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FEASIBILITY STUDY
MARKET OVERVIEWGROSS DEVELOPMENT VALUE &
GROSS DEVELOPMENT COST
General Proposed Concept
Phase 1
Development Component
Land SizeUnit
Land Area
Built-upWidth
Length
Normal House Double Storey Terrace 22 70 222 1540 2145Link Terrace 24 80 135 1920 1440Double Storey Semi-D 45 90 64 4050 4095Double Storey Shop House 22 70 141 1540 2926Affordable House Single Storey Terrace 20 60 299 1200 800Double Storey Cluster 30 60 299 1800 1560
TOTAL 1160
Amenities UnitAcre/unit Total Acre
TNB 3 0.07 0.21
STP 1 3.79 3.79
Water Reservoir 1 2 2
Surau 1 0.25 0.25
TOTAL 6 6.25
OthersPercentage
(acre) AcreOpen Space 4% 3.6
Commercial 8.6
TOTAL 12.2
Total unit = 1160 unitTotal area = 91.2 acre
Phase 2
Development Component
Land SizeUnit
Land Area
Built-upWidth
Length
Normal House Double Storey Terrace 22 70 124 1540 2145Link Terrace 24 80 183 1920 1440Double Storey Semi-D 45 90 82 4050 4095Double Storey Shop House 22 70 53 1540 2926Affordable House Single Storey Terrace 20 60 299 1200 800Double Storey Cluster 30 60 299 1800 1560
TOTAL 1040
Amenities UnitAcre/unit Total Acre
Detention Pond 3.3
TNB 3 0.07 0.21
Primary School 1 6
Kindergarten 2 0.25 0.5
Mosque 1 2 2
TOTAL 7 12.01
OthersPercentage
(acre) AcreOpen Space 7% 5.8
TOTAL 5.8
Total unit = 1040 unitTotal area = 83.15 acre
Phase 3
Development Component
Land SizeUnit
Land Area
Built-upWidth Length
Normal House Double Storey Terrace 22 70 155 1540 2145Link Terrace 24 80 135 1920 1440Double Storey Cluster 32 65 168 2080 5460Double Storey Semi-D 45 90 46 4050 4095Double Storey Shop House 22 70 88 1540 2926Affordable House Single Storey Terrace 20 60 199 1200 800Double Storey Cluster 30 60 199 1800 1560
TOTAL 990
Amenities UnitAcre/unit Total Acre
Detention Pond 10
TNB 3 0.07 0.21
Kindergarten 1 0.25 0.25
Religious School 1 1.5 1.5
Community Hall 1 1 1
Surau 1 0.25 0.25
TOTAL 7 13.21
OthersPercentage
(acre) AcreOpen Space 7% 6
Drainage 5% 4.5
TOTAL 10.5
Total unit = 990 unitTotal area = 85.31 acre
Phase 4
Amenities UnitAcre/unit
Total Area
Detention Pond - - 1.70TNB 3 0.07 0.21Kindergarten 2 0.25 0.50Com. Hall - - -Surau 2 0.25 0.50Secondary School 1 9.00 9.00
TOTAL 8 - 11.91
Others Percentage (%) Area (ac)
Open Space 6.89 6.00Drainage 5.17 4.50
TOTAL - 10.5
Total unit = 700 unitTotal area = 87.11 acre
Development Component
Land SizeUnit Land
Area Built-upWidth Length
Normal House Double Storey Cluster 32 65 94 2080 2145Double Storey Semi-D 45 90 86 4050 4095Double Storey Link Bungalow 60 85 118 5100 5070Affordable House Single Storey Terrace 20 60 201 1200 800Double Storey Cluster 30 60 201 1800 1560TOTAL 700
Phase 5
Development Component
Land Size Unit Land Area
Built-up
Width Length
Normal House Double Storey Terrace 22 70 191 1540 2145
Double Storey Cluster 24 80 94 1920 1440
Double Storey Semi-D 45 90 86 4050 4095Double Storey Link Bungalow
60 85 85 5100 5070
Double Storey Bungalow 60 100 144 6000 5460
TOTAL 600
Amenities UnitAcre/unit Total Area
Detention Pond - - 5.70
TNB 4 0.07 0.28
Primary School 1 6 6.00
Kindergarten 1 0.25 0.25
Sek. Agma 1 1.5 1.50
Com. Hall 1 1 1.00
Surau 1 0.25 0.25
TOTAL 9 - 14.98
Others Percentage (%) Area (ac)
Open Space 6.87 6.00Drainage 5.13 4.48
TOTAL - 10.48
Total unit = 600 unitTotal area = 87.25 acre
