1. PRELIMINARY COST APPRAISAL NO. ___
GFA (m2) CFA (m2)
Office 61,653 67,819
Other Commercial Uses - Retail 15,413 16,955
Basement Car Parks (Office) 2,817
Basement Car Parks(Retail/F&B) 704
Additional 70 Car Parking Lots for Public Use 875
Plot A2 F&B Kiosk 100
Total 77,067 89,269
Items Unit Qty Rate RM$ RM$
1 Plot A1 - Office
a) Grade A Office (Min. 80%of Max. GFA) CFA (m2) (67,819) (4,200) (284,840,000)
b) Basement Car Parks (225 lots @ 12.5 m2 per lot) CFA (m2) (2,817) (1,500) (4,230,000)
c) Associated External Works (allowance 2% of 1a) Item (5,696,800)
Sub-total (For Plot A1 - Office) GFA (ft2) (663,635) (444) (294,766,800)
2 Plot A1 - Other Commercial Use
a) Retails CFA (m2) (16,955) (2,955) (50,100,000)
TCOT Clause 4.16.3& 4.16.4
b) Basement Car Parks (56 lots @ 12.5 m2 per lot) CFA (m2) (704) (1,500) (1,060,000)
c) Associated External Works (allowance 2% of 2a) Item (1,002,000)
Sub-total (For Plot A1 - RETAILS) GFA (ft2) (165,909) (314) (52,162,000)
3 Plot A2 (At-Grade Open Space)
a) F&B Kiosk (Single-Storey Structure) (GFA=100m2) CFA (m2) (100) (3,600) (360,000)
b) Softscape with Lush Landscaping (Min. 40% of Site Area) m2 (1,512) (650) (980,000)
c) Amenities (i.e. Playground, Night Lighting, Park Furniture) (Allowance) item (60,352) TCOT Clause 4.20
Sub-total (For Plot A2 At-Grade Open Space) GFA(ft2) (16,275) (86) (1,400,352)
4 Cost Associated to Land Parcel (Allowance)
a) Greenery Replacement and Landscaping (Assume Sky Terraces/Roof Gardens, etc. (Single
Storey Volume))
m2 (3,233) (1,000) (3,230,000) TCOT Clause 4.7
b) Underground Pedestrian Network m 97 208,333 (20,208,301)
c) At-Grade Pedestrian Network m (191) (2,500) (477,500)
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)
m (53) (75,000) (3,980,000) TCOT Clause 4.23.1
e) Additional 70 Car Parking Spaces for Public Use (70 lots @ 12.5 m2 per lot) CFA (m2) (875) (1,500) (1,310,000) TCOT Clause 4.27.2
f) Night Lighting Item (500,000) TCOT Clause 4.28
2. g) Road Improvement Works
h) Demolition Works
i) Demolish former Telok Ayer Performing Arts Centre (182 Cecil Street) and all the annex
buildings within Plot A1 and A2
Item (300,000) TCOT Clause 4.31.1(a)
ii) Demolish existing surface car park and kerbside car and motorcycle parking lots along
Telok Ayer Street
Item (50,000) TCOT Clause 4.31.1(b)
i) Min. 7.0m wide Covered Linkway to Connect the Proposed Development to the Existing Bus
Shelter Along Cecil Street (Approx. 18m length)
m2 (126) (325) (40,950) TCOT Clause 4.32.2
5 Others (Allowance)
a) Utilities Detection Works Item (30,000)
b) Site Survey/Investigation Item (20,000)
c) Geotechnical Investigation Works Item (50,000)
d) Hoarding and Signboard Item (90,000)
e) Cadastral Survey (Plot A1, A2 & A3) (Allowance) Item (20,000)
f) Utilities Connection Charges Item (100,000)
g) Services Diversion - As per Tender Documents excluding GST)
- Electricity (Clause 4.2.1) Item (100,000)
h) Traffic Impact Assessment Item (30,000)
i) Protection of Existing Roadside Trees Item (150,000)
Sub-total (For Cost Associated to Land Parcel (Item 4 & 5)) GFA (ft2) (831,594) (37) (30,686,751)
6 Green Mark Requirements
a) Green Mark / Green RE Platinum (Allowance of 8% of Item 1 to 2 above) Item (27,754,304)
Sub-total (For Green Mark Platinum Requirements) GFA (ft2) (831,594) (33) (27,754,304)
Total for Item 1 to 6 (Excluding Contingencies & Cost Escalations) (406,770,207)
Cost per sq m of GFA (77,257 m2)
GFA (m2) (77,257) (5,265)
Cost per sq ft of GFA (831,594 ft2)
GFA (ft2) (831,594) (489)
7 Contingencies (Allowance at 5% of Item 1 to 7 above) Item 5% (20,340,000)
Total for Item 1 to 7 (Including Contingencies but Excluding Cost Escalations) (427,110,207)
Cost per sq m of GFA (77,257m2)
GFA (m2) (77,257) (5,528)
Cost per sq ft of GFA (831,594ft2)
GFA (ft2) (831,594) (514)
8 Cost Escalation (Assuming tender to be called in one year's time) Item 5% (21,360,000)
Total for Item 1 to 8 (Including Contingencies & Cost Escalation) (448,470,207)
Cost per sq m of GFA (77,257m2)
GFA (m2) (77,257) (5,805)
Cost per sq ft of GFA (831,594ft2)
GFA (ft2) (831,594) (539)
3. 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. 32.5
m (approx. 137.0m RL)
b) Fronting onto the 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
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)
6) 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
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 (Clause 4.10a)
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)
