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Building Economics

Rachel Ernesta (0317966)Kellyan Hiew Yau Mei (0319532)Muhammad Aiman (0321832)Abang Azrin (0319073)Lee Han Lin (0310527)Syafiq Zariful (0314702)Parham Farhadpoor (0313698)

BENCHMARK

Location: Setia City, Shah Alam, Selangor

Grade A and GBI Certified Gold office and retail tower, compliant with QLASSIC and CONQUAS quality standards

Energy efficient design: double glazing and photovoltaic panels

Net Lettable Area: 284,352 ft² 

Total Office Area: 241,836 ft² 

Total Retail Area: 42,516 ft² 

No. of Floors: 23

Office Floors: 14 Floors (Level 10 to Level 23)

Retail Floors: 2 Floors (Level 1 and Level 2) 

No. of Car Parks: 768 bays

CONNECTIVITY

Top Glove Tower is conveniently located in the thriving new township of Setia Alam,Shah Alam where it is about 10 minutes from Bukit Raja toll,25 minutes from Port Klang and 35 minutes from KLIA.

BUSINESS AMENITIES

Auditorium for professional presentations

Training Room for seminars and training sessions

Conference Room for formal and informal discussions

Boardroom for formal meetings

SECURITY

24-hour electronic surveillance with centralized monitoring

Access card control system CCTV coverage in common areas, car

park and lift lobby 24-hour surveillance by security

personnel & auxiliary police

PROPERTY DETAILS

Name: Top Glove Tower Address: Persiaran Setia

Dagang, Setia Alam, 40170 Shah Alam, Selangor

Developer: SP Setia Berhad (AJV Top Glove Corporation Berhad)

Completion Date: March 2015 (estimate)

Type: Commercial Development

Tenure: Freehold No. of Blocks: 1 No. of Storey: 23 Built-up Retail: 753 - 12,002 sf Office: 17,319 sf Rental Price: From RM3 psf

FACILITIES Banks Parking Lift Escalator Multipurpose hall Cafeteria Restaurants Gymnasium Fitness center Badminton court

COST APPRAISAL

Cost Summary

Preliminaries (10%) 19,085,000 7%Architectural 57,255,000 21%M&E Services 57,255,000 21%Super-structure 57,255,000 21%Substructure 19,450,000 7%External works 26,384,300 10%Landscaping 2,190,000 1%Pedestrain Network 2,212,000 1%Demolition works 480,000 0.2%Covered Linkway 401,940 0.1%Others 839,000 0.4%Other associated works, Amenities, Lighting Etc 1,112,569 0.4%green Mark (3%) 7,090,000 3%Contingency(5%) 12,550,000 5%Cost Escalation(5%) 13,180,000 5%

276,739,809 100%

Area for Office and Commercial

Office area : 22,467.30 m2

Commercial Area : 3,949.87m2(Retail and F&B)

Specification Office and CommercialElement SpecificationFrame and Superstructure

Reinforced Concrete grade 15 & Grade 30 & Grade 40 and 45 , steel reinforcement , formwork

Upper floor Reinforced concrete grade 30 , steel reinforcement , formwork

Roof Reinforced concrete grade 30 , Bluescope steel clean colorbond metal roofing , 50 mm thk approved rockwool insulation, 1.00mm thick x 750mm girth "Ajiya“ rainwater gutter , Structural steel roof frame, one coat of zinc chromate or micaceous oxide primer and two coats of approved oil ,steel reinforcement

Wall / wall finishes Well burnt common clay bricks, 100 mm thick wall , marble tiles, 300mm x 600mm x 8mm thick "White Horse Ebeneezer mixed with Orizzonate" series, Ceramic wall, "Nippon Odour-less" wall sealer, finishing coats of "Nippon Odour-less Premium All-in-1"

Element Specification

Door Metal Door frame, Timber solid Doors, Fire rated door , Ironmongeries( Door closer, stainless steel door closer, mortise shaslock with stainless steel level handle and key, mortise deadlock, master keying system to lockset)

Floor finishes Cement and sand (1:3) paving , homogenous floor tiles , granite slab, porcelain floor tiles, 300mm - 1650mm x 90mm x 18mm thick solid tongued and grooved 'Burmese Teak‘timber strip flooring,

Price from BQ :Ground – Level 8

Price from BQ :Level 9 - 23

Total Prime cost and Provisional Sums

RM 16,626,280.45 + RM 12,315,412.18 + RM 58,238,720.00 = RM 87,180,412.63

(GF-8th floor level) + (9th -23th floor level) + PC and Provisional sums

Office Area & Commercial Area

Office uses 80% of the area of functional unit = 4/5 x RM 3,300.14 = RM 2,640.11 per m2