Phase 6
Development Component
Land SizeUnit Land
AreaBuilt-
upWidth Length
Normal House Double Storey Terrace 22 70 156 1540 2145Double Storey Cluster 24 80 62 1920 1440Double Storey Semi-D 45 90 69 4050 4095Double Storey Link Bungalow 60 85 138 5100 5070
Double Storey Bungalow 60 100 73 6000 5460
TOTAL 498
Amenities UnitAcre/unit Total Area
TNB 4 0.07 0.28Surau 1 0.25 0.25
TOTAL 5 - 0.53
Others Percentage (%) Area (ac)Open Space 14.50 12.26
TOTAL - 12.26
Total unit = 498 unitTotal area = 84.58 acre
MARKET OVERVIEW ASIAN MARKET MALAYSIAN MARKET LOCAL MARKET
ASIAN MARKET
The price for housing in Singapore
List of average new & resale prices of Housing Development Board flats
PeriodRoom Type
Internal New Resale
sq feet RM RM
2007s sharp rise at 2008
3 room 700 280,000 400,000
4 room 969 460,000 600,000
5 room 1184 580,000 740,000
Executive
1399 700,000 900,000
2010
3 room 700 582,000
4 room 969 752,600 840,300
5 room 110 897,400
Executive
130 1,071,800
The prices of housing in Singapore are very high compare to Malaysia.
In Malaysia the landed property are cheaper than in Singapore.
In Singapore are very to hard to find landed property, if had the price are so high compare to Malaysia.
Beside that many Singaporean that have money are more interested on buying landed property than high rise building like flat and apartment.
The price for housing in Beijing Residential Building Types in Urban China:
• Common apartment housing, (without any fitment )• High quality apartment housing, (ready with fitment)• Economically affordable housing,• Villas
The value of a Chinese villa not depend on the built-up area, it’s depend on plot ratio.
Very expensive (Accessibility/ location/ size/plot ratio, etc)
i.e. Beijing—normally around RMB 3,000,000-5,000,000/unit
(RM 1,500,000-2,500,000/unit)
At present, the development of villa is not allowed any more.
Economically Affordable Housing
A kind of public housing subsidized by the government. The cost and selling price of such housing is much lower than for
common apartment housing, as developers enjoy preferential tax policies and pay less for the land.
Apartment
First Class City—Beijing (Oct.2010—Sep.2011)
Generally, the price is increasing during the whole year
Price: RMB 254,000—270,000/m² (RM 127,000—135,000/m²)
Price Distribution (RMB/m²)
Secondary Class City—Nanjing (Oct. 2010—Sep. 2012)
Price Distribution (RMB/m²)
Price: RMB 12,600—14,000/m2(RM 6,300—7,000/m2)
Third Class City—Shijiazhuang (Dec. 2009—Nov. 2010)
Price: RMB 5,000—6,100/m² (RM 2,500—3,050/m²)
Price Distribution(RMB/m²)
MALAYSIA MARKET
The price for housing in Malaysia By property type, terraced houses continued to dominate the new
housing market.
This property type represented 62.1% (3,791 units) of the national total.
Single storey terraced houses made up 28.9% (1,764 units) whilst 2-3 storey terrace formed another 33.2% (2,027 units).
The 2-3 storey semi-detach constituted another 10.9% (666 units) of the total
Single storey semi-detach and condominium/ apartments formed 9.9% (604 units) and 7.3% (444 units) respectively
By price range, houses priced between RM250,000 and RM500,000 per unit are popular among developers as evident by the 38.7% (2,365 units) contribution to the new houses launched into the market.
