Developer Curtain Fabric Packages
One pembekal for your entire project. Fabric selection, facade colour matching, per-unit cutting schedules, and staged delivery timed to your construction handover — from 100 units to 1,200+ per phase.
Why property developers need a dedicated fabric partner
Curtains are the last thing a developer thinks about. But they are the first thing a buyer sees at VP.
Most property developers leave curtain fabric to the appointed ID firm or the buyer themselves. That works fine for a boutique 24-unit project. It falls apart at scale.
A 400-unit condo in Mont Kiara with 3 unit types, 4 bedroom configurations, and 7 different window widths means roughly 1,600 individual curtain panels. Each panel needs the right fabric, the right drop, and the right colour tied back to the facade palette. And all of it must arrive at site in batches that match the block-by-block VP schedule — not six months early to sit in a store room, and definitely not two weeks late when the buyer is already complaining on social media.
That is the problem we solve.
What a developer curtain fabric package actually includes
When we say "package" we do not mean a catalogue and a bulk discount. We mean a complete supply programme from selection through to the last unit handover. The service starts with a fabric consultation where we assess your project specs: unit layouts, window schedules, facade colour codes, and interior palette direction from your ID consultant.
From there we pull a curated shortlist — typically 6 to 12 fabric options per room type — from our wholesale curtain fabric range. Bedroom fabrics are usually blackout at 240–280gsm. Living areas get dimout or linen-look fabrics in the 180–220gsm range. Sheer panels are paired as a second layer where the design calls for it.
But here is where the kedai kain approach breaks down and a proper pembekal programme matters: facade colour coordination. Your buyer in Block A facing west sees their curtain against a grey-blue facade tint at sunset. Your buyer in Block C facing the pool gets a warm sand-toned facade reflection. Same fabric, completely different perception. We account for this during selection so the finished result reads correctly from both inside and outside.
The sample room — your silent salesperson
For projects above 200 units, the show unit is where your buyers decide whether the curtain package adds value or feels cheap. We supply sample room fabric at cost and coordinate with your show unit ID team on installation. The curtains in your sales gallery are the exact same specification going into every unit. No bait-and-switch complaints down the line.
Most suppliers will not tell you this, but the number one complaint from developer after-sales teams is curtain colour variation between blocks. It happens when fabric is ordered piecemeal across multiple batches over 18 months. Dye lots shift. Sometimes subtly, sometimes noticeably. We eliminate this by reserving full project quantities at our Jalan Klang Lama warehouse the moment the order is confirmed and deposit clears.
Per-unit cutting schedules and staged delivery
Each unit in your project gets its own cutting schedule. Block number, floor, unit number, room, window reference, fabric code, width, drop — all documented before a single metre is cut. This schedule becomes the delivery manifest.
We deliver in batches aligned to your VP timeline. If Block A hands over in Q1 and Block C in Q3, Block A's fabric ships first. Every bundle is labelled. Your tukang jahit or curtain contractor knows exactly what goes where without guessing. And if there is a delay on your side — contractor holdups, inspection failures, whatever — we hold the next batch at our warehouse. No storage charges for up to 90 days on confirmed orders.
- Fabric consultation with your ID team
- Facade colour matching across blocks
- Show unit setup at cost for 200+ units
- Unit-by-unit cutting schedule documented
- Staged delivery matched to VP schedule
- Full quantity reservation to lock dye lots
The kind of projects we supply
From landed townships in Rawang to high-rise condos along the Damansara corridor, developer fabric packages are what we do best at volume.
We have supplied developer curtain fabric packages ranging from 87 landed terrace units in Semenyih to a 1,200-unit mixed development near Bukit Jalil. The fabric requirements for each project type differ substantially, and treating them the same is how suppliers trip up.
High-rise condos: the coordination challenge
A typical condo project in the Klang Valley — say 3 towers, 38 floors, roughly 900 units — involves at least 4 unit types and up to 11 distinct window configurations. Master bedroom windows are usually 280cm wide (110"), living hall sliding doors can run to 320cm or wider, and secondary bedrooms sit around 140–180cm. Each opening needs its own cutting dimension.
For a project this size we use 300cm-width (118") fabric rolls to minimise joins. That is wider than the standard 280cm rolls most kedai kain carry. Fewer joins means cleaner finished curtains and less wastage per unit. And when you are multiplying wastage across 900 units, even a 3% difference adds up to real money.
The pricing on developer packages for condos typically falls between RM8 and RM15 per metre depending on fabric type, with blackout fabric at the higher end and basic dimout at the lower. These are wholesale rates for confirmed volume. Walk-in retail prices from the Jalan Ipoh fabric shops run 40% to 60% higher for similar quality.
Landed housing: standardisation pays
Landed developments — terrace houses, semi-Ds, bungalows — benefit from standardisation in a different way. Window openings are more uniform within each house type. A Phase 1 of 150 double-storey terraces might only have 2 window widths and 2 ceiling heights across the entire phase. That means fewer fabric SKUs, simpler cutting schedules, and faster turnaround.
But landed projects have their own headache: phasing. A township developer might hand over Phase 1 in March, Phase 2 in September, and Phase 3 the following June. If you order all the fabric upfront, you need somewhere to store it. If you order phase by phase, you risk the exact colour going out of production. We handle this by reserving full township quantities and warehousing at our facility on Jalan Klang Lama with phased release at no extra cost.