Other Commercial Area uses 20% of the = 1/5 x RM 3,300.14 area of functional unit = RM 660.03 per m2

FormulaFunctional unit [Office Area] +

[Commercial Area] =26,417.17 m2

Contract Sum (Excluding External works)

[Cost of Building from Ground to 23rd Floor] + [PC and Provisional Sum]

=RM 87,180,412.63

Rate of functional unit per m2

[Total cost of project (excluding external works)] / [Functional unit area]

= RM 3,300.14 per m2

Commercial & Office Area

Area (m2)

Rate per m2 (RM/M2)

Office 22,567.30

2640

Commercial 3,949.87 660

Rate for Basement car park

External work

Allowance external work for office :Allow 13% from main work price for external works

External work

Business complex is same with commercial areaAllowance external work for commercial :Allow 7% from main work price for external works

Plot A2 At-Grade Open Space

Dewan Makan: 993.44 (Kawasan D)

Convert Kawasan D (Johor rate) to Kawasan C (Selangor rate)

add markup 10% = 994.983

F&B Kiosk = 3,528.74

(Kos Purata Semeter Persersegi Kerja-Kerja Persegi Kerja-Kerja Embinaan Bangunan, 2014)

Softscape with Lush Landscaping

= RM 368.56

Tree (Bauhinia)

- RM 465.57- RM 266.63- RM 297.80

Avg: RM 343.33

Shrub (HS)

- RM 5.80- RM 27.70

Avg: RM 16.75

Turfing (Close)

- RM 6.21- RM 4.51- RM 3- RM 20.2

Avg: RM 8.48

AMENITIES = RM 332,569

Park Furniture= RM 98,786.23

Loose Furniture: RM 191344.91

Benches: £1125 = RM 6227.53

Specs: Hardwood and

precast concrete

Bolted to ground

Pedestrian Lighting

(Spon’s price book)£790 = RM 4,373.11

Lighting (mounted)

JKR, RM 3,158

Night Lighting= RM 3765.56

Walkway = RM 34,232.95

Pavers WalkwayRM 30,584

Concrete WalkwayRM 37,881.91

Fountain (From NJB) = RM 117458.33

Specs: Waterproofing = RM

10099.32

Mosaic tiles Wall Tiling = RM 38205.16 Floor Tiling = RM

29123.61

Water Features= RM 117458.33

Signage

Road signages- RM 6,032.69- RM 19,531.83- RM 199,168.2- RM 88,569.31

= RM 78,325.5

Assumed specs- Galvanised Iron posts- To concrete footing blocks- Already included

excavation, painting

Greenery Replacement and Landscaping

2 office projects with more than 20 floors and similar landscaping specifications such as Sky Terraces/Roof Gardens are taken as resource rates for greenery replacement and landscaping

Project 1: Armitaj Golshan (Mashhad,Iran) Landscaping rate = RM 1,800,00/itemProject 2: Tooba (Tehran, Iran) Landscaping rate = RM 2,100,00/item Average rate = RM1,950,000/item

Pedestrian Network

Total cost of the project: RM6,000,000

Total area: 3,700m2 Cost of the project per m2:

RM1,621.62/m2 Width: 7m Height: 3m 12.2m below ground level Concrete structure Ceramic tiles for walls and

floor finishing

Valiasr Underground Walkway

Total cost of the project: RM 10,000,000

Length: 1045m Width: 3m Cost per m2: RM 3,189.79/m2 non-slip surfaced steel

structure topped with double-layered laminated glass roof

Canopy Walk Sunway

Rate 1 = RM 926.58/m2 Rate 2 = RM 993.31/m2 Average Rate = RM

959.945/m2 (taken from JKR book 2014)

Tempered glass for the cover and tiling for the floor

At grade pedestrian walkway

External Facades Assumed RM500,000 50 Storey high office tower Build according to own design Grade A office tower

Night Lighting - External Facades

Reliable, robust design Easy installation and maintenance-free Environmentally friendly: no hazardous

substances (no mercury, no lead) or UVFeatures

Low-power white-light LED light source, available in a choice of warm white (3000 K) or neutral white (4000 K)

Integrated driver and equipped mounting box

Long lifetime of 25,000 hours (70% lumen maintenance)

IP67 protection and IK10 impact resistance BBG151 (square version) 30 x LED-LB3000 K

Neutral white Parks, Gardens,Residental Area, Squares,

Plazas

ADemolish former Telok Ayer Performing Arts Centre (182 Cecil Street) and all the annex buildings within Plot A1 and A2 Assumed the existing building is double

storey Total 1800m2 GFA Average $65/m2 Currency rate = 3.2 1800m2 x RM208/m2 = RM374,400

round up RM375,000

Demolition Works

Demolish existing surface car park and kerbside car and motorcycle parking lots along Telok Ayer Street

