REGISTERED QUANTITY SURVEYORS COST REPORT
Transcript of REGISTERED QUANTITY SURVEYORS COST REPORT
Prepared for: Convertia Pty Ltd
Project Description: 172 Units & 3 Commercial Suites over 4 Basements
Project Address: 11-13 Albert Road, Strathfield NSW
QPC Reference No: Q2020-CR301
Date of Assessment: 18th December 2020
REGISTERED QUANTITY SURVEYORS
COST REPORT
www.capital-qpc.com.au
QPC & C Pty LimitedABN 78 074 731 963
Office Address:Level 1, 1 Bells Road,Oatlands, NSW, 2117
Postal Address:PO Box 300, Oatlands, NSW, 2117
P 02 9638 5522E [email protected]
www.capital-qpc.com.au
1
Registered Quantity Surveyors Detailed Cost Report
Contents
Section 1.0 Introduction
Section 2.0 Development Description
Section 3.0 Construction Cost Summary
Section 4.0 Basis of Estimate
Section 5.0 Review of Documentation
Section 6.0 Disclaimer
Tables within Report
Table 1 - Development Information
Table 2 - Cost Estimate Summary
Table 3 - Drawing Register
Appendix
Appendix A - Council Form
Appendix B - Elemental Cost Estimate
Appendix C - Schedule of Finishes
1.0 Introduction
2.0 Development Description
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3
172
Table 1 - Development Information
Commercial Areas 254 m2 x Suites
Residential Areas
Item Area
x Units
Comments
An instruction was received on 9th December 2020 to complete a cost estimate for submission to Council. To
this end we have carried out the following:
The development proposes the construction of 172 x residential units and 3 x commercial spaces over a four
basement car parking levels.
9,596 m2
15,407 m2
Parking Areas x Car Spaces
Balcony Areas 3,135 m2
Total Areas 28,393 m2
Q2020-CR301 2
Registered Quantity Surveyors Detailed Cost Report
3.0 Construction Cost Summary
Table 2 - Cost Estimate Summary
4.0 Basis of Estimate
4.1 Section 255 (EPA Regulation 2000)
4.2 Section 25J
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4.3 Capital Investment Value
Demolition (Included )
The costs of any development that is the adaptive reuse of a heritage item (Not Considered )
Total Cost of Works (Clause 255) $50,797,457
In accordance with NSW Planning Circular PS 10-008 the Capital Investment Value of a development or
project includes all costs necessary to establish and operate the project, including the design and
construction of buildings, structures, associated infrastructure and fixed or mobile plant and equipment.
(Excluding contingency, land cost, development contributions, finance fees & interest and GST)
Erection of a Building (Included )
The costs of fittings and furnishings. (Considered)
Excavation (Included )
Decontamination or Remediation (Excluded )
The cost of any development that is provided as affordable housing. (Not Considered )
We advise that this is a genuine estimate of the construction costs prepared in accordance with the DA issue
Architectural Plans and draft Schedule of Finishes only. A more detailed estimate can be prepared upon receipt
of Structural Engineering and Services Documentation.
See section4.1
See section4.3
Item Amount Comments
The following are not to be included in the proposed cost:
$46,179,507
Total Cost of Works (Clause 25J)
The construction cost estimate as calculated by our firm can be summarised as follows:
In accordance with Section 25 J of the EP&A Regulation the proposed cost of carrying out the
development is to be determined by adding up all the costs and expenses that have been or are to be
incurred by the applicant in carrying out the development. Including the following:
In accordance with Section 255 of the EP&A Regulation the development cost includes for goods &
services tax, builders margin and all associated preliminaries & labour but excludes any project
contingency.
See section4.2
Capital Investment Value
$49,055,787
Q2020-CR301 3
Registered Quantity Surveyors Detailed Cost Report
4.5 Quality
4.5 Exclusions
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5.0 Review of Documentation
Table 3 - Drawing Register
6.0 Disclaimer
Kind Regards,
Tony Sassine B.App.Sci (Hons), AAIQS
Managing Director
Interest & Finance Charges
Land Costs, Rates, Legals, Stamp Duty & the like
Acoustic treatments exceeding the nominal allowance
Decontamination or Remediation
The following items have been excluded from this cost estimate:
Electrical Substation / Electricicty Upgrades
The finishes and therefore costs may be subject to change based on future selections made by the
developer or builder.
