Before construction
Property information, priorities, scope, required professional input and key decisions are identified before work starts.
ABOUT ORAMA & OUR METHODOLOGY
Founder-led refurbishments, extensions & design-build delivery.
Founder-led residential building company delivering considered refurbishments with clear, disciplined coordination.
MEET THE OWNER & BUILDER
Costas Joannides.45+ Years of Craftsmanship.
"Over 45 years of site control and practical building craftsmanship across Hertfordshire and North London homes."
Costas Joannides, founder of Orama Design & Build Ltd, is a master builder with roots in Cyprus and raised in North London. Costas learned the building trade alongside his father, a skilled builder.
With over 45 years of hands-on experience, Costas oversees project sequencing, structural installation and site standards personally. His portfolio spans from family home extensions across Hertfordshire to high-specification period townhouse renovations in Kensington, including our complete Victorian residence refurbishment in Nevern Square, London.
The core values established early in his career: hard work, thorough preparation and respect for quality trade standards, remain the foundation of Orama today.
Orama Design & Build Ltd is the current business identity, evolved from CJ&Co Design & Build under Costas's continuous ownership and leadership.
OUR STORY & PHILOSOPHY
Architectural planning & disciplined construction delivery.
The name Orama is derived from the Greek word "ὄραμα", meaning "vision". Every residential project begins with understanding how you live and what your property needs to achieve.
Our role is to coordinate and deliver your project efficiently, managing trades, engineering details, and site progress across Potters Bar, Hertfordshire, North London, and prime Central London (including Kensington & Chelsea).
Design and planning coordination with the appropriate appointed professionals, according to the project scope.
WHY CHOOSE ORAMA
Building your project with discipline & care.
01
Buildability Feasibility
We coordinate statutory approvals, structural steel specs, and room flow before site work starts.
02
Disciplined Site Execution
Built with precision joinery, robust structural materials, and 45+ years of master trade heritage.
03
Founder-Led Leadership
Costas Joannides personally manages trade sequencing, site progress, and finish quality.
04
Direct Communication
We provide clear updates, honest timelines and work closely with homeowners.
FOUNDER-LED METHODOLOGY
Four stages. One accountable master builder.
A joined-up 4-stage process keeping architectural planning, structural sequencing, and site management moving smoothly under Costas's personal oversight.
STAGE 01
1. Listen & define
Lifestyle & feasibility assessment
We begin with how you live, what isn't working and what success needs to look like for your home.
KEY DELIVERABLES
- ✓Initial site feasibility visit
- ✓Budget & timeline alignment
- ✓Design direction setup
STAGE 02
2. Plan & prepare
Architectural drawings & approvals
Layouts, materials, permissions and scope resolved early, so the build starts from a crystal clear plan.
KEY DELIVERABLES
- ✓Planning permission & building regs
- ✓Structural steel calculations
- ✓Fixed trade scope breakdown
STAGE 03
3. Build with clarity
Single contact & site management
One principal contact coordinates the work, communicates progress and protects every detail.
KEY DELIVERABLES
- ✓Dedicated principal contact
- ✓Protected site environment
- ✓Weekly progress updates
STAGE 04
4. Finish & hand over
Disciplined snagging & keys delivered
We complete, check and hand over a home that feels coherent, considered and ready to live in.
KEY DELIVERABLES
- ✓Thorough final snagging checks
- ✓Building control certificates
- ✓Aftercare support & handover
DISCIPLINED EXECUTION
How we maintain quality at every phase.
During construction
The programme, trades, access, protection, decisions and quality checks are coordinated through one principal contact.
At handover
Completion is checked, outstanding items are recorded and the project is handed over with the relevant available information.
What Our Clients Say
Refurbishment & Build Experience in Our Clients' Words
Direct feedback on working with Costas Joannides and the Orama team from initial survey through structural alterations to final handover.
4.7
★★★★★
Google Rating (12 Reviews)Orama Design & Build Ltd · Verified Google Business Profile
M
Maya Wadhwani
✓Verified Google Review
★★★★★
"We used Orama to dig out and lay a paved garden area. Costas is very approachable and really helped us with the choice of paving and layout. His team were hardworking and efficient and we were kept informed at each stage i.e. when materials would be delivered and removed debris would be taken away. We thoroughly recommend them."
S
Stephanie Constantinou
✓Verified Google Review
★★★★★
"The team were amazing, did a whole double storey extension and renovation very quickly and efficiently to a high standard. Costas is professional, reliable, and attentive."
G
Gillian Keegan
✓Verified Google Review
★★★★★
"Costas and his team are excellent. Trustworthy, great eye for detail and quality, reliable, committed and easy to work with. Very much a family business with character, integrity and accountability. Excellent."
Project suitability
Is Orama right for
your project?
Orama focuses on considered residential work where planning, coordination and build quality need one accountable lead.
- Project types
- Refurbishments, Home Extensions, Loft Conversions, Structural Alterations, Kitchens & Bathrooms, Design & Planning Coordination.
- Service areas
- Hertfordshire, North London, Central London, West London, West Essex.
- Your current stage
- Early ideas, drawings underway, planning submitted, or ready to build.
- The next step
- Share the property, desired work and timing. Suitability is confirmed after we talk.
Direct Founder Consultation · Hertfordshire & North London
Book a Free 1-to-1 Site Feasibility & Planning Survey
Discuss your architectural plans, structural ideas, and timelines directly with master builder Costas Joannides. Free on-site consultation with zero sales pressure across Potters Bar, Barnet, and North London.