Langdon & Seah Singapore Pte Ltd

COMMERCIAL DEVELOPMENT OF LAND PARCEL AT CECIL STREET/TELOK AYER STREET

PRELIMINARY COST APPRAISAL NO. 1

Office
Other Commercial Uses - RETAIL AND F&B
Basement Service Area for Plot A2 F&B Kiosk (NOT APPLICABLE)
Basement Car Parks
Additional 70 Car Parking Lots for Public Use
Plot A2 F&B Kiosk
Total
Items

Unit

1 Plot A1 - Office
a) Grade A Office (Min. 83.53%of Max. GFA)
b) Basement Car Parks (379 lots @ 45m2 per lot)
c) Associated External Works (allowance)
Sub-total (For Plot A1 - Office)
2 Plot A1 - Other Commerical Uses (Retail and F&B)
a) Other Commercial Uses (Retail and F&B)
b) Basement Car Parks (70 lots @ 45m2 per lot)
c) Associated External Works (allowance)
Sub-total (For Plot A1 - Retail and F&B)
3 Plot A2 (At-Grade Open Space)
a) F&B Kiosk (Single-Storey Structure) (GFA=100m2)
b) Softscape with Lush Landscaping (Min. 40% of Site Area)
c) Amenities (i.e. Park Furniture, Night Lighting, Signage, Water Features) (Allowance)
Sub-total (For Plot A2 At-Grade Open Space)
4 Cost Associated to Land Parcel (Allowance)
a) Greenery Replacement and Landscaping (Assume Sky Terraces/Roof Gardens, etc. (Single
Storey Volume))
b) Pedestrian Network
c) At-Grade Pedestrian Network
i) Min 3.6m wide covered walkways at 1st storey level within development on Plot A1 fronting
Cecil Street and Telok Ayer Street
ii) Min 5.0m wide covered walkway at 1st storey fronting onto building set-back area
iii) Min 3.6m wide covered linkway within building set-back area to connect from the proposed
development to covered walkways of the TACMC.
d) Above-Grade Pedestrian Network (2nd Storey)
i) Min. 4.0m wide pedestrian walkway at 2nd storey within the development on Plot A1 fronting
Cecil Street and linking to the adjacent Bangkok Bank Building (Approx. 53m length)
e) Additional 70 Car Parking Spaces for Public Use (70 lots @ 45m 2 per lot)
f) Night Lighting
g) Public Art
h) Road Improvement Works
i) Base paving material to be 600mm x 600mm flamed finish heavy duty granite tiles for the
main pedestrian area
ii) Along Cecil Street, to plant Gnetum gnenom at 6.0mm (c/c) spacing with Pandanus
pygmaeus for gorund cover. To grow 10m in height with a narrowly conical crown
iii) Along Telok Ayer Street, to plant Dyera Costulata at 6.0m (c/c) spacing with Complaya
tribolata for gorund cover
i) Demolition Works
i) Demolish former Telok Ayer Performing Arts Centre (182 Cecil Street) and all the annex
buildings within Plot A1 and A2
ii) Demolish existing surface car park and kerbside car and motorcycle parking lots along Telok
Ayer Street
j) Min. 7.0m wide Covered Linkway to Connect the Proposed Development to the Existing Bus
Shelter Along Cecil Street (Approx. 18m length)
5 Others (Allowance)
a) Utilities Detection Works
b) Site Survey/Investigation
c) Geotechnical Investigation Works
d) Hoarding and Signboard
e) Cadastral Survey (Plot A1, A2 & A3) (Allowance)
f) Utilities Connection Charges
g) Services Diversion - As per Tender Documents excluding GST)
- Electricity (Clause 4.2.1)
h) Traffic Impact Assessment
i) Protection of Existing Roadside Trees
j) Screening for M&E Room
Sub-total (For Cost Associated to Land Parcel (Item 3 & 4))
6 Green Mark Requirements
a) Green Mark / Green RE Platinum (Allowance of 5% of Item 1 to 2 above)
Sub-total (For Green Mark Platinum Requirements)

Qty

Rate

GFA (m2)
64,454
12,707
20,205
1,750
100
99,216

CFA (m2)
67,677
13,724
20,205
1,750
105
103,460

RM$

RM$

CFA (m2)
CFA (m2)
item

67,677
17,055

4,000
1,338

GFA (ft2)

