Items

PRELIMINARY COST APPRAISAL NO. ___

Office
Other Commercial Uses - (Retail, F&B, S&C)
Basement Service Area for Plot A2 F&B Kiosk (IF APPLICABLE)
Basement Car Parks
Additional 70 Car Parking Lots for Public Use
Plot A2 F&B Kiosk (IF APPLICABLE)
Total
Items
1 Plot A1 - Office
a) Prestige Office
b) Basement Car Parks ( 309 lots @ 45m2 per lot)
c) Associated External Works (allowance)
Sub-total (For Plot A1 - Office)
2 Plot A1 - Other Commerical Uses (Retail, F&B, S&C)
a) Retail, F&B, S&C
b) Basement Car Parks ( 77 lots @ 45m2 per lot)
c) Associated External Works (allowance)
Sub-total (For Plot A1 - Other Commercial Uses (Retail, F&B, S&C))
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)) 40% for softscape
b) Building Height
i) High-Rise Zone within Plot A1
(1) Max. height control of 50 storeys and absolutely technical height control of 250.0m AMSL.
ii) Low-Rise Zone within Plot A1
(1) Max. height of 32.5m (Approx. 137.0m RL)
(2) Min. 15.0m wide building setback area with a height of about 10.5m (Approx. 115.om RL)
iii) Open Space (Plot A2)
(1) Max. height of one storey.
c) Building Edge
i) Min. 19.0m high (Approx. 4 storeys) building edge
d) Building Setback
i) At least 15.0m.
e) Common Boundaries / Party Walls
i) Min. 19.0m (Approx. 123.5m RL) and max. 32.5m (Approx. 137.0m RL) high party wall
common
boundary.
ii) abutting
Beyond height
of party
wall, min. 3.0m wide set back provided from common boundary.

f) Pedestrian Network
i) Underground Pedestrian Network
(1) Min. 7m wide (if AGUs are provided on both sides) walkway within Plot A1 and A2.
(2) Min. 6m wide walkway, connecting to the existing pedestrian network.
ii) At-Grade Pedestrian Network (1st storey)
(1) Min. 3.6m wide (and 3.0m clear) covered walkways
(2) Min. 5.0m wide (and 4.4m clear) covered walkways
(3) Min. 3.6m wide (and 3.0m clear) covered linkways
iii) Above-Grade Pedestrian Network (2nd Storey)
i) Min. 4.0m wide pedestrian walkway at 2nd storey within the development on Plot A1 and
linking (Approx. 53m length)
h) Servicing and Vehicular Access
i) Car Parking Provision
i) Additional 70 Car Parking Spaces for Public Use (70 lots @ 63m2 per lot)
j) Night Lighting
k) Road Improvement Works
i) Reconstruction and partial re-alignment of the existing Telok Ayer Street
ii) Upgrading and improvement of the existing roadside table and planting along Cecil Street, as
well as re-alignment of existing roadside drain along Cecil Street; and
iii) Any other road improvement works, as required by LTA.
i) Roadside drain
m) Tree & Shrub Planting Specs
i) Cecil Street - Gnetum Gnelom with Pandanus Pygmaeus
ii) Teloh Ayer Street - Dyera Castulata
n) 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
o) Covered Linkway Connection to Bus Shelter
Min. 7.0m wide Covered Linkway to Connect the Proposed Development to the Existing Bus
Shelter (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)- diversion of the existing cables and OG box, prior to
commencement of work
- Drain (Clause 3.2.3)- reconstruct the existing roadside drain into a
closed drain of size 0.9 m wide x 1.0 m deep (minimum)
- Sewer (Clause 3.4.2, 3.4.4)- Diversion of existing sewer and make connection to the existing
450 mm diameter
- Road Improvement Work (Clause 7.2.1)- widening, construction and improvement works of
road work
h) Traffic Impact Assessment
i) Protection of Existing Roadside Trees
j) Requirements for Streetworks and Rails
k) Signage & Wayfinding

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)
Total for Item 1 to 5 (Excluding Contingencies & Cost Escalations)
Cost per sq m of GFA ( 77,162m2 )
Cost per sq ft of GFA ( 830,572ft2 )
7 Contingencies (Allowance at 10% of Item 1 to 5 above)
Total for Item 1 to 6 (Including Contingencies but Excluding Cost Escalations)
Cost per sq m of GFA ( 77,162m2 )
Cost per sq ft of GFA ( 830,572ft2 )
8 Cost Escalation (Assuming tender to be called in one year's time)
Total for Item 1 to 7 (Including Contingencies & Cost Escalation)
Cost per sq m of GFA ( 77,162m2 )
Cost per sq ft of GFA ( 830,572ft2 )

Please go through the Land Tender Documents to ensure that all development re
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 additio
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.

