The document provides information on the proposed Top Glove Tower commercial development project in Setia Alam, Shah Alam, Selangor. It includes details on the location, building specifications, floor areas, facilities, connectivity, costs and pricing. The development will consist of one 23-storey tower with retail on the lower floors and offices on the upper floors, providing a total net lettable area of 284,352 square feet. Construction is estimated to be completed by March 2015.

1. {
Building Economics
Rachel Ernesta (0317966)
Kellyan Hiew Yau Mei (0319532)
Muhammad Aiman (0321832)
Abang Azrin (0319073)
Lee Han Lin (0310527)
Syafiq Zariful (0314702)
Parham Farhadpoor (0313698)

2. BENCHMARK

3.  Location: Setia City, Shah
Alam, Selangor
 Grade A and GBI Certified
Gold office and retail tower,
compliant with QLASSIC and
CONQUAS quality standards
 Energy efficient design:
double glazing and
photovoltaic panels

4.  Net Lettable Area: 284,352 ft²
 Total Office Area: 241,836 ft²
 Total Retail Area: 42,516 ft²
 No. of Floors: 23
 Office Floors: 14 Floors (Level 10 to Level 23)
 Retail Floors: 2 Floors (Level 1 and Level 2)
 No. of Car Parks: 768 bays

5. CONNECTIVITY
Top Glove Tower is conveniently
located in the thriving new township
of Setia Alam,Shah Alam where it is
about 10 minutes from Bukit Raja toll,
25 minutes from Port Klang and
35 minutes from KLIA.

6. BUSINESS AMENITIES
 Auditorium for professional presentations
 Training Room for seminars and training
sessions
 Conference Room for formal and informal
discussions
 Boardroom for formal meetings

7. SECURITY
 24-hour electronic surveillance with centralized
monitoring
 Access card control system
 CCTV coverage in common areas, car park and
lift lobby
 24-hour surveillance by security personnel &
auxiliary police

8. PROPERTY DETAILS
 Name: Top Glove Tower
 Address: Persiaran Setia Dagang,
Setia Alam, 40170 Shah Alam,
Selangor
 Developer: SP Setia Berhad (AJV
Top Glove Corporation Berhad)
 Completion Date: March 2015
(estimate)
 Type: Commercial Development

9.  Tenure: Freehold
 No. of Blocks: 1
 No. of Storey: 23
 Built-up
 Retail: 753 - 12,002 sf
 Office: 17,319 sf
 Rental Price: From RM3 psf

10. FACILITIES
 Banks Parking
 Lift
 Escalator
 Multipurpose hall
 Cafeteria
 Restaurants
 Gymnasium
 Fitness center
 Badminton court

11. COST APPRAISAL
Cost Summary
Preliminaries (10%) 19,085,000 7%
Architectural 57,255,000 21%
M&E Services 57,255,000 21%
Super-structure 57,255,000 21%
Substructure 19,450,000 7%
External works 26,384,300 10%
Landscaping 2,190,000 1%
Pedestrain Network 2,212,000 1%
Demolition works 480,000 0.2%
Covered Linkway 401,940 0.1%
Others 839,000 0.4%
Other associated works, Amenities, Lighting Etc 1,112,569 0.4%
green Mark (3%) 7,090,000 3%
Contingency(5%) 12,550,000 5%
Cost Escalation(5%) 13,180,000 5%
276,739,809 100%

12. Area for Office and
Commercial
Office area :
22,467.30 m2
Commercial Area :
3,949.87m2
(Retail and F&B)

13. Specification Office and
Commercial
Element Specification
Frame and Superstructure Reinforced Concrete grade 15 & Grade 30 &
Grade 40 and 45 , steel reinforcement , formwork
Upper floor Reinforced concrete grade 30 , steel
reinforcement , formwork
Roof Reinforced concrete grade 30 , Bluescope steel
clean colorbond metal roofing , 50 mm thk
approved rockwool insulation, 1.00mm thick x
750mm girth "Ajiya“ rainwater gutter , Structural
steel roof frame, one coat of zinc chromate or
micaceous oxide primer and two coats of
approved oil ,steel reinforcement
Wall / wall finishes Well burnt common clay bricks, 100 mm thick
wall , marble tiles, 300mm x 600mm x 8mm
thick "White Horse Ebeneezer mixed with
Orizzonate" series, Ceramic wall, "Nippon
Odour-less" wall sealer, finishing coats of
"Nippon Odour-less Premium All-in-1"

14. Element Specification
Door Metal Door frame, Timber solid Doors, Fire rated
door , Ironmongeries( Door closer, stainless steel
door closer, mortise shaslock with stainless steel
level handle and key, mortise deadlock, master
keying system to lockset)
Floor finishes Cement and sand (1:3) paving , homogenous
floor tiles , granite slab, porcelain floor tiles,
300mm - 1650mm x 90mm x 18mm thick solid
tongued and grooved 'Burmese Teak‘timber
strip flooring,