The next popular property type was priced between RM150,000 and RM200,000 per unit.
For demand was highest for units priced between RM100,000 and RM150,000 per unit as evident by 24.3% sales performance as against18.9% recorded in the previous quarter.
Next highest were units priced between RM150,000 and RM200,000 per unit and between RM200,000 and RM250,000 per unit.
Perak and Johor registered 21.3% (240 units) and 21.9% (157 units) sales performances respectively. Pahang recorded the highest sales performance of 26.2% and Kedah followed with 25.6%. On the other hand, none of the units launched in Kuala Lumpur were taken up.
NEW HOUSING SCHEMES - PERFORMANCE WITHIN NINE MONTHS AFTER LAUNCHING FOR SALES (Q3 2010, Q4 2010 AND Q1 2011)
As at end of Q1 2011, number of new houses launched into the market within the past nine months was 31,275 units.By property type, terraced houses continued to dominate the new housing market. This property type represented 54.1% (16,907 units) of the national total
COMPARISON BETWEEN MALAYSIA, CHINA AND SINGAPORE
MALAYSIA
Place Size (ft²) Price (RM)
Johor Bahru
1760 368,000
1540 278,000
1476 525,000
Kota Tinggi
3500 158,000
5000 198,000
12000 687,000
Melaka
2200 410,000
2500 450,000
5296 550,000
SINGAPORE
Place Size (ft²) Price (RM)
Orchad
700 582,000
969 752,600
110 897,400
130 1,071,800
Central
4004 4,180,000
8500 22,000,000
11000 28,000,000
Central East
3940 7,800,000
4004 8,200,000
6,975 10,000,00
CHINA
Place Size (ft²) Price (RM)Average Sale
(RM)
Beijing
753RM 8.89-
9.45 (million/unit)
127,000-
135,000(RMft²
）
1076RM 12.7-
13.5 (million/unit)
1399RM 16.5-
17.5 (million/unit)
Nanjing
753441.000-490,000 (RM/unit)
6,300-7,000
(RMft²）1076
630,000-700,000 (RM/unit)
1399819,000-910,000 (RM/unit)
Shijiazhuang
753175,000-213,500 (RM/unit)
2,500-3,050
(RM/ft²）1076
250,000-305,000 (RM/unit)
1399325,000-396,500 (RM/unit)
LOCAL MARKET
2001 2005 2010 2015 20200
10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
90,000
100,000
50,77156,937
67,931
79,488
91,477
Housing Projection For Kota Tinggi
Source: Johor Structure Plan, 2001-2020
Planning Block 2000 2005 2010 2015 2020
Pengerang/ Pantai
Timur
32,040 34,281 36,438 38,360 39,994
Sedili Kecil 47,363 26,852 28,663 30,482 33,490
Tg. Surat/ Johor
Lama
53,921 46,161 52,360 55,078 57,381
Bandar Kota Tinggi 42,535 47,541 53,915 56,711 59,079
Sedili Besar 83,805 14,102 16,259 17,172 18,059
Bandar Tenggara 69,642 34,328 36,650 38,703 40,308
Total 329,30
6
203,265 224,285 236,506 248,311
Base on Johor Structure plan, Housing Projection for District of Kota Tinggi are increase.
Proposed site located in Tanjung Surat/ Johor Lama planning block.Second planning block that have a higher population
Our proposed development for this site are relevant.
Market for housing in proposed site are higher because several factor such as population, committed development (proposed UTM Bandar Penawar and Petroleum Plant)
Source: District of Kota Tinggi Local Plan 2020.
Projection For Population Base On Planning Block
DEMAND IN HOUSING MARKET AT KOTA TINGGI
Sing
le S
tore
y Te
rrac
e
2-3
Stor
ey T
erra
ce
Sing
le S
tore
y Se
mi-D
etac
h
2-3
Stor
ey S
emi-D
etac
h
Detac
h
Town
House
Clust
er
Low C
ost H
ouse
Low C
ost F
lat
Flat
Serv
ice
Apar
tmen
t
Condo
min
ium
/Apa
rtmen
t
SOHO
0.0
5.0
10.0
15.0
20.0
25.0
30.0 27.4
13.2
3.4
0.1
26.0
0.2 0.0
25.2
2.40.3
1.60.2 0.0
%
Existing stock of residential unit by which are 23,224 units.Because there is no complete development by that time.Highest unit- single storey terrace houses which is 27.4; detach,26.0 ; and low cost house,25.2. The lowest unit supplied is cluster and SOHO house where both of these were never supplied in this area. This happen because terrace house is more affordable compare than the other houses.