Serviced apartments and hotel conversions
Serviced apartments and hotel-spec projects demand higher fabric grades. Colour fastness needs to hit Grade 4 or better on the grey scale. Martindale abrasion should exceed 15,000 cycles for velvet or textured weaves used in common areas. Fire retardant treatment may be required depending on BOMBA classification and the local authority.
We carry FR-treated fabrics in ready stock and can arrange third-party FR coating for standard fabrics on orders above 300 metres. Test certificates are provided. This matters at tender stage when your quantity surveyor needs documentation for the submission.
What the package gives your project
A developer fabric package is not just about price per metre. It is about removing risk from a line item most developers underestimate.
Locked dye lots
Full project quantity reserved at order confirmation. No batch variation across blocks or phases, even on projects spanning 24 months. Your after-sales team thanks you later.
Facade-matched selection
We match fabric tones to your exterior paint codes and interior palette. Different orientations get different considerations — west-facing units need fabrics that read correctly against afternoon glare.
VP-synced delivery
Fabric arrives block by block, floor by floor, matched to your handover schedule. Pre-labelled bundles per unit. No early stockpiling, no last-minute scrambles.
Single point of contact
One account manager handles your project end to end. Your ID consultant, curtain contractor, and site supervisor all deal with the same person at Artwork Fabrics. No coordination gaps.
Documented cutting schedules
Every unit gets a detailed cutting manifest: block, floor, unit number, room, window ref, fabric code, finished width, and drop. Your curtain contractor works from our schedule, not guesswork.
Developer-tier pricing
Volume rates from RM8 per metre on confirmed projects. No middleman markup. Direct from our Petaling Jaya warehouse. MOQ 50 metres per colourway, but most developer projects clear that on a single floor.
How the developer package works
From first meeting to final unit handover, a typical developer package runs across 5 stages. The timeline depends on your project scale.
Stage 1: Project brief. You share your development details — unit count, types, window schedules, facade colours, interior palette, target budget per unit. If your ID consultant has already specified fabric types, even better. We can work with existing specs or build the brief from scratch. This stage takes a single meeting, usually at our showroom off Jalan Klang Lama or at your sales gallery.
Stage 2: Fabric curation. We pull 6 to 12 options per room type from our ready stock range. For standard projects the selection comes from existing inventory — roughly 287 colourways across blackout, dimout, linen-look, and velvet categories. For custom colourways we can produce lab dips on orders above 500 metres per colour, with a 4-to-6-week lead time from our mill partners. Stock runs low on popular neutrals before Hari Raya and CNY, so early confirmation helps.
Stage 3: Sample room and sign-off. We supply fabric for your show unit, coordinate with the show unit tukang jahit on installation, and arrange a formal sign-off with your project team. What gets approved here is exactly what goes into every unit. No substitutions.
Stage 4: Cutting schedules and quantity lock. Our team produces the full cutting schedule from your window schedules. Every panel is mapped: block, floor, unit, room, window, fabric, width, drop. Full project quantity is reserved at our warehouse. Deposit secures the reservation and locks pricing against any container-cost fluctuations from China shipping routes.
Stage 5: Phased delivery. Fabric ships in batches aligned to your VP timeline. Each delivery is labelled per unit and accompanied by a delivery manifest your site team can check off. We hold upcoming batches at our Taman Desaria warehouse at no charge for up to 90 days if your construction timeline shifts. And it always shifts.
Developer package FAQ
Common questions from property developers, project managers, and ID consultants working on housing and mixed-use developments.
What is a developer curtain fabric package?
A developer curtain fabric package is a turnkey supply arrangement where one pembekal handles fabric selection, colour coordination with facade finishes, unit-by-unit cutting schedules, and staged delivery matched to your construction timeline. It removes the need for your ID firm or curtain contractor to source fabrics separately for each unit type.
What is the minimum number of units for a developer package?
We typically work with projects starting from 100 units and have supplied packages up to 1,200 units per phase. Smaller projects of 50 to 99 units can be considered but pricing differs from full developer-rate packages. WhatsApp us your project details and unit count for a specific quote.
Can you match curtain fabric colours to our facade and interior colour scheme?
Yes. We do facade colour coordination as part of the package. Share your facade paint codes, interior palette, and flooring finishes and our team will pull a curated shortlist from our ready stock range. We can also produce lab dip samples for custom colourways on orders above 500 metres per colour.
How does staged delivery work for developer projects?
We align fabric delivery to your block-by-block or floor-by-floor handover schedule. Fabric is pre-cut and bundled per unit, labelled with block and unit numbers, and delivered to site or your curtain contractor's workshop in batches that match your VP timeline. This prevents material from sitting on site for months and reduces the risk of damage or loss during construction.
Do you set up a sample room or show unit for developer projects?
Yes. For projects above 200 units we supply fabric for your sample room at cost, including curtain fabric for all window types in the show unit. This lets your sales gallery present the actual curtain package to purchasers. We coordinate directly with your show unit ID team on installation timing.
What happens if a fabric is discontinued mid-project?
We reserve full project quantities upfront once the order is confirmed and deposit received. For phased projects spanning 18 months or longer, we warehouse reserved stock at our Petaling Jaya facility at no additional charge. This protects you from discontinuation, batch variation, or supply disruption from China ports.
More from Artwork Fabrics
Developer packages draw from our full wholesale range. Explore specific fabric types or our other trade programmes below.
Talk to us about your next launch.
Share your project specs — unit count, timeline, budget range — and we will put together a fabric package proposal within 3 working days. Walk-ins welcome at our Taman Desaria showroom, or start on WhatsApp.