693,790

436

CFA (m2)
CFA (m2)
item

13,724
3,150

3,205
1,338

GFA (ft2)

136,782

357

CFA (m2)
m2
item

105
2,492

3,205
500

GFA(ft )

1,076

4,266

m2

549

1,000

550,000

m2

430

925

397,750

m2
m2

368
54

925
925

339,938
49,950

m2

212

4,000

850,000

TCOT Clause 4.23.1

3,150

1,338

4,210,000
500,000
500,000

TCOT Clause 4.27.2

TCOT Clause 4.28

m2

873

568

495,864

No

22

400

8,800

No

28

400

11,200

CFA (m2)
item
item

270,710,000
22,810,000
9,214,500
302,734,500

43,990,000
4,210,000
591,600
48,791,600

340,000
1,250,000
3,000,000

TCOT Clause 4.20

4,590,000

TCOT Clause 4.7

item

129,000

TCOT Clause 4.31.1(a)

item

4,350

TCOT Clause 4.31.1(b)

m2

126

280

40,000

item
item
item
item
item
item

10,000
43,000
49,000
10,000
20,000
65,000

item
item
item
item

50,000
50,000
30,000
32,000

GFA (ft2)

item

831,641

10

5%

TCOT Clause 4.32.2

8,445,852

17,810,000

GFA (ft2)

831,641

Total for Item 1 to 5 (Excluding Contingencies & Cost Escalations)

Cost per sq m of GFA (77,262m2)

GFA (m2)

77,262

4,949

Cost per sq ft of GFA (831,641ft )

GFA (ft2)

831,641

460

7 Contingencies (Allowance at 5% of Item 1 to 5 above)

21

17,810,000
382,371,952

item

5%

19,120,000
401,491,952

Total for Item 1 to 6 (Including Contingencies but Excluding Cost Escalations)

Cost per sq m of GFA (77,262m2)

GFA (m2)

77,262

5,196

Cost per sq ft of GFA (831,641ft2)

GFA (ft2)

831,641

483

8 Cost Escalation (Assuming tender to be called in one year's time)

item

3%

12,040,000
413,531,952

Total for Item 1 to 7 (Including Contingencies & Cost Escalation)

Cost per sq m of GFA (77,262m2)

GFA (m2)

77,262

5,352

Cost per sq ft of GFA (831,641ft2)

GFA (ft2)

831,641

497

file:///var/www/apps/conversion/tmp/scratch_6/322935053.xls

07/04/2016

Langdon & Seah Singapore Pte Ltd

Please go through the Land Tender Documents to ensure that all development requirements are captured in your cost
appraisal
Things to note: (INTERNAL REFERENCE ONLY DO NOT SEND TO CLIENT)
1) Allowable development:
Commercial Use: Plot A1 and Plot A2 (below-grade area only)
At least 80% of the GFA (i.e. 61,730 m2) is to be for office use. The remaining GFA of 15,432 sqm can be for additional office use or other permitted uses, such as retail,
Food and Beverage (F&B) uses, of such types and quantum.
Residential use is not permitted in the development.
The successful tenderer shall not strata-subdivide the development.
Open Space Use: Plot A2 (at-grade area only)
Plot A2 is designated as an open space. Additional maximum permissible GFA of 100 sqm is allowed for a F&B kiosk within the at-grade open space. This maximum
permissible GFA of 100 sqm is not transferrable to other parts of the developments
Plot A3 (subterranean space below Telok Ayer Street)
Plot A3 is to be developed for part of an underground pedestrian walkway to Tanjong Pagar MRT Station only. No commercial GFA is allowed.
2) Borehole terminates at 18.05m to 18.15m
3) Max. building height:
High-rise zone (within Plot A1)
Max. 50 Storeys; Technical height control of 250.0m AMSL
Low-rise zone (within Plot A1)
a) Fronting Telok Ayer Street and adjacent to 21 McCallum Street (The Clift) and 180 Cecil Street (Bangkok Bank Building): Min. 19.0m (approx. 123.5m RL) and Max. 32.5m
(approx.
137.0m
RL)Telok Ayer Chinese Methodist Church (TACMC) and the open space shall be set back at least 15.0m as indicated on the Control Plans. Within this
b)
Fronting
onto the
setback area, any structures if provided, shall have a height of about 10.5m (approx. 115.0m RL) to match the height of the lower window sill at the third storey of the eastern
facade of TACMC
Open Space (Plot A2)
If F&B kiosk is provided within the open space, subject to Max. 1 storey
4) Activity-generating uses such as retail, F&B, entertainment, sports and recreational uses (such as fitness centre, gymnasium, etc) and other similar uses shall be
provided at the following locations (Clause 4.4):
a) The 1st storey level of the development fronting Cecil Street, Telok Ayer Street and the building setback area
b) Underground pedestrian walkway within part of Plots A1 & A2 (along at least one side)
c) Encouraged to be provided at the 2nd storey pedestrian link, along at least one side
5) Outdoor Refreshment Areas (ORAs) are allowed within the Land Parcel (Plot A1). The GFA for ORAs will be computed as part of the Max. GFA (Clause 4.5)
Landscape
Replacement Areas equivalent in area to the Site Area of the Land Parcel shall be incorporated (Clause 4.7). At least 40% is to be used for softscape (permanent
6)
planting and the remaining areas can be used for hardscape)
No
foundations/basement
levels are allowed to be constructed within 3.0m from the common boundary with the TACMC (Clause 4.10a)
7)
8) Min. Green Mark Platinum (Clause 5.4)
9) Required to provide additional 70 car parking lots (Clause 4.27.2)
10) Car parking spaces to be located within the basement levels of the development (Clause 4.27.3)