2)
3)

4)

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 kios
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 c
Borehole terminates at 18.05m to 18.15m
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 B
(approx.
137.0m
RL)Telok Ayer Chinese Methodist Church (TACMC) and the open space shall be set back at least 1
b) Fronting
onto the
area, any structures if provided, shall have a height of about 10.5m (approx. 115.0m RL) to match the height of the
TACMC
Open Space (Plot A2)
If F&B kiosk is provided within the open space, subject to Max. 1 storey
Activity-generating uses such as retail, F&B, entertainment, sports and recreational uses (such as fitness centre, gymn
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
6) Landscape Replacement Areas equivalent in area to the Site Area of the Land Parcel shall be incorporated (Clause 4.7
planting and the remaining areas can be used for hardscape)
7) No foundations/basement levels are allowed to be constructed within 3.0m from the common boundary with the TACMC
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)

Unit

Qty

Rate

Rate

RM$

RM$

GFA (m2)
61,730
15,432

CFA (m2)

3,150
1,612
81,925

RM$

RM$

Unit

Qty

CFA (m2)
CFA (m2)
item

61,730
13,905
-

4,250.00
1,300.00
32,000.00

GFA (ft2)

664,462

417.87

CFA (m2)
CFA (m2)
item

15,432
3,465
-

2,695.00
1,300.00
8,000.00

GFA (ft2)

166,114

342.40

CFA (m2)
m2
item

1,612
645
-

2,695.00
1,200.00
2,000,000.00

GFA(ft2)

24,294

293.08

m2

645

1,200.00

770,000

m2

150

4,000.00

600,000

m2

488

2,527.50

1,230,000

m2

158

2,527.50

400,000

3,000.00

10,050

m2

1,330

109.00

144,970

m2

1,350

100.00

135,000

m2
m2

2,318
270

137.50
137.50

320,000
40,000

262,350,000
15,280,000
32,000
277,662,000

41,590,000
15,280,000
8,000
56,878,000

4,350,000
770,000
2,000,000
7,120,000

m2
m2

3,465
7,080

241.00
241.00

840,000
1,710,000

m2
m2
m2

594
450
54

241.00
241.00
241.00

140,000
110,000
10,000

m2

212

241.00

50,000

CFA (m2)

4,410

1,770.00

7,810,000
500,000

Item
Item

70,000.00

70,000
50,000

Item
m

319

50,000.00
20,000.00
120.00

20,000
38,280

Nos
Nos

21
34

750.00
850.00

15,750
28,900

item
item

300,000.00
50,000.00

300,000
50,000

m2

126

241.00

30,366

item
item
item
item
item
item

11,200.00
8,400.00
30,000.00
10,000.00
11,200.00
1,600.00

11,200
8,400
30,000
10,000
11,200
1,600

item

4,000.00

4,000

item

7,000.00

7,000

item

2,000.00

2,000

item
item
item
item
item

10,000.00
2,800.00
1,000.00
10,000.00
2,000.00

10,000
2,800
1,000
10,000
2,000

GFA (ft2)

830,572

item

5.00%

GFA (ft2)

830,572

18.70

15,534,516

17,080,000
20.56

17,080,000
374,274,516

GFA (m2)

77,162

4,851

GFA (ft2)

830,572

451

item

10.00%

37,430,000
411,704,516

GFA (m2)

77,162

5,336

GFA (ft2)

830,572

496

item

5.00%

20,590,000
432,294,516

GFA (m2)

77,162

5,602

GFA (ft2)

830,572

520

all development requirements are captured in your cost

15,432 sqm can be for additional office use or other permitted uses, such as retail, Food

qm is allowed for a F&B kiosk within the at-grade open space. This maximum permissible

agar MRT Station only. No commercial GFA is allowed.

ecil Street (Bangkok Bank Building): Min. 19.0m (approx. 123.5m RL) and Max. 32.5m
ce shall be set back at least 15.0m as indicated on the Control Plans. Within this setback
L) to match the height of the lower window sill at the third storey of the eastern facade of

such as fitness centre, gymnasium, etc) and other similar uses shall be

the building setback area

A for ORAs will be computed as part of the Max. GFA (Clause 4.5)
be incorporated (Clause 4.7). At least 40% is to be used for softscape (permanent

on boundary with the TACMC (Clause 4.10a)

PRELIMINARY COST APPRAISAL NO. ___

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

7,783.2
5,990.8
1,612.4
180.0

m2
m2
m2
m2

(2) Max. Plot Ratio

(3) Max. Permissible Gross Floor Area

: 77,162.0 m2

or 830,572 ft2

(4) GFA Breakdown

Plot A1
Office (80% of GFA)
Commercial ( 20% of GFA)
Retail (14% of Commercial GFA)
F&B ( 4% of Commercial GFA)
Sport&Creation ( 2% of Commercial GFA)

: 61,730.0 m2
: 15,432.4 m2
: 10,802.7 m2
:
3,086.5 m2
1,543.2 m2

or 664,462 ft2
or 166,114 ft2
or 116,280 ft2
or
33,223 ft2
or
16,611 ft2

Plot A2
F&B Kiosk
(5) Basement Car Parks
Office
No. of Lots
Car Park Areas
Commercial
No. of Lots
Car Park Areas
Public Use
No. of Lots
Car Park Areas
(6) Office
No. of Blocks / Storey
Construction Floor Area
Office GFA
Add Lift Shaft (10% of GFA)
Basement Car Parks
Total CFA
(7) Commerical
No. of Blocks / Storey
Construction Floor Area
Commercial GFA
Add Lift Shaft (10% of GFA)
Basement Car Parks
Total CFA
(8) Construction Floor Area

100.0 m2

or

1,076 ft2

:
:

309 lots
13,889 m2

(Assume 45 m2 per lot)

(if no drawing is available)

:
:

77 lots
3,472 m2

(Assume 45 m2 per lot)

(if no drawing is available)

:
:

70 lots
3,150 m2

(Assume 45 m2 per lot)

(if no drawing is available)

40

:
:
:
:

61,730
6,173
13,889
81,792

10

:
:
:
:

15,432
1,543
3,472
20,448

m2
m2
m2
m2

m2
m2
m2
m2

Office
Commercial (Delete if not applicable)
Total CFA

:
:
:

81,792 m2
20,448 m2
102,240 m2