The estimate has been prepared based on a review of documentation supplied, including:
Reference Drawings: IssueConsultant
National Broadband Network Implications
This cost estimate has been prepared for the pupose of providing an indicative development cost suitable for DA
submission to Council. All reasonable professional care and skill have been exercised to validate the accuracy
and authenticity of the information supplied. Any form of contractual, tortuous or other form of liability for any
consequences, loss or damage, which may result from other persons acting upon or using this estimate, will not
be accepted.
Kennedy Associates
Architects1361 DA00 - DA60 A
A schedule has been prepared to establish a quality basis to determine the costs of finishes. The finishes
nominated are of a reasonable standard which is appropriate for the projects type and location.
Q2020-CR301 4
Appendix A
COUNCIL FORM
www.capital-qpc.com.au
QPC & C Pty LimitedABN 78 074 731 963
Office Address:Level 1, 1 Bells Road,Oatlands, NSW, 2117
Postal Address:PO Box 300, Oatlands, NSW, 2117
P 02 9638 5522E [email protected]
DATE OF REPORT:
DEVELOPMENT APPLICATION No.
CONSTRUCTION CERTIFICATE No.
APPLICANT'S NAME:
APPLICANT'S ADDRESS:
DEVELOPMENT DESCRIPTION:
DEVELOPMENT ADDRESS:
Gross Floor Area - Retail m2 Total Gross Floor Area m2Gross Floor Area - Residential m2 Total Site Area m2Gross Floor Area - Commercial m2 Total Car Parking Spaces No.Gross Floor Area - Car Parking m2Gross Floor Area - Other m2
Total Development Cost $
Total Construction Cost $Total GST (Included Above) $
Excavation $ Fit-Out - Commercial $
Cost per m2 of site area $ Cost per m2 of commercial area $
Demolition & Site Prep $ Fit-Out - Residential $
Cost m2 metre of site area $ Cost per m2 of residentail area $
Construction - Retail $ External Works / Landscaping $
Cost per m2 of commercial area $ Cost per m2 of site area $
Construction - Residential $ Professional Fees $
Cost per m2 of residential area $ % of Development Cost %
Construction - Commercial $ % of Construction Cost %
Cost per m2 of retail area $
Car Park $
Cost per m2 of site area $
Cost per space $
I certify that I have:
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Signed:
Name: Tony Sassine AIQS Membership Number: 1565
Position & Qualifications: Managing Director, B.App.Sci (Hons), AAIQS
18th December 2020
172 Units & 3 Commercial Suites over 4 Basements
11-13 Albert Road, Strathfield NSW
DEVELOPMENT DETAILS
28,393
18,543 2,868
254 226
9,596
50,797,457
49,801,429
4,617,951
ESTIMATE DETAILS
1,561,316
544.39 /m2
216,237 2.00
248,754 22,748,304
86.73 /m2 1226.80 /m2
546,066
Calculated the development costs in accordance with the definition of development costs in the Section 94A
Development Contributions Plan of the council at current prices.
Included GST in the calculation of development cost
190.40 /m2
19,421,151 996,029
22,388 /space Incl GST
1047.37 /m2 1.96
Measured gross floor areas in accordance with the Method of Measurement of Building Area in the AIQS
Cost Management Manual Volume 1 (Appendix A2)
Registered Quantity Surveyor's Detailed Cost Reportfor development costs in excess of $1,000,000
1764.16 /m2 Total Development Cost: $ 50,797,457
851.56 /m2
5,059,601
Inspected the plans the subject of the application for development consent or construction certificate.
Prepared and attached an elemental estimate generally prepared in accordance with the Australian Cost
Management Manuals from the Australian Institute of Quantity Surveyors.
