Private feasibility dossier / 2026
Basalt
House
A five-bedroom retreat shaped by Icelandic weather, black stone and the line of the North Atlantic.
885 m²05 bedrooms10 baths36 months
Enter the concept ↓00
The proposition
A house that yields to the ground
Large enough to gather.
Quiet enough to disappear.
The house is conceived as three inhabited ledges rather than one object: a social pavilion above, private rooms within the slope, and a lower guest-and-water terrace. Local basalt, charred timber and planted roofs reduce its silhouette; deep reveals protect glass from wind and turn every room toward the landscape.
Rooms / 01—26
Every room has a horizon.
Twenty-six coordinated concept views describe the complete interior programme: social spaces, five bedrooms, ten bathrooms, service rooms and the geothermal terrace.
01Living
Great room
A ninety-six square metre hearth room opening directly to the Atlantic horizon.
02Living
Kitchen
Smoked oak, honed basalt and a working island designed for long Icelandic weekends.
03Living
Dining room
A sheltered table for twelve, held between the landscape and the fire.
04Living
Entry gallery
A compressed basalt threshold that releases into the view.
05Living
Library / office
A quiet room for reading, writing and watching weather arrive.
06Wellness
Cinema
An acoustically isolated screening room embedded in the lower terrace.
07Wellness
Gym
A calm training studio with sea light and direct spa access.
08Wellness
Sauna
Dark timber, basalt heat and a framed line of ocean.
09Wellness
Mudroom
The practical arrival: storm gear, boots, drying and concealed storage.
10Wellness
Laundry
A durable service room finished with the same restraint as the living spaces.
11Bedrooms
Primary bedroom
A private horizon suite with its own lounge, dressing rooms and two bathing rooms.
12Bedrooms
Aurora suite
A generous guest suite oriented toward the northern sky.
13Bedrooms
Basalt suite
A protected room carved into the hillside, warmed by oak and wool.
14Bedrooms
Moss suite
A lower garden suite where the planted roof meets the terrain.
15Bedrooms
Ocean suite
A cliff-facing guest room with a private terrace above the water.
16Bathing
Primary bath
An ocean-facing soaking room in monolithic stone.
17Bathing
Primary shower room
A separate steam shower and WC wrapped in dark basalt.
18Bathing
Aurora ensuite
Soft metal, oak and a north-light shower court.
19Bathing
Basalt ensuite
A tactile cave-like room with precise warm light.
20Bathing
Moss ensuite
A green-roofed bath with filtered daylight at ground level.
21Bathing
Ocean ensuite
A private bathing room aligned with the outer headland.
22Bathing
Arrival powder room
A small architectural jewel beside the entry gallery.
23Bathing
Guest powder room
A second social-level bathroom close to dining and library.
24Bathing
Spa bath
The indoor transition between sauna, gym and the geothermal terrace.
25Bathing
Hot-tub changing bath
A full changing, shower and WC room serving the outdoor water terrace.
26Exterior
Geothermal terrace
An eight-to-ten-person basalt infinity hot tub set into the land.
Whole-house plan / concept issue
Three ledges.
One continuous house.
885 m² gross internal area · 5 bedrooms · 10 bathrooms
Concept planning only—not construction drawings.
Private & wellness
350 m² · primary and guest suites
Primary bedroom46 m²
Primary dressing26 m²
Primary bath32 m²
Primary shower18 m²
Aurora suite30 m²
Aurora ensuite16 m²
Basalt suite30 m²
Basalt ensuite16 m²
Gym36 m²
Sauna20 m²
Spa bath18 m²
Laundry22 m²
Atlantic view
Guest & water terrace
180 m² · lower landscape wing
Moss suite32 m²
Moss ensuite16 m²
Ocean suite32 m²
Ocean ensuite16 m²
Cinema38 m²
Hot-tub changing bath18 m²
Plant / stores28 m²
Atlantic view
Enclosed roomDeep terrace / planted roofPrimary view direction →
Site search / five zones
Within an hour.
Outside the everyday.
These are search areas, not available parcels. Every candidate requires landowner engagement and formal planning, hazard, access and utility due diligence.
South Hvalfjörður / Kjós
Fjord, mountain walls, exposed rock and long water views—the closest match to the concept.
Highest visual potential; shoreline ecology, agricultural designation, wastewater and winter access lead the screen.
