PROPOSAL FOR THE DEVELOPMENT OF OFFICE & APARTMENT BLOCKS ON LOT 2807,11527,11528,11529 & 11532 AT JALAN AMPANG KIRI, MUKIM AMPANG KUALA LUMPUR. FINANCIAL ANALYSIS FOR THE DEVELOPMENT DEVELOPMENT A
LAND COST
1
LAND AREA AT 3.15 Acres
B 1 2 3 4 5 6 7
AREA
LAND / CONSTRUCTION COST
3.15 Acres
$
185.00 $
143,407 510,921 1,125,360 261,000 5% of Construction Cost 97,553 3% of Construction Cost
$ $ $ $
90.00 70.00 130.00 170.00
$
10.00
STATUTORY CONTRIBUTION Planning & Approval Charges Plan Fees ( Building Plan) Development Charges IWK Contribution TNB Contribution Syabas Contribution Strata Title Survey Fees Quit Rent & Assessment Other Other Autho Authori rity ty Contri Contribut butio ion n ( Allow) Allow) Stamp Duty Legal Cost
PROFESSIONAL FEES Architects & Town Planner Civil & Structural Engineer M & E Engineer Quantity Surveyor Project Management Fees Traffic Consultant Soil Investigation Valuer
COMPANY OVERHEADS Adminstration & Management Advertising, Promotion & Marketing
F
G
12,906,630.00 35,764,470.00 146,296,800.00 44,370,000.00 11,966,895.00 975,530.00 7,570,029.00
$
259,850,354.00 Sub- total on Sale
$ $ $ $ $ $ $ $
174,260.00 87,130.00 6,970,411.00 3,485,205.00 1,742,602.00 696,841.00 904,000.00 60,000.00
0.5% of 270,768,000.00 RM 600.00 per unit Apartment
600*904
$ $
1,353,840.00 542,400.00
$
16,016,689.00
$ $ $ $ $ $ $ $
5,046,686.00 3,028,011.00 2,523,343.00 1,766,340.00 2,523,340.00 20,000.00 60,000.00 871,301.00
$
15,839,021.00
$ $
3,484,206.00 3,484,206.00
$
6,968,412.00
$
1,800,000.00
2% of Construction Cost 1.2% of Construction cost 1% of Construction Cost 0.7% of Construction Cost 1% of Construction Cost RM 20,000.00 RM 60,000.00 0.25% of Gross Development Value
2%* 252,334,325.00 1.2%* 252,334,325.00 1.0%* 252,334,325.00 0.7%* 252,334,325.00 1%* 252,334,325.00
0.25%* 348,420,562
1% of Grosss Development Value 1% of Grosss Development Value
1%* 348,420,562 1%* 348,420,562
Sub-Total company Overhead
1
$ $ $ $ $ $ $
0.05% * 348,420,562 0.025%* 348,420,562 2%* 348,420,562 1%* 348,420,562 0.5%* 348,420,562 0.2%* 348,420,562 904* 1000 20,000.00*3
Sub-Total Professional fees E 1 2
25,347,438.00
0.05% of Gross Development Value 0.025% of Gross Development Value 2% of Gross Development Value 1% of Gross Development Value 0.5% of Gross Development Value 0.2% of Gross Development Value RM 1000.00 per unit Apartment RM 20,000.00 per acre per year
Sub-Total Statutory Contribution D 1 2 3 4 5 6 7 8
TOTAL SALE VALUE
CONSTRUCTION COST Car park Basement ( Office + Residential) Car park Podium ( Office + Residential) Apartment Office Block Fo F oundation In I nfrastructure & Landscape Preliminaries Sub-Total Construction
C 1 2 3 4 5 6 7 8 9 10 11
TOTAL COST
Financing Cost Bank Interest
8% at Bridging Loan of RM 15 Million CONTIGENCIES
8% * 15mil* 1.5 year
Car Park office Block ( Basement & Podium) Apartment -902,560* 300.00 Office- 220,000 * 400.00 (Less 7.5% discount for 30% of the Apartment unit ,Bumiputra share)
$ $ $
15,000,000.00 270,768,000.00 88,000,000.00
$
(6,092,280.00)
$
379,860,280.00
1 H 1
Allow for Contigencies & Inflation
3% of Construction cost
3%* 252,334,325.00
$
7,570,029.00
15% of Land Cost
15%* 25,347,438.00
$
3,802,115.00
LAND CONVERSION Land Conversion Premium TOTAL GROSS DEVELOPMENT COST
$
GROSS DEVELOPMENT PROFIT
$
337,194,058.00 TOTAL GROSS DEVELOPMENT VALUE 30,481,662.00