6
Appendix B
ELEMENTAL ESTIMATE
www.capital-qpc.com.au
QPC & C Pty LimitedABN 78 074 731 963
Office Address:Level 1, 1 Bells Road,Oatlands, NSW, 2117
Postal Address:PO Box 300, Oatlands, NSW, 2117
P 02 9638 5522E [email protected]
www.capital-qpc.com.au
Prepared for: Convertia Pty Ltd
Project Description: 172 Units & 3 Commercial Suites over 4 Basements
Project Address: 11-13 Albert Road, Strathfield NSW
Date: 18th December 2020
ELEMENT GFA Rate % TOTAL ELEMENTAL COST
SITE PREPARATION $6.63 0.42% $188,130
EXCAVATION $41.59 2.61% $1,180,808
SUBSTRUCTURE $134.77 8.45% $3,826,526
SUPERSTRUCTURE
Upper Floors $213.23 13.37% $6,054,154
Roof $29.69 1.86% $843,040
External Walls $130.65 8.19% $3,709,590
Windows $53.37 3.35% $1,515,325
External Doors $3.56 0.22% $101,060
Internal Walls $69.19 4.34% $1,964,432
Internal Screens $9.77 0.61% $277,500
Internal Doors $13.61 0.85% $386,460
FINISHES
Wall Finishes $108.41 6.80% $3,078,096
Floor Finishes $45.27 2.84% $1,285,419
Ceiling Finishes $32.69 2.05% $928,033
FITTINGS
Fitments $83.05 5.21% $2,357,866
Sanitary Fixtures $13.55 0.85% $384,655
SERVICES
Water & Gas Supply $102.48 6.43% $2,909,621
Heating, Ventilation & AC $42.98 2.70% $1,220,455
Fire Protection $58.82 3.69% $1,669,941
Electrical Light & Power $83.57 5.24% $2,372,730
Trasportation Systems $30.99 1.94% $880,000
Special Services $4.14 0.26% $117,500
EXTERNAL WORKS $14.55 0.91% $412,985
Subtotal - Elements $37,664,326
Preliminaries $177.76 11.15% $5,047,020
Profit & Overheads $90.26 5.66% $2,562,681
Total Construction Cost 28,393 m2 $1,594.57 100% $45,274,026
Professional Fees $905,481
Total Development Cost (Excluding GST) $46,179,507
Goods & Services Tax $4,617,951
Total Development Cost (Including GST) $50,797,457
ELEMENTAL COST PLAN SUMMARY
Q2020-CR301 8
Prepared for: Convertia Pty Ltd
Project Description: 172 Units & 3 Commercial Suites over 4 Basements
Project Address: 11-13 Albert Road, Strathfield NSWDate: 18th December 2020
Qty Unit Rate Total
SITE PREPARATION
Demolition 2,073 m2 70.00$ 145,110.00$ Site Clearance 2,868 m2 15.00$ 43,020.00$
EXCAVATION
Basement Excavation in OTR 28,788 m3 38.00$ 1,093,934.88$ Trim, level and compact entire building area. 2,399 m2 20.00$ 47,979.60$
Detailed Foundation Excavation 156 m3 250.00$ 38,893.67$
SUBSTRUCTURE
Concrete, Reo & Labour to Footings 156 m3 600.00$ 93,344.80$
Basement / Parking Perimeter Walls 2,783 m2 548.50$ 1,526,375.01$
Concrete Slab on Ground 2,399 m2 89.19$ 213,974.62$ Suspended Concrete Slabs 7,197 m2 261.93$ 1,885,109.75$
Basement Driveway 254 m2 120.00$ 30,429.60$
Subsoil Drainage
Car Wash Pit 1 No. 5,000.00$ 5,000.00$
Stormwater Pits within Basement 2,399 m2 8.00$ 19,191.84$ Discharge Control Pit 1 No. 1,500.00$ 1,500.00$
Detention Tank 172 Units 300.00$ 51,600.00$
SUPERSTRUCTURE
Upper Floors
Concrete Suspended Slabs 19,474 m2 246.93$ 4,808,852.41$
