{"id":184847,"date":"2025-05-02T03:00:00","date_gmt":"2025-05-02T10:00:00","guid":{"rendered":"https:\/\/www.sunset.com\/?p=184847"},"modified":"2025-05-09T17:08:51","modified_gmt":"2025-05-10T00:08:51","slug":"robert-downey-jr-malibu-house","status":"publish","type":"post","link":"https:\/\/www.sunset.com\/home-garden\/home-tours\/robert-downey-jr-malibu-house","title":{"rendered":"Robert Downey Jr.’s Malibu House Is a Marvel of Disaster-Ready Design"},"content":{"rendered":"\n

When Robert Downey Jr. and Susan Downey asked designer Joe Nahem of Fox-Nahem<\/a> interior design to turn their empty Binishell<\/a> into a fully realized guest home, the structure had already been sitting untouched for years\u2014a dramatic concrete dome on their Malibu<\/a> property with no floors, no finishes, and no right angles. \u201cIt was basically a raw shell, three feet deeper than it would end up,\u201d Nahem recalls. What followed was a highly collaborative, yearlong design sprint to transform the sculptural form into something functional, warm, and wildly original.<\/em><\/p>\n\n\n\n

The program was straightforward\u2014three bedrooms, a theater, indoor-outdoor living<\/a>, and a kitchen fit for entertaining. But the execution required creativity. With nearly every wall curved, traditional furniture arrangements were out. Nahem, working with architect Ben Goodman, leaned into the organic forms with Roche-Bobois pieces, custom fiberglass screens molded in Mexico, and playful artisan-made fixtures from Central America and beyond. \u201cRobert would say, \u2018What if we used all three fabrics?\u2019\u201d Nahem laughs. \u201cThey actually pushed me a little out of my comfort zone, in the best way.\u201d<\/em><\/p>\n\n\n\n

Despite the unconventional shell, the use of the house is surprisingly traditional\u2014hosting friends, prepping for red carpets, lounging by the pool with the kids. \u201cAlmost every room opens to the outside,\u201d says Nahem. \u201cIt\u2019s deeply Californian.\u201d Center-pivoting hobbit-like doors add a sense of whimsy, while a hidden theater anchors the structure\u2014complete with a garage-style door that opens it to the living space. Throughout, practicality meets play.<\/em><\/p>\n\n\n\n

This marks Nahem\u2019s third project with the Downeys, and a testament to the trust they\u2019ve built. \u201cThey never play the ego card,\u201d he says. \u201cThey listen. They\u2019re adventurous. And they really live in the spaces we create.\u201d In the following photographs you\u2019ll see how Nahem\u2019s designs further express the swirling swooping vision of the Binishell and make this radical structure comfortable, welcoming, and whimsical.\u00a0<\/em><\/p>\n\n\n\n

Below, architect Nicolo Bini explains how the shell itself came to be\u2014and how this strange, beautiful structure may just offer a blueprint for the future of building.<\/em><\/p>\n\n\n\n

\n\n\n\n

Frank Lloyd Wright was once asked, \u201cWhat was the matter with the typical American house?\u201d<\/p>\n\n\n\n

\u201cWell, just for an honest beginning, it lied about everything<\/a>.\u201d <\/p>\n\n\n\n

This stark observation encapsulates the fundamental flaws in how we design and construct our homes. From stylistic misreferences to inefficiencies in materials and construction methods, the ways we build often fail us at very basic levels. It is time to reimagine our approach to architecture and shelter, grounding it in principles of resilience, harmony with nature, and efficiency<\/a>.<\/p>\n\n\n\n

Living in a Lie<\/h2>\n\n\n
<\/a> <\/span>\"Malibu<\/div>
Downey Jr.\u2019s biophilic concrete house in Malibu is a radical example of how we can rethink the idea of what a modern California home can be. The concrete form construction requires no internal load-bearing walls so that one living space bleeds into another. The house is oriented toward onshore breezes, with the pool providing evaporative cooling.<\/figcaption>

Courtesy of Binishells<\/p><\/figure>\n\n\n

Stylistically, many American homes speak the wrong design language. They are filled with  orthogonal lines, sharp corners, and unnatural geometries. The notion of \u201ccoming home\u201d has been reduced to inhabiting a mathematical construct of our own making\u2014cold and impersonal. In contrast, humans are instinctively drawn to soft, curving shapes, as studies have shown. For example, a psychological experiment found that most people preferred an organic, rounded sofa to a boxy one, reflecting a deep psychological attraction to natural forms. Our current homes fail to cater to this innate preference, leaving our living spaces disconnected from what feels truly like \u201chome.\u201d<\/p>\n\n\n\n

A Waste of Resources<\/h2>\n\n\n
<\/a> <\/span>\"Malibu<\/div>
Rebar is placed over pneumoform fabric before concrete is poured. After the concrete sets, the fabric settles to the ground. A raised floor accommodates mechanical systems.<\/figcaption>

Courtesy of Binishells<\/p><\/figure>\n\n\n

The inefficiency of modern construction is staggering. Homes, which are meant to provide shelter and a sense of belonging, consume enormous amounts of resources while delivering subpar safety. The construction industry is responsible for 39% of CO\u2082 emissions, 25% of solid waste, and more than 50% of resource use. Transportation, often cited as a major polluter, pales in comparison to the environmental impact of building practices<\/a>.<\/p>\n\n\n\n

Despite these inefficiencies, we continue to build as we have for decades, perpetuating the same mistakes. Insurance policies and building codes encourage rebuilding <\/a>exactly what was there before, even if it was inadequate or unsafe.<\/p>\n\n\n\n

Learning from Nature<\/h2>\n\n\n
<\/a> <\/span>\"Interior<\/div>
The off-center pivot door expresses the uniqueness of the architecture upon entering. <\/figcaption>