RETURN ON GROSS DEVELOPMENT VALUE
8.29%
RETURN ON GROSS DEVELOPMENT COST
9.03%
$
367,675,720.00
FINANCIAL ANALYSIS FOR THE DEVELOPMENT OF OFFICE BLOCK A 1 2 3 4 5 6
CONSTRUCTION COST Car Park Basement Car Park Podium Office Block Foundation Infrastructure & Landscape Preliminaries
AREA (SQ FT) 54034 108576 261,000 5% of construction cost
$ $ $
CONSTRUCTION COST 90.00 70.00 170.00
$
250,000.00
3% of construction Cost
Sub-Total on Construction Cost B 1 2 3 4 5 6 7 8 9
STATUTORY CONTRIBUTION Planning & Approval Charges Plan Fees ( Building Plan) Development Charges IWK Contribution TNB Contribution Quit Rent & Assessment Stamp Duty Legal Cost Syabas Contribution
0.05% of Gross Development Cost 0.025% of Gross Development Cost 2% of Gross Development Cost 1% of Gross Development Cost 0.5% of Gross Development Cost RM 20,000.00 per acre per year
0.2% of Gross Development Cost
Sub-Total on statutory contribution C 1 2 3 4 5 6 7 8
PROFESSIONAL FEES Architects & Town Planner Civil & Structural Engineer M & E Engineer Quantity Surveyor Project Management Fees Traffic Consultant Soil Investigation Valuer Sub-Total Professional fees
2% of Construction Cost 1.2% of Construction cost 1% of Construction Cost 0.7% of Construction Cost 1% of Construction Cost RM 10,000.00 RM 30,000.00
20,000.00*3
$ $ $ $ $ $
TOTAL COST 4,863,060.00 7,600,320.00 44,370,000.00 2,841,669.00 250,000.00 1,705,001.40
$
61,630,050.40
$ $ $ $ $ $
30,815.03 15,407.51 1,232,601.01 616,300.50 308,150.25 60,000.00
$
123,260.10
$
2,386,534.40
$ $ $ $ $ $ $
1,136,667.60 682,000.56 568,333.80 397,833.66 568,333.80 10,000.00 30,000.00
$
3,393,169.42
$ $
56,833,380.00 59,925,049.00
D 1 E 1
Financing Cost Bank Interest
8% at Bridging Loan of RM 7 Million
1 a b 2 a b 3 a b c
$
840,000.00
$
1,797,751.47
$
70,047,505.69
CONTIGENCIES Allow for Contigencies & Inflation
3% of Construction cost
TOTAL GROSS DEVELOPMENT COST
1
8% * 7mil* 1.5 year
SPECIFICATION FOR ARCHITECTURAL FINISHES EXTERIOR FACADE Casement window with brickwall Emulsion Paint to brickwall INTERIOR MAIN LOBBY Homogenous granite tiles to floor & wall frameless Glass Panel wall LIFT LOBBY Homogenous tiles to floor & wall Plasterboard ceiling OFFICE cement rendered to floor Gypsumpboard ceiling cement plastered to wall & Emulsion paint
SPECIFICATION FOR M&E SERVICES VERTICAL TRANSPORTATION a) standard lift with normal control FIRE FIGHTING a) wet & dry riser b) sprinklers to office, lift lobby, car park, circulation area c) CO2 system to comsumer switch room transformer room, high tension switch room & TNB switch room MECHINICAL VERTICULATION a) exshuat fan to basement car park ELECTRICAL SERVICE a) ceiling recess light to office floor b) downlight in lift lobby & main lobby c) bare channel lighting to all circulation area & services room AIR-CONDITIONING a) centralised air cond. System with out
4 a b c
SERVICES ROOM cement rendered to floor offform with emulsion paint cement rendered to wall & Emulsion paint
5 a b
TOILET homogenous tiles to floor ceramic tiles to wall up to 7 ft height reminder cement plastered & Emulsion paint Standard range sanitary ware Gypsumboard Ceiling
c d
variable volume control Sanitary & Plumbing a) Standrad range sanitary wares b) UPVC pipe sanitary stack
(ALL M&E SERVICES PROVIDED ARE STANDARD WITHOUT SPECIAL FEATURE)