Extra over for Podium Areas 2,399 m2 65.00$ 155,933.70$ Stairs & Stair Shaft (BM4 - GF) 2 No. 32,080.11$ 64,160.21$
Stairs & Stair Shaft (GF - L11) 1 No. 104,260.35$ 104,260.35$
Stairs & Stair Shaft (GF - L12) 1 No. 112,280.37$ 112,280.37$
Stairs & Stair Shaft (BM4 - L11) 1 No. 128,320.43$ 128,320.43$ Lift Shaft (BM4 - L11) 3 No. 132,017.93$ 396,053.80$
Lift Shaft (BM4 - L12) 2 No. 139,640.13$ 279,280.27$
Termite Protection to Perimeter Wall 334 m 15.00$ 5,012.74$
RoofConcrete Roof Structure 2,698 m2 306.93$ 827,973.95$
Roof Lining & Plumbing N/A m2 N/A N/A
Skylights Excl. -$
Awning 33 m2 450.00$ 15,066.00$
External Walls
Perimeter Walls 10,271 m2 260.00$ 2,670,520.32$
Nib Walls 1,780 m2 390.00$ 694,224.95$ External Screens / Louvers 985 m2 350.00$ 344,844.50$
Windows
Aluminium framed windows & doors 172 Units 8,500.00$ 1,462,000.00$
Commercial Glazing 1 Item 53,325.30$ 53,325.30$
External Doors
Doors in Commercial Front 6 No. 1,000.00$ 6,000.00$
Fly Doors 172 Units 480.00$ 82,560.00$ Roller Doors / Tilt Doors 1 No. 12,500.00$ 12,500.00$
Internal Walls
Party Walls 8,782 m2 165.00$ 1,449,071.61$ Internal Walls 11,452 m2 45.00$ 515,360.25$
Internal Screens
Storage Cages 172 Units 750.00$ 129,000.00$
Semi Framed Shower Screen 297 No. 500.00$ 148,500.00$
ELEMENTAL COST PLAN BREAKUP
Item
Q2020-CR301 9
Internal Doors
Unit Entry Doors 172 No. 750.00$ 129,000.00$ Internal Unit Doors 604 No. 195.00$ 117,780.00$
Hardware to above 604 No. 45.00$ 27,180.00$
Lobby Fire Doors 150 No. 750.00$ 112,500.00$
FINISHES
Wall Finishes
Plasterboard to Perimeter Walls 10,271 m2 20.00$ 205,424.64$ Plasterboard to Party Walls 17,565 m2 20.00$ 351,290.09$
Insulation to above 27,836 m2 10.00$ 278,357.36$
Plasterboard to Internal Walls 22,905 m2 20.00$ 458,098.00$
Cornice to above 18,122 m 15.00$ 271,824.84$ Painting to above 50,741 m2 10.00$ 507,406.37$
Wall tiles to Bathrooms 383 No. 2,200.00$ 842,600.00$
Skirting within unit 18,122 m 9.00$ 163,094.90$
Floor FinishesCarpet to living and bedroom areas 8,810 m2 40.00$ 352,383.08$
Carpet to lobby areas 2,822 m2 40.00$ 112,894.00$
Waterproofing to Wet Areas 297 No. 380.00$ 112,860.00$
Tiling to bathroom areas 2,681 m2 70.00$ 187,670.00$ Tiling to kitchen areas 1,095 m2 70.00$ 76,617.31$
Waterproofing to Balconies & terraces 3,697 m2 45.00$ 166,379.85$
Tiling to Balconies 3,135 m2 70.00$ 219,470.30$
Tiling to Communal Terraces 562 m2 70.00$ 39,342.80$ Tiling to GF walkways 254 m2 70.00$ 17,801.70$
Ceiling Finishes
Plasterboard to ceiling 15,407 m2 48.00$ 739,558.08$
Access hatches per unit 172 No. 200.00$ 34,400.00$ Painting to above 15,407 m2 10.00$ 154,074.60$
FITTINGS
FitmentsSliding Mirror Wardrobe 300 No. 750.00$ 225,000.00$
Kitchen Joinery to units 172 No. 4,000.00$ 688,000.00$
Kitchen Benchtops to units 172 No. 1,400.00$ 240,800.00$
Kitchen Splashback to units 172 No. 650.00$ 111,800.00$ Vanity Joinery Custom Made 297 No. 550.00$ 163,350.00$