Assumed the existing roadside car and motorcycle lots total 500m2 GFA

500m2 x RM208/m2 = RM104,000 round up RM105,000

Assumed using the same cost as Canopy Walk Sunway Project Cost

Approximate Length 18m Min. 7m Width Total = 126m2 x RM3,190/m2 =

RM401,940

Covered Linkway

Utilities Detection Work

Item Estimated Cost (USD)Consult town Municipal for “As built drawings” for the facilities

1 000

TLB to dig for a week ($50/hr x 9hr/day x 7 days)

2 700

Manual labour (20 no. x $1.5/hr x 9hr/day x 6 days)

1 620

Materials – water pipe, electrical pipes, data cables

5 000

Backfilling and make good 2 000TOTAL $ 11 320

$ 11 320 x 4.33 = 49 015.60

Round up = RM 50 000.00

Site SurveyItem Estimated Cost (USD)Site Laboratory and Equipment 20 000Soil Sampling 2 500Underground Water Sampling 2 500Weather Station (Rain gauge, wind, barometer)

1 000

TOTAL $ 26 000

$ 26 000 x 4.33 = 112 580

Round up = RM 120 000.00

Geotechnical Investigation Works

Item Estimated Cost (USD)Drilling for Water table 15 000Drilling for Rock formation & Soil samples

30 000

TOTAL $ 45 000

$ 45 000 x 4.33 = 194 850

Round up = RM 200 000.00

Item Calculation Estimated Cost (RM)

Metal Hoarding, 8 ft ht

562.5m x RM 90/m 50 625

Maintenance RM 50 625 x 20% 10 125Project Signboard RM 6 500 (avg) x 2 13 000

TOTAL RM 73 750

Hoarding and Signboard

Item (Quantitysurveyoronline.com) Rates (RM)Metal Hoarding, 8 ft ht 90Maintenance 20% of total cost of

hoardingProject Signboard 3 000 – 10 000Assumed Measured Perimeter = 562.5mAssume 2 no. signboard

Roundup = RM 75 000

Cadastral SurveyItem (Licensed Land Surveyors Regulations 2011)

Rate (RM)

Basic Charge per Job 1 000Preparation of Pre-computation Plan 350 (minimum charge)Above 100 m2 but up to 200 m2 430For each additional 100 m2 or part thereof above the first 200 m2

12

Plot A1 = 5990.8 m2Plot A2 = 1612.4 m2Plot A1 + A2 = 7603.2 m2 7603.2 – 200 = 7403.2Roundup = 7500

Cadastral SurveyItem Calculation Estimated

Cost (RM)Above 100 m2 but up to 200 m2

RM 430 430

For each additional 100 m2 or part thereof above the first 200 m2

(7500/100) x RM 12 900

Basic Charge per Job RM 1 000 1 000Preparation of Pre-computation plan

RM 350 350

TOTAL RM 2 680

Plot A1 + A2 = RM 2 680

Cadastral Survey

Item (Licensed Land Surveyors Regulations 2011)

Rate (RM)

200 m2 and below 1 500Certification fee 1 500

Total RM 3 000

Plot A3 = 180 m2

Assume Plot C as Sub-division

Plot A3 = RM 3 000

Cadastral Survey

Cadastral Survey

Cadastral Survey

Item Calculation Estimated Cost (RM)

Professional consultation (XII)

RM 670 x 3 days (Assume)

2 010

Hotel (XIII) RM 180 x 3 days (Assume)

540

Subsistence allowance (XIII)

RM 60 x 3 days (Assume)

180

Printing (XIV) Assume RM 200 worth of printing

200

TOTAL RM 2 930Item Estimated Cost (RM)Plot A1 + A2 2 630Plot A3 3 000Others 2 930

TOTAL RM 8 560

Cadastral Survey

Round up = RM 9 000

Utilities Connection Charges

Item (Quantitysurveyoronline.com) Estimated Cost (RM)Light and Power – Connection Fee 5 000Water – Connection Fee 5 000

TOTAL RM 10 000

Convert Singapore Dollar to RM $ 22 000 x 3 = RM 66 000Round up to RM 70 000

Services Diversion

Plants and Equipment Item (Quantitysurveyoronline.com) Rate (RM)Mobile Crane, 85 tonne 55 000 per month

Convert Singapore Dollar to RM $ 22 000 x 3 = RM 66 000Round up to RM 70 000

Services Diversion

AssumptionsTraffic Impact AssessmentRM 100 000

Protection of Existing Roadside TreesRM 50 000

Road Improvement WorksRM 50 00

Platinum