FINANCIAL ANALYSIS FOR THE DEVELOPMENT OF APARTMENT BLOCKS A 1 2 3 4 5 6
PARTICULAR CONSTRUCTION COST Car park Basement Car park Podium Apartment Foundation Infrastructure & Landscape Preliminaries
AREA (SQ FT)
89,373 402,345 1,125,360 5% of Construction Cost 72,553 3% of Construction Cost
CONSTRUCTION COST
$ $ $
90.00 70.00 130.00
$
10.00
Sub-Total Construction C 1 2 3 4 5 6 7 8 9 10 11
STATUTORY CONTRIBUTION Planning & Approval Charges Plan Fees ( Building Plan) Development Charges IWK Contribution TNB Contribution Syabas Contribution Strata Title Survey Fees Quit Rent & Assessment Other Authority Contribution ( Allow) Stamp Duty Legal Cost
PROFESSIONAL FEES Architects & Town Planner Civil & Structural Engineer M & E Engineer Quantity Surveyor Project Management Fees Traffic Consultant Soil Investigation Valuer Sub-Total Professional fees
$ $ $ $ $ $
8,043,570.00 28,164,150.00 146,296,800.00 9,125,226.00 725,530.00 5,770,658.28
$
198,125,934.28
99,062.97 49,531.48 3,962,518.69 1,981,259.34 990,629.67 396,251.87 904,000.00 129,000.00
0.05% of Gross Development Cost 0.025% of Gross Development Cost 2% of Gross Development Cost 1% of Gross Development Cost 0.5% of Gross Development Cost 0.2% of Gross Development Cost RM 1000.00 per unit Apartment RM 20,000.00 per acre per year
904* 1000 20,000.00*3
$ $ $ $ $ $ $ $
0.5% of 270,768,000.00 RM 600.00 per unit Apartment
600*904
$ $
1,353,840.00 542,400.00
$
10,408,494.02
$ $ $ $ $ $ $ $
3,847,105.52 2,308,263.31 1,923,552.76 1,346,486.93 1,923,552.76 10,000.00 30,000.00 676,920.00
$
12,065,881.28
Sub-Total Statutory Contribution D 1 2 3 4 5 6 7 8
TOTAL COST
2% of Construction Cost 1.2% of Construction cost 1% of Construction Cost 0.7% of Construction Cost 1% of Construction Cost RM 10,000.00 RM 30,000.00 0.25% of Gross Development Value
0.25%* 270,768,000
E 1 2
COMPANY OVERHEADS Adminstration & Management Advertising, Promotion & Marketing
1% of Grosss Development Value 1% of Grosss Development Value
Sub-Total company Overhead F 1 G 1 H 1
$ $
2,707,680.00 2,707,680.00
$
5,415,360.00
Financing Cost Bank Interest
8% at Bridging Loan of RM 15 Million
8% * 15mil* 1.5 year
$
1,800,000.00
3% of Construction cost
3%* 192,355,276
$
5,770,658.28
15% of Land Cost
15%* 25,347,438.00
$
3,802,115.00
$
237,388,442.86
CONTIGENCIES Allow for Contigencies & Inflation LAND CONVERSION Land Conversion Premium TOTAL GROSS DEVELOPMENT COST
$
182,504,520.00
$
192,355,276.00
FINANCIAL ANALYSIS FOR THE DEVELOPMENT OF OFFICE BLOCK A 1 2 3 4 5 6
CONSTRUCTION COST Car Park Basement Car Park Podium Office Block Foundation Infrastructure & Landscape Preliminaries
AREA (SQ FT) 26100 79734 118,010 5% of construction cost
$ $ $
CONSTRUCTION COST 90.00 70.00 170.00
$
250,000.00
5% of construction Cost
Sub-Total on Construction Cost B 1 2 3 4 5 6 7 8 9
STATUTORY CONTRIBUTION Planning & Approval Charges Plan Fees ( Building Plan) Development Charges IWK Contribution TNB Contribution Quit Rent & Assessment Stamp Duty Legal Cost Syabas Contribution
0.05% of Gross Development Cost 0.025% of Gross Development Cost 2% of Gross Development Cost 1% of Gross Development Cost 0.5% of Gross Development Cost RM 20,000.00 per acre per year
0.2% of Gross Development Cost
Sub-Total on statutory contribution C 1 2 3 4 5 6 7 8