Source: Stock Property Report, Q4 2010 & Q2 2011
Existing Stock Of Residential Unit By Type For Kota Tinggi
DEMAND IN HOUSING MARKET IN KOTA TINGGI
Type
Under construction Start Newly Supply
1st Quarter 2nd Quarter 1st Quarter 2nd Quarter 1st Quarter 2nd Quarter
Single Storey Terrace 1,061 1,104 43 0 616 0
2-3 Storey Terrace 301 336 35 25 81 0
Single Storey Semi-Detach
0 0 0 24 0 0
2-3 Storey Semi-Detach 90 90 0 34 0 0
Detach 7 7 14 45 0 0Town House 0 0 0 0 0 0
Cluster 84 84 0 0 0 0
Low Cost House 794 794 0 0 0 0
Low Cost Flat 62 62 0 0 0 0Flat 62 62 0 0 0 0
Service Apartment 223 223 0 0 0 0
Condominium/ Apartment
96 96 0 0 0 0
Total 2,780 2,858 78 97 697 0
FUTURE SUPLLY FOR HOUSING IN DISTRICT OF KOTA TINGGI
DEVELOPMENT PROFIT
Development Component
Land SizeLand Area
sf
Built-up
sf
Price per
sf (RM)
Price/unit
(RM)Width
sf
Length
sf
1) Double Storey Terrace 22 70 1540 2145 130 278,850
2) Link Terrace 24 80 1920 2160 135 291,600
3) Double Storey Cluster 32 65 2080 1931 160 308,880
4) Double Storey Semi-D 45 90 4050 3570 165 589,050
5) Double storey Link Bungalow 60 85 5100 3770 175 659,750
6) Single Storey Bungalow 60 100 6000 2400 200 480,000
7) Double Storey Bungalow 60 100 6000 3480 200 696,000
8) 2 storey shop house 22 70 1540 2970 120 356,400
9) Single Storey Cluster (80K) 30 60 1800 880 0 80,000
10) Double Storey Terrace(50K) 18 55 990 780 0 50,000
11)Double Storey Terrrace(30K) 14 55 770 680 0 30,000
12) Shopping Complex 120 44,431,200
13) Resort 200 217,800,000
PROJECTED GROSS DEVELOPMENT VALEUE
GROSS DEVELOPMENT VALUE(GDV) FOR EACH PHASES
PHASE 1 UnitSub-Total
(RM)
1) Double Storey Terrace 222 61,904,700
2) Link Terrace 135 39,366,000
3) Double Storey Semi-D 64 37,699,200
4) 2 Storey Shop 141 50,252,400 5) Single Storey Cluster(80K) 598 47,840,000
TOTAL REVENUE (GDV) 1160 237,062,300
Phase 1
PHASE 2 Unit Sub-Total (RM)
1) Double Storey Teracce 124 34,577,400
2) Link Terrace 183 53,362,800
3) Double Storey Semi-D 82 48,302,100
4) Shopping Complex 1 44,431,200
5) 2 Storey Shop 53 18,889,200
6)Double Storey Cluster(80K) 198 15,840,000 7) Double Storey Terrace(50K) 400 20,000,000
TOTAL REVENUE (GDV) 1041 235,402,700
Phase 2
PHASE 3 Unit Sub-Total (RM)
1)Double Storey Terrace 155 43,221,750
2)Link Terrace 135 39,366,000
3) Double Storey Cluster 168 51,891,840
4)Double storey Semi-D 46 27,096,300
5)2 storey shop 88 31,363,200 6)Double Storey Terrace(50K) 200 10,000,000 7)Double Storey Terrace(30K) 198 5,940,000
TOTAL REVENUE (GDV) 990 208,879,090
Phase 3
PHASE 4 UnitSub-Total
(RM)
1)Double Storey Cluster 94 29,034,720
2)Double storey Semi-D 86 50,658,300
3)Double storey Link Bungalow 118 77,850,500
4)Double Storey Terrace(30K) 402 12,060,000
TOTAL REVENUE (GDV) 700 169,603,520
Phase 4
PHASE 5 UnitSub-Total
(RM)
1) Double Storey Terrace 191 53,260,350
2) Double Storey Cluster 94 29,034,720