file:///var/www/apps/conversion/tmp/scratch_6/322935053.xls

07/04/2016

Langdon & Seah Singapore Pte Ltd

COMMERCIAL DEVELOPMENT OF LAND PARCEL AT CECIL STREET/TELOK AYER STREET

PRELIMINARY COST APPRAISAL NO. 1

DO NOT SEND TO CLIENT

PARAMETERS / ASSUMPTIONS
(1) Site Area
Plot A1 (Main Parcel)
Plot A2 (Open Space)
Plot A3 (Subterranean space below Telok Ayer Street)

:
:
:
:

7,783.2
5,990.8
1,612.4
180.0

(2) Max. Plot Ratio

(3) Max. Permissible Gross Floor Area

77,162.0 m2

or

830,572 ft2

(4) GFA Breakdown

Plot A1
Office ( 83.53 % of GFA) (Min. 80% of Max. GFA i.e. 61,730m2)
Commercial ( 16.47 % of GFA)
Retail ( 32.20 % of Commercial GFA)
F&B ( 39.02 % of Commercial GFA)
M&E ( 21.08 % of Commercial GFA)
Plot A2
F&B Kiosk

:
:
:
:
:

64,454.7
12,707.4
4,091.5
4,958.1
2,679.1

m2
m2
m2
m2
m2

or
or
or
or
or

693,790
136,782
44,041
53,368
28,837

100.0 m2

or

(5) Basement Car Parks (Required to provide additional 70 car park lots - PRICE SEPARATELY)
Office
No. of Lots
:
379
Car Park Areas
:
17,055
Commercial
No. of Lots
:
70
Car Park Areas
:
3,150
(6) Office
No. of Blocks / Storey
Construction Floor Area
Office GFA
Add Lift Shaft (5% of GFA)
Basement Car Parks
Total CFA
(7) Commerical
No. of Blocks / Storey
Construction Floor Area
Commercial GFA
Add Lift Shaft (8% of GFA)
Basement Car Parks
Total CFA
(8) Construction Floor Area
Office
Commercial
Total CFA

file:///var/www/apps/conversion/tmp/scratch_6/322935053.xls\Parameters

m2
m2
m2
m2

ft2
ft2
ft2
ft2
ft2

1,076 ft2

lots
m2

(Assume
45 m2 per lot)
(if no drawing is available)

lots
m2

(Assume
45 m2 per lot)
(if no drawing is available)

: 1 Block, 13 Storeys

:
:
:
:

64,455
3,223
17,055
84,732

m2
m2
m2
m2

: 1 Block, 3 Storeys

:
:
:
:

:
:
:

12,707
1,017
3,150
16,874

m2
m2
m2
m2

84,732 m2
16,874 m2
101,606 m2

07/04/2016