PROFESSIONAL FEES Architects & Town Planner Civil & Structural Engineer M & E Engineer Quantity Surveyor Project Management Fees Traffic Consultant Soil Investigation Valuer Sub-Total Professional fees
2% of Construction Cost 1.2% of Construction cost 1% of Construction Cost 0.7% of Construction Cost 1% of Construction Cost RM 10,000.00 RM 30,000.00
20,000.00*3
$ $ $ $ $ $
TOTAL COST 2,349,000.00 5,581,380.00 20,061,700.00 1,399,604.00 250,000.00 1,399,604.00
$
31,041,288.00
$ $ $ $ $ $
15,520.64 7,760.32 620,825.76 310,412.88 155,206.44 60,000.00
$
62,082.58
$
1,231,808.62
$ $ $ $ $ $ $
559,841.60 335,904.96 279,920.80 195,944.56 279,920.80 10,000.00 30,000.00
$
1,691,532.72
$ $
27,992,080.00 29,641,684.00
D 1 E 1
Financing Cost Bank Interest
8% at Bridging Loan of RM 7 Million
8% * 34mil* 2.5 year
$
6,800,000.00
$
889,250.52
$
41,653,879.86
CONTIGENCIES Allow for Contigencies & Inflation TOTAL GROSS DEVELOPMENT COST
3% of Construction cost
FINANCIAL ANALYSIS FOR THE DEVELOPMENT OF APARTMENT BLOCKS A 1 2 3 4 5 6
PARTICULAR CONSTRUCTION COST Car park Basement Car park Podium Apartment Foundation Infrastructure & Landscape Preliminaries
AREA (SQ FT)
71,677 460,890 1,193,600 5% of Construction Cost 1,265,277 5% of Construction Cost
CONSTRUCTION COST
$ $ $
90.00 70.00 110.00
$
5.00
Sub-Total Construction C 1 2 3 4 5 6 7 8 9 10 11
STATUTORY CONTRIBUTION Planning & Approval Charges Plan Fees ( Building Plan) Development Charges IWK Contribution TNB Contribution Syabas Contribution Strata Title Survey Fees Quit Rent & Assessment Other Authority Contribution ( Allow) Stamp Duty Legal Cost
PROFESSIONAL FEES Architects & Town Planner Civil & Structural Engineer M & E Engineer Quantity Surveyor Project Management Fees Traffic Consultant Soil Investigation Valuer Sub-Total Professional fees
$ $ $ $ $ $
6,450,930.00 32,262,300.00 131,296,000.00 8,500,461.50 6,326,385.00 5,545,082.30
$
190,381,158.80
95,190.58 47,595.29 3,807,623.18 1,903,811.59 951,905.79 380,762.32 904,000.00 129,000.00
0.05% of Gross Development Cost 0.025% of Gross Development Cost 2% of Gross Development Cost 1% of Gross Development Cost 0.5% of Gross Development Cost 0.2% of Gross Development Cost RM 1000.00 per unit Apartment RM 20,000.00 per acre per year
904* 1000 20,000.00*3
$ $ $ $ $ $ $ $
5% of 337,260,00.00 RM 600.00 per unit Apartment
600*904
$ $
16,863,000.00 542,400.00
$
25,625,288.74
$ $ $ $ $ $ $ $
3,696,721.53 2,218,032.92 1,848,360.77 1,293,852.54 1,848,360.77 10,000.00 30,000.00 843,150.00
$
11,788,478.51
Sub-Total Statutory Contribution D 1 2 3 4 5 6 7 8
TOTAL COST
2% of Construction Cost 1.2% of Construction cost 1% of Construction Cost 0.7% of Construction Cost 1% of Construction Cost RM 10,000.00 RM 30,000.00 0.25% of Gross Development Value
0.25%* 337,260,000
E 1 2
COMPANY OVERHEADS Adminstration & Management Advertising, Promotion & Marketing
1% of Grosss Development Value 1% of Grosss Development Value
Sub-Total company Overhead F 1 G 1 H 1
$ $
2,707,680.00 2,707,680.00
$
5,415,360.00
Financing Cost Bank Interest
8% at Bridging Loan of RM 15 Million
8% * 15mil* 2 year
$
2,400,000.00
3% of Construction cost
3%* 209,901,676.50
$
5,545,082.30
15% of Land Cost
15%* 62,271,548.00
$
9,340,732.20
$
250,496,100.55
CONTIGENCIES Allow for Contigencies & Inflation LAND CONVERSION Land Conversion Premium TOTAL GROSS DEVELOPMENT COST
$
170,009,230.00
$
184,836,076.50