3) Double Storey Semi-D 86 50,658,300
4) Double Storey Link Bungalow 85 56,078,750
5) Single Storey Bungalow 72 34,560,000
6) Double Storey Bungalow 72 50,112,000
TOTAL REVENUE (GDV) 600 273,704,120
Phase 5
PHASE 6 UnitSub-Total
(RM)1) Double Storey Teracce 156 43,500,600
3) Double Storey Cluster 62 19,150,560
4) Double Storey Semi-D 69 40,644,450
5) Double storey Link Bungalow 138 91,045,500
6) Single Storey Bungalow 37 17,760,000
6) Double Storey Bungalow 36 25,056,000
7) Resort 217,800,000 TOTAL REVENUE (GDV) 498 454,957,110
Phase 6
PHASE TOTAL FOR EACH PHASE(RM)
1 237,062,300
2 235,402,700
3 208,879,090
4 169,703,520
5 273,424,120
6 454,957,110
OVERALL TOTAL (GDV) 1,579,608,840
TOTAL FOR EACH PHASE
Description Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Phase 6 Overall Total
Building Cost145,214,05
0 123,310,25
0 132,387,38
0 118,724,7
65 176,623,96
5 155,134,1
45 851,394,555 Infrastructure
Cost 50,427,000 38,946,250 38,805,250 34,965,25
0 33,638,750 31,344,50
0 228,127,000 Contingencies
Cost9,782,053 8,112,825 8,559,632 7,684,501 10,513,136 9,323,932 53,976,078
TOTAL205,423,10
3 170,369,32
5 179,752,26
2 161,374,5
16 220,775,85
1 195,802,5
77 1,133,497,633
ESTIMATION GROSS DEVELOPMENT COST (GDC)
Description Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Phase 6 Total (RM)
1)Total Construction Cost
205,423,103
170,369,325 179,752,262
161,374,516
220,775,851
195,802,577
1,133,497,633
2)Professional fees (7%)
14,379,617 11,925,853 12,582,658 11,296,216 15,454,310 13,706,180 79,344,834
3)Administration & Marketing (2%)
4,108,462 3,407,387 3,595,045 3,227,490 4,415,517 3,916,052 22,669,953
4)Contribution & Fees
5,585,100 5,021,075 4,824,415 2,326,215 2,074,625 2,695,470 22,526,900
SUBTOTAL (1-4)229,496,28
2 190,723,639 200,754,38
0 178,224,43
7 242,720,30
2 216,120,27
9 1,258,039,320 5) Finance Cost (30% Construction Cost x 8%x5year) 136,019,716 6) Land Cost 41,488,000
TOTAL GROSS DEVELOPMENT COST (GDC)1,435,547,03
6
Description Phase 1
Phase 2 Phase 3 Phase 4 Phase 5 Phase 6 Total
1)Gross Development Value (GDV)
237,062,30
0
235,402,700
208,879,090
169,603,520
273,704,120
454,957,110
1,579,608,840
Less 2)Gross Development Cost (GDC)-excluding land cost & finance charges
229,496,28
2
190,723,639
200,754,380
178,224,437
242,720,302
216,120,279
1,258,039,320
GDV-GDC7,566,
01844,679,0
618,124,71
0
-8,620,91
7
30,983,818
238,836,831
321,569,520
3) Finance Charges 136,019,71
6
4) Land Cost 41,488,000 GROSS PROFIT (GDV-
GDC) 321,569,52
0
% RETURNS ON SALES (profit/GDV)
20.36%
% ROI (profit/GDC)
26%
Average Cost/acre 2,768,120
Average Cost/ unit 287,685
PROJECTED DEVELOPMENT PROFIT (GDC-GDV)
FINANCING & MARKET STRATEGIES
Pricing Strategy
Determine Reasonable and Profitable PriceThe proposed selling price also refers to current development trend and selling price.