Mirror above Vanity 297 No. 80.00$ 23,760.00$
Bike Racks 1 Item 10,000.00$ 10,000.00$
Internal Stair Handrails 1 Item 71,392.86$ 71,392.86$
Balcony Balustrades 1 Item 470,293.50$ 470,293.50$ Mail Boxes 173 No. 120.00$ 20,760.00$
Required Signage 1 Item 43,750.00$ 43,750.00$
Appliances -$
Oven 600mm 172 No. 550.00$ 94,600.00$ Cooktop 600mm 172 No. 280.00$ 48,160.00$
Rangehood 600mm 172 No. 200.00$ 34,400.00$
Dishwasher 600mm 172 No. 650.00$ 111,800.00$
Microwave N/A No. N/A N/A
Sanitary Fixtures
Toilet Suite Dual Flush 297 No. 275.00$ 81,675.00$
Bath Tubs & Tapware 172 No. 200.00$ 34,400.00$
Vanity Basin & Mixer 297 No. 120.00$ 35,640.00$ Shower Mixer & Rose 297 No. 210.00$ 62,370.00$
Kitchen Sink & Tapware 172 No. 230.00$ 39,560.00$
Laundry Tub & Tapware 172 No. 330.00$ 56,760.00$
Bathroom Accessories 297 No. 250.00$ 74,250.00$
Q2020-CR301 10
SERVICES
Water & Gas SupplySanitary plumbing and drainage (Units) 172 No. 14,500.00$ 2,494,000.00$
Sanitary plumbing and drainage (Retail) 1 Item 16,505.45$ 16,505.45$
Stormwater Pits, OSD, Etc. 1 Item 75,315.16$ 75,315.16$
Allowance for sewer connection incl S73 works 1 Item 40,000.00$ 40,000.00$ Supply of Hot Water Units/flow & return 172 No. 700.00$ 120,400.00$
Gas Reticulation 172 No. 950.00$ 163,400.00$
Heating, Ventilation & ACAir Conditioning Split System 172 No. 1,750.00$ 301,000.00$
Ventilation to Wet Areas 469 No. 300.00$ 140,700.00$
Ventilation to Kitchen 172 No. 350.00$ 60,200.00$
Stair Pressurisation 51 No. 2,800.00$ 142,800.00$
Mechanical Ventilation to Basement 9,596 m2 60.00$ 575,755.20$
Fire Protection
Booster - Sprinkler 1 Item 20,000.00$ 20,000.00$
Fire Sprinklers to Basement 9,596 m2 48.00$ 460,604.16$ Fire Sprinklers to Upper Levels 15,661 m2 48.00$ 751,746.72$
Booster - Hydrant 1 Item 15,000.00$ 15,000.00$
Diesel Pump - Hydrant 1 Item 18,000.00$ 18,000.00$
Fire Hydrant Points 51 No. 2,200.00$ 112,200.00$ Fire Hose Reels 12 No. 480.00$ 5,760.00$
Fire Extinguishers 34 No. 250.00$ 8,500.00$
Fire Indicator Panel (FIP) 175 No. 1,050.00$ 183,750.00$
Emergency Warning & Intercommunication System (EWIS) Incl. -$
Fire Storage Tank 1 Item 60,000.00$ 60,000.00$ Smoke Detectors to Units & Lobbies 191 No. 180.00$ 34,380.00$
Electrical Light & Power
Electrical Services (Units) 172 Units 9,500.00$ 1,634,000.00$ Electrical Services (Retail) 1 Item 12,696.50$ 12,696.50$
Temporary Electrical Boards 17 No. 1,000.00$ 17,000.00$
Solar Panels 198 m2 1,100.00$ 217,976.00$
Connection Fees 172 No. 250.00$ 43,000.00$ Substation 1 Item 200,000.00$ 200,000.00$
Light fittings to Units 172 No. 900.00$ 154,800.00$
Light fittings to Basement 9,596 m2 7.50$ 71,969.40$
Light fittings to Common External Areas 1,419 m2 15.00$ 21,288.30$
Trasportation Systems
Passenger Lift 16 Levels 3 No. 160,000.00$ 480,000.00$
Passenger Lift 17 Levels 2 No. 165,000.00$ 330,000.00$
Platform lift 2 No. 35,000.00$ 70,000.00$ Car Lift Excl. -$