Roger Davies<\/p><\/figure>\n\n\n

Every great thinker\u2014from Newton to Aristotle\u2014has looked to nature for solutions. Nature is the ultimate designer, having perfected systems over millennia. When we examine natural structures like eggs, seeds, and shells, we see forms that are efficient, resilient, and beautiful. Double-curved surfaces, for instance, transfer loads more effectively, offering massive structural and environmental benefits. These principles have already been applied in structures like Binishells, which are used worldwide as shelters against fire<\/a>, floods, earthquakes, and high winds.<\/p>\n\n\n

<\/a> <\/span>\"Malibu<\/div>
A window seat with screen influenced by Islamic screens.<\/figcaption>

Roger Davies<\/p><\/figure>\n\n\n

By embracing natural principles, we can create buildings that are safer, greener, and more efficient. Monolithic structures, like Binishells, eliminate the thermal leaks caused by multiple connections in traditional construction. They are aerodynamic, fire-resistant, and use fewer materials. With half the material and a third of the labor, we could build homes that are not only more resilient but also stunningly sculptural, evoking the comforting enclosures of caves or wombs.<\/p>\n\n\n\n

Toward a Better Future<\/h2>\n\n\n
<\/a> <\/span>\"Binishells<\/div>
A womb-like bedroom.<\/figcaption>

Roger Davies<\/p><\/figure>\n\n\n

The responsibility for this transformation lies with architects and builders. We must stop lying to ourselves about what makes a good home. Homes should prioritize safety, sustainability, and harmony with nature. They should inspire us, nurture our psyches, and provide spaces that feel inherently right<\/a>.<\/p>\n\n\n\n

This isn\u2019t just a dream\u2014it\u2019s achievable. Innovative designs that align with natural forces and use materials efficiently can deliver immense benefits. In Malibu, our Binishells System A prototype<\/a> was permitted in a record six months, reportedly the fastest approval in the area\u2019s history. This demonstrates that change is possible when we challenge outdated norms and embrace innovation.<\/p>\n\n\n

<\/a> <\/span>\"Malibu<\/div>
A step-down office with an asymmetrical window.<\/figcaption>

Courtesy of Binishells<\/p><\/figure>\n\n\n

Our current approach to building homes is fundamentally flawed, but the solutions are within reach. By looking to nature and leveraging modern advancements, we can create homes that are safer, more beautiful, and far more efficient. It\u2019s time to scrap the old model and start anew, building not just structures but spaces that truly reflect the needs and aspirations of the people who live in them. In California, the most innovative place in the world, there\u2019s no excuse not to lead the way. Let\u2019s build greener, safer, and smarter\u2014for ourselves and for future generations.<\/p>\n\n\n\n

\n\n\n\n

Nicol\u00f2 Bini is an architect and CEO of Binishells, a construction technology company that builds houses using pneumatic formwork over which concrete is poured. He has designed homes and projects for Cara and Poppy Delevingne, Sir Elton John, and the Binishells home for Robert Downey Jr. in Malibu shown here.<\/em><\/p>\n\n\n\n

<\/p>\n","protected":false},"excerpt":{"rendered":"

Architect Nicol\u00f2 Bini designed Robert Downey Jr.\u2019s Malibu house to be a marvel of human-centered design. Here, he proposes a sustainable, disaster-ready model for the California home.<\/p>\n","protected":false},"author":16,"featured_media":184861,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_should_modify_publish_date":false,"apple_news_api_created_at":"2025-05-02T10:00:06Z","apple_news_api_id":"f391f5b3-1389-4a06-a1cd-ea476f1b3d79","apple_news_api_modified_at":"2025-05-10T00:08:57Z","apple_news_api_revision":"AAAAAAAAAAAAAAAAAAAAAg==","apple_news_api_share_url":"https:\/\/apple.news\/A85H1sxOJSgahzepHbxs9eQ","apple_news_cover_media_provider":"image","apple_news_coverimage":0,"apple_news_coverimage_caption":"","apple_news_cover_video_id":0,"apple_news_cover_video_url":"","apple_news_cover_embedwebvideo_url":"","apple_news_is_hidden":"","apple_news_is_paid":"","apple_news_is_preview":"","apple_news_is_sponsored":"","apple_news_maturity_rating":"","apple_news_metadata":"\"\"","apple_news_pullquote":"","apple_news_pullquote_position":"middle","apple_news_slug":"","apple_news_sections":[],"apple_news_suppress_video_url":false,"apple_news_use_image_component":false,"footnotes":""},"categories":[39,42,43],"tags":[44812,44810,566,44854,44853,31173,44855,42978,31443],"layout":[67],"home-design-awd":[],"travel-award":[],"sunset-writer":[44852],"class_list":["post-184847","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-design","category-green-living","category-home-tours","tag-2025-fire-issue-2","tag-2025-fire-issue","tag-architecture","tag-binishells","tag-nicolo-bini","tag-no-video","tag-robert-downey-jr","tag-sustainable-building-practices","tag-wildfires","layout-article","sunset-writer-hugh-garvey-as-told-to-him-by-nicolo-bini"],"acf":{"video_overwrite_featured_image":"","byline":"","tout_headline":"","deck":"

Architect Nicol\u00f2 Bini designed Robert Downey Jr.\u2019s Malibu house to be a marvel of human-centered design. Here, he proposes a sustainable, disaster-ready model for the California home.<\/p>\n","tout_deck":"","related_stories":[167215,156334,159261,164503]},"apple_news_notices":[],"yoast_head":"\nHow Architect Nicolo Bini Designed Robert Downey Jr's House<\/title>\n<meta name=\"description\" content=\"Architect Nicol\u00f2 Bini designed Robert Downey Jr.\u2019s Malibu house. 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