Downtown, a few blocks from the studio.

Downtown & High-Rise Residences

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LSD Studio is based in the 2nd Street District, and have worked in many of downtown's high-rise residential towers, including Four Seasons, 360, and Seaholm.

Overview

For residents of downtown condominium and residential towers, Liz offers a complimentary 30-minute consultation in your home. We walk the residence together, talk through what you'd like to change, and review what the building is likely to require. You'll leave with a clear sense of possible scope and the best way to proceed.

The Residence Consultation is an introduction. Detailed design advice is available through our Focused, Essentials, and Signature consultations.

Eligible buildings

Condominium and residential buildings in downtown Austin, between Lady Bird Lake and Martin Luther King Jr. Boulevard and from Lamar Boulevard to I-35, including the Rainey Street District. Buildings include:

The Austonian

Four Seasons Residences

The Independent

360 Condominiums

Seaholm Residences

The Modern

Fifth & West Residences

Brazos Lofts

AMLI on 2nd

Don't see your building? If it's downtown, it likely qualifies. Ask when you book.

Book a Residence Consultation

One complimentary consultation per residence. For rental residences, we focus on furnishing, styling, and changes your lease allows.

What's Different About a High-Rise

01

Approvals come first

Most towers require HOA or building management approval of plans, contractors, and sometimes materials before work begins. We prepare the submission, respond to the building's questions, and build the review period into the schedule.

01

Approvals come first

Most towers require HOA or building management approval of plans, contractors, and sometimes materials before work begins. We prepare the submission, respond to the building's questions, and build the review period into the schedule.

02

The building sets the limits

Plumbing stacks, structural columns, mechanical chases, and slab conditions determine what can move. We confirm those limits early, so the design works with the building.

02

The building sets the limits

Plumbing stacks, structural columns, mechanical chases, and slab conditions determine what can move. We confirm those limits early, so the design works with the building.

03

Sound carries

Many buildings set requirements for flooring underlayment and acoustic performance. We specify finishes that meet them.

03

Sound carries

Many buildings set requirements for flooring underlayment and acoustic performance. We specify finishes that meet them.

04

Logistics are part of the design

Stone slabs, custom millwork, and large furniture all have to fit the service elevator. We confirm dimensions, delivery routes, and dock reservations before anything is ordered or fabricated.

04

Logistics are part of the design

Stone slabs, custom millwork, and large furniture all have to fit the service elevator. We confirm dimensions, delivery routes, and dock reservations before anything is ordered or fabricated.

05

Work hours are limited

Most towers restrict when noisy work can take place. Our schedules are built around those hours, which keeps neighbors and building management on your side.

05

Work hours are limited

Most towers restrict when noisy work can take place. Our schedules are built around those hours, which keeps neighbors and building management on your side.

How We Work Downtown

From full renovations to the acquisition of individual pieces.

01

Design for life above the city

Views, light, and a compact plan define most tower residences. We plan storage with care, design millwork that uses every wall, and choose lighting and art that give a developer-finished space its own character.

02

One team, drawings to delivery

With design and construction management in one studio, the people who drew your project also manage the approvals, coordinate the trades, and receive the deliveries. Nothing is lost between designer and builder.

03

A studio around the corner

The studio is minutes from most downtown towers. We can be on site often, meet trades on short notice, and bring a sample over to see it in your light.

Services for Downtown Residences

Offered separately, or held together under one contract.

Liz Swaminathan doing a design consultation on an ipad.

01

Design Consultation

Not every project calls for a full engagement. Some need an experienced eye at a particular moment: before signing with a contractor, when a plan won't resolve, or when the samples have started to blur together.

Liz Swaminathan doing a design consultation on an ipad.

01

Design Consultation

Not every project calls for a full engagement. Some need an experienced eye at a particular moment: before signing with a contractor, when a plan won't resolve, or when the samples have started to blur together.

Liz Swaminathan doing a design consultation on an ipad.

01

Design Consultation

Not every project calls for a full engagement. Some need an experienced eye at a particular moment: before signing with a contractor, when a plan won't resolve, or when the samples have started to blur together.

Interior refresh of a residence with modern lighting.

02

Interior Refresh

An Interior Refresh changes how a home looks and feels while leaving its walls and building systems in place. It is full design work, centered on the elements that define a room: cabinetry, countertops, flooring, wall finishes, lighting, fixtures, and hardware.

Interior refresh of a residence with modern lighting.

02

Interior Refresh

An Interior Refresh changes how a home looks and feels while leaving its walls and building systems in place. It is full design work, centered on the elements that define a room: cabinetry, countertops, flooring, wall finishes, lighting, fixtures, and hardware.

Interior refresh of a residence with modern lighting.

02

Interior Refresh

An Interior Refresh changes how a home looks and feels while leaving its walls and building systems in place. It is full design work, centered on the elements that define a room: cabinetry, countertops, flooring, wall finishes, lighting, fixtures, and hardware.

03

New Construction & Remodel

When a project changes how a home is arranged, or begins with an empty lot, the interior has to be designed as a whole: how rooms connect, where light enters, how each space is used, and how materials and millwork carry from one room to the next.

03

New Construction & Remodel

When a project changes how a home is arranged, or begins with an empty lot, the interior has to be designed as a whole: how rooms connect, where light enters, how each space is used, and how materials and millwork carry from one room to the next.

03

New Construction & Remodel

When a project changes how a home is arranged, or begins with an empty lot, the interior has to be designed as a whole: how rooms connect, where light enters, how each space is used, and how materials and millwork carry from one room to the next.

04

Furnishing & Styling

Furnishings are where a home becomes personal. We select, source, and acquire furniture, lighting, rugs, textiles, art, and objects, and set them alongside the pieces you already own. Through LSD Gallery and the workshops we work with, clients have access to collectible design and to pieces made for their rooms.

04

Furnishing & Styling

Furnishings are where a home becomes personal. We select, source, and acquire furniture, lighting, rugs, textiles, art, and objects, and set them alongside the pieces you already own. Through LSD Gallery and the workshops we work with, clients have access to collectible design and to pieces made for their rooms.

04

Furnishing & Styling

Furnishings are where a home becomes personal. We select, source, and acquire furniture, lighting, rugs, textiles, art, and objects, and set them alongside the pieces you already own. Through LSD Gallery and the workshops we work with, clients have access to collectible design and to pieces made for their rooms.

05

Construction Management

A design is only as good as its execution. Construction Management coordinates your contractors and oversees their work, so decisions are made on time, trades arrive in sequence, and costs stay visible.

05

Construction Management

A design is only as good as its execution. Construction Management coordinates your contractors and oversees their work, so decisions are made on time, trades arrive in sequence, and costs stay visible.

05

Construction Management

A design is only as good as its execution. Construction Management coordinates your contractors and oversees their work, so decisions are made on time, trades arrive in sequence, and costs stay visible.

Frequently Asked Questions

Questions asked by customers about High-Rise Services.

How much does it cost to furnish a luxury condo in downtown Austin?

The cost depends on the furnishings, custom pieces, and level of purchasing and installation support. LSD Studio provides a defined fee based on the agreed scope.

Do I need HOA approval to remodel a condo in Austin?

Can an interior designer coordinate with my condo HOA and building management?

How do furniture deliveries and installations work in a downtown Austin high-rise?

Can I remodel my condo while living in it?

How can I make a downtown Austin condo feel luxurious without changing its floor plan?

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Tell us about your residence

Book a complimentary Residence Consultation, or share the building, the residence, and what you'd like to change. We'll reply within two business days.

Book a Residence Consultation

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Recognition

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"An expert eye for unexpectedly chic material combinations."

Architectural Digest