Awareness the Strength of the SiteThe strength on the site that can be note such as the near with beach Desaru, existing highway Senai-Desaru and already have existing infrastructure and facilities.
Identify the Demand of Nearest LocationShould be examine to know the demand by type of building, categories of buyers and income statement for people who leave in Kota Tinggi
SELECTION OF FINANCIAL
INSTITUTION
Financial Institutions
DeveloperDeveloper
Approval of floor plan, planning approval and advertising and
promotional permit
Approval of floor plan, planning approval and advertising and
promotional permit
Fill up the financing form
Fill up the financing form
Pass up the basic documents + supporting documents
Pass up the basic documents + supporting documents
Deliberation of bank:Financial status, background of company, operation system, working experience and
etc
Deliberation of bank:Financial status, background of company, operation system, working experience and
etc
The Process of Bridging Finance
The development shall only experience one phase of financial
loan because the land owns by the developer, hence, a Pre-
Bridging Finance is unnecessary.
Thus the financial loan needed is Bridging Finance.
To obtain any loan from the financial institution,
selection of bank for funding is based on the
bank which offers highest margin of financing,
lowest interest rate and longest period of
mortgage payment.
CIMB Berhad Bank and EON Bank Berhad
are selected as the source of bridging finance
CIMB Berhad Bank is the main selected be
chosen as the source of bridging finance to
finance the construction cost of development and
e.nd finance which meant for home buyer to help
them afford to own a house by provide home
loan although both banks offer different
advantage.
MARKETING STRATEGIES
Project Years
Estimation for the project being construct are for 10 years.
There are 6 phases in the project.
Phases Year to construct
1 2 year
2 3 year
3 2 year
4 3 year
5 2 year
6 3 year
Total 10 year
Target Buyers
The target buyers for this kind of development are those that within the area and also the surrounding area.
For those to start a new family. Second and Third generation of Felda, Elderly people around the age 50 above, so they can spend their
golden time there. Foreigner such as Singapore and China, that feel there want the
second homes outside their own country.
Bumiputera
For Bumiputera, there are several choices that have been provided for them.
There are affordable house, middle cost and high cost housing with reasonable price for the citizens of the country.
Bumiputera also have advantages where the allotment for them is 40 percent from overall development.
15 % discount and free hold also will be given. These are some of the specialty that they get when they buy this
type of housing.
Non-Bumiputera
For the non-bumiputera, there will be giving a discount rate of up to 5% will be given to them according to their negotiation.
Besides that, in order to attract more buyers, early birds will get discount rate that will give them opportunity to get houses at a lower price.
Foreigners
For this buyers, the property sales will only focus on the high cost on the high cost property where the government guideline are basis to identify the buyers which stating only 10 percent from the overall high cost houses can be allotted to this group.
Singaporean and Chinese investor are the target buyers to buy the high cost property for this development.
Semi-detached, bungalow, cluster, terrace and wellness center will be provided for the foreign investment attraction.
Get Publicity Coverage Publicity does not just help our company sell products to consumers but it helps make our company interesting to potential property buyers.
Get A Distributor To Present Your Product To A Buyer If the distributor has a relationship with a target buyer and thinks our company has a winning product that will stand us in better stead.
Get Included In Property PublicationsReading property publications such as iproperty.com is part of a buyer’s job. Beside that a nice article about the company and our new product may catch the buyer’s eye.
Strategies to Attract Target Buyers
CONCLUSION
This proposed of development is expected to get a total of RM 1,579,608,840 for the Gross Development Value (GDV).
In conclusion, the Gross Development Cost (GDC) for the proposed development is approximately RM 1,258,039,320.
The Return on investment (ROI) is 26%. For the Internal Rate of Return (IRR), the
project estimated approximately 25.25%. So these projects are viable to develop by the developer in the future.