Turn Tables Excl. -$
Special ServicesGarbage Chute Per Level 33 No. 2,500.00$ 82,500.00$
Garbage Carousel & Compactor 1 Item 35,000.00$ 35,000.00$
EXTERNAL WORKS
Landscaping 603 m2 75.00$ 45,215.25$ Planterbox Walls 881 m 300.00$ 264,234.00$
Entry steps 17 m3 1,300.00$ 22,025.31$
External Gates 4 No. 650.00$ 2,600.00$
Outside Boundary Works 121 m 650.00$ 78,910.00$ Boundary/ Divisional Fencing Excl. -$
37,664,325.69$
Preliminaries & Labour 13.40% % 5,047,019.64$
Profit & Overheads 6.00% % 2,562,680.72$
45,274,026.05$
Subtotal (Trades)
Total Construction Cost (Excluding GST)
Q2020-CR301 11
Appendix C
FINISHES SCHEDULE
www.capital-qpc.com.au
QPC & C Pty LimitedABN 78 074 731 963
Office Address:Level 1, 1 Bells Road,Oatlands, NSW, 2117
Postal Address:PO Box 300, Oatlands, NSW, 2117
P 02 9638 5522E [email protected]
Prepared for: Convertia Pty Ltd
Project Description: 172 Units & 3 Commercial Suites over 4 Basements
Project Address: 11-13 Albert Road, Strathfield NSW
Date: 18th December 2020
BASEMENT
Perimeter Walls: Piling & Shotcrete
Mechanical Ventilation Included
Fire Sprinklers Included
STRUCTURE
Generally Concrete Framed Structure
Perimeter Walls Face Brickwork/Rendered Finish
Upper Levels Concrete Slabs
Roof Type Concrete Roof Structure
Roof Finish N/A
Windows & Doors: Powdercoated Aluminium Framed
Balcony Balustrades: Powdercoated Aluminium Framed
Passenger Lift Included
INTERNAL
Doors: Hollow doors
Door Furniture: Satin Chrome Lever
Wardrobes: Sliding Mirror Wardrobe
Walls: Plasterboard & Paint
Ceilings: Plasterboard & Paint
Cornice: Cove Cornice
Skirting/Architrave: 92mm MDF (Selected Profile)
Air Conditioning: Split System
Blinds: Vertical Fabric Blinds
Intercom: Included
Alarm: Excluded
FLOOR FINISHES
Bedrooms: Carpet
Living & Dining: Carpet
Kitchens: Tiles
Bathroom, Ensuite, Laundry: Tiles
Balcony: Tiles
KITCHEN
Joinery: Polyurethane Finish Floor & Wall Cupboards
Cupboard Hardware: Stainless steel handles or concealed
Benchtop: 20mm Ceaserstone or similar
Splashback: Vitrified Tile
Sink: Double Bowl Drop In
SCHEDULE OF FINISHES
Q2020-CR301 13
APPLIANCES
Oven: 60cm Stainless steel oven with digital clock.
Cooktop: 60cm Stainless steel 4 burner incl wok.
Rangehood: 60cm Stainless steel slide out range.
Dishwasher: 60cm Stainless steel dishwasher.
Microwave: Excluded
Dryer: 4kg Dryer
Hot Water System: Gas Instantaneous fixed in recess box.
BATHROOM & ENSUITE
Vanity: Polyurethane Cabinet with 20mm stone top.
Basin: Semi Recessed Square
Mirror: Full width of vanity hung on wall.
Shower Screen: Semi Framed Shower Screen
Toilet Suite: Vitrious china suite with dual flush.
Accessories: All accessories to be chrome.
Floor Waste: Brass with Polished Chrome Finish
LAUNDRY
Tub: 45 Litre tub and cabinet
Tapware: Flick mixer with telescopic spout.
Skirting Tiling: White ceramic skirting tiling to laundries.
Splashback: Vitrified Tile
Q2020-CR301 14