Þorlákshöfn / Ölfus
Rugged Atlantic exposure, basalt, lava and open horizon with strong architectural compatibility.
Best planning lead: some defined rural-residential plots permit up to 1,000 m², but exact designation is essential.
Vatnsleysuströnd
Mossy lava, ocean foreground and Reykjanes light, close to Reykjavík and Keflavík.
Compelling but difficult: protected shore, lava, flood and volcanic constraints mean searching only where plans already support development.
Kjalarnes / lower Esja
Esja, Faxaflói, farmland and rock slopes with the shortest connection to central Reykjavík.
Excellent convenience; an 885 m² private house needs an existing entitlement or clearly compliant rural planning route.
Mosfellsdalur
Mountain valley, rivers, birch and open agricultural land for a sheltered inland retreat.
The pragmatic access option; protect streams and wetlands, and verify the live plan, private road, water and wastewater parcel by parcel.
Non-negotiable site gates
Planning fitGeotechnical stabilityCoastal setbackYear-round accessWater & wastewaterGrid / geothermal strategy
Concept budget / ISK millions
Price the difficulty.
Protect the idea.
Base caseISK 2.815bn≈ €19.71m
WorkstreamLowBaseHigh
Land, legal & acquisition80m180m400m
Core building, envelope & services700m875m1,100m
Premium interiors, kitchen & 10 baths260m350m480m
Cliff works, retaining & foundations140m260m450m
Geothermal hot tub, spa deck & plant70m120m200m
Access, utilities, landscape & fire water90m170m300m
Loose FF&E, AV & smart home100m180m300m
Design team, QS & project management180m260m390m
Surveys, planning, permits & applications25m50m85m
Design & construction contingency230m370m610m
Total concept range1,875m2,815m4,315m
July 2026 order-of-magnitude client-cash allowance, approximately −30% / +40% at this stage. It includes 24% VAT where applicable, professional fees, a demanding cliff-integrated structure, premium interiors and contingency; financing and exceptional off-site works are excluded.
Orientation rate: EUR 1 = ISK 142.80, the Central Bank reference rate for 27 July 2026. Keep cost control in ISK and re-price after site control and at every design gate.
Delivery path / 30—36 months
Move quickly.
Never skip a gate.
The fastest credible path overlaps design, authority dialogue and procurement—but does not commit to construction before the ground is proven.
Month 0–1
Brief & governance
Fix use, 885 m² room schedule, quality, ownership vehicle, funding, advisers and decision rights.
Month 1–4
Search & site control
Municipal pre-application meetings, desktop screens, landowner outreach and conditional heads of terms.
Month 3–7
Parcel due diligence
Title, survey, boreholes, coastal and natural hazards, ecology, archaeology, wastewater, utilities and access.
Month 5–9
Concept & cost plan
Massing, room stacking, landscape, structure, envelope, energy, hot-tub strategy and measured concept cost.
Month 7–16
Entitlement
Local-plan route, environmental screening, agency consultation, public process and planning conditions.
Month 10–18
Technical design
Coordinated architecture, structure, façade, services, fire, civil, landscape, lighting and permit package.
Month 15–20
Tender & procurement
Contractor selection, market test, value engineering and early orders for glazing, stone, joinery and spa plant.
Month 20–25
Ground & foundations
Access, temporary works, rock support, drainage, utility ducts, retaining walls and foundations.
Month 23–29
Structure & envelope
Primary structure, roofs, façades and glazing to the critical weather-tight gate.
Month 27–34
Fit-out & landscape
Services, joinery, stone, bathrooms, controls, hot tub, terraces, landscape repair and permanent access.
Month 34–36
Commission & hand over
Balancing, pool-water treatment, inspections, snagging, owner training and seasonal tuning.
Decision / next 30 days
Start with land,
not drawings.
Appoint a local architect and planning adviser. Score the five search zones. Secure access to the two strongest parcels under due-diligence conditions. Then spend money proving the ground.
- Issue site-search brief
- Commission planning pre-checks
- Prepare survey & ground-investigation scope
- Fix a concept-stage owner’s budget
Sources & limits
This is an early feasibility concept, not an offer of land, valuation, permit opinion or construction quotation. Drive times are indicative. Site eligibility, hazards, utilities, costs and tax treatment require professional verification.