15. Price from BQ :
Ground – Level 8

16. Price from BQ :Level 9 - 23

17. Total Prime cost and
Provisional Sums
RM 16,626,280.45 + RM 12,315,412.18 + RM 58,238,720.00 = RM 87,180,412.63
(GF-8th floor level) + (9th -23th floor level) + PC and Provisional sums

18. Office Area & Commercial Area
 Office uses 80% of the area of functional unit = 4/5 x RM 3,300.14
= RM 2,640.11 per m2
 Other Commercial Area uses 20% of the = 1/5 x RM 3,300.14
area of functional unit = RM 660.03 per m2
Formula
Functional unit [Office Area] +
[Commercial Area]
=26,417.17 m2
Contract Sum
(Excluding External
works)
[Cost of Building from
Ground to 23rd Floor] + [PC
and Provisional Sum]
=RM 87,180,412.63
Rate of functional
unit per m2
[Total cost of project
(excluding external
works)] / [Functional unit
area]
= RM 3,300.14 per m2

19. Commercial & Office Area
Area (m2) Rate per m2
(RM/M2)
Office 22,567.30 2640
Commercial 3,949.87 660

20. Rate for Basement car park

21. External work
Allowance external work for office :Allow 13% from
main work price for external works

22. External work
Business complex is same with commercial area
Allowance external work for commercial :Allow 7% from main work price
for external works

23. Plot A2 At-Grade Open Space

24.  Dewan Makan: 993.44 (Kawasan
D)
 Convert Kawasan D (Johor rate)
to Kawasan C (Selangor rate)
add markup 10% = 994.983
F&B Kiosk = 3,528.74

25. (Kos Purata Semeter Persersegi Kerja-Kerja Persegi Kerja-Kerja Embinaan
Bangunan, 2014)

26. Softscape with
Lush Landscaping
= RM 368.56

27.  Tree (Bauhinia)
- RM 465.57
- RM 266.63
- RM 297.80
Avg: RM 343.33
 Shrub (HS)
- RM 5.80
- RM 27.70
Avg: RM 16.75
 Turfing (Close)
- RM 6.21
- RM 4.51
- RM 3
- RM 20.2
Avg: RM 8.48

28. AMENITIES = RM 332,569

29. Park Furniture = RM 98,786.23

30.  Loose Furniture: RM 191344.91
 Benches: £1125 = RM 6227.53
Specs:
 Hardwood and
precast concrete
 Bolted to ground

31.  Pedestrian Lighting
(Spon’s price book)
£790 = RM 4,373.11
 Lighting (mounted)
JKR, RM 3,158
Night Lighting = RM 3765.56

32. Walkway = RM 34,232.95
 Pavers Walkway
RM 30,584
 Concrete Walkway
RM 37,881.91

33.  Fountain (From NJB)
= RM 117458.33
Specs:
 Waterproofing = RM 10099.32
Mosaic tiles
 Wall Tiling = RM 38205.16
 Floor Tiling = RM 29123.61
Water Features = RM 117458.33

34. Signage
 Road signages
- RM 6,032.69
- RM 19,531.83
- RM 199,168.2
- RM 88,569.31
= RM 78,325.5
 Assumed specs
- Galvanised Iron posts
- To concrete footing blocks
- Already included excavation,
painting

36. Greenery Replacement
and Landscaping

37. 2 office projects with more
than 20 floors and similar
landscaping specifications
such as Sky Terraces/Roof
Gardens are taken as resource
rates for greenery
replacement and landscaping
Project 1: Armitaj Golshan
(Mashhad,Iran) Landscaping
rate = RM 1,800,00/item
Project 2: Tooba (Tehran, Iran)
Landscaping rate = RM 2,100,00/item
Average rate = RM1,950,000/item

38. Pedestrian Network

39.  Total cost of the project:
RM6,000,000
 Total area: 3,700m2
 Cost of the project per m2:
RM1,621.62/m2
 Width: 7m Height: 3m
 12.2m below ground level
 Concrete structure
 Ceramic tiles for walls and floor
finishing
Valiasr Underground
Walkway

40.  Total cost of the project: RM
10,000,000
 Length: 1045m
 Width: 3m
 Cost per m2: RM 3,189.79/m2
 non-slip surfaced steel
structure topped with double-
layered laminated glass roof
Canopy Walk Sunway

41.  Rate 1 = RM 926.58/m2
 Rate 2 = RM 993.31/m2
 Average Rate = RM 959.945/m2
(taken from JKR book 2014)
 Tempered glass for the cover
and tiling for the floor
At grade pedestrian
walkway

42.  External Facades
 Assumed RM500,000
 50 Storey high office tower
 Build according to own design
 Grade A office tower
Night Lighting - External
Facades

43.  Reliable, robust design
 Easy installation and maintenance-free
 Environmentally friendly: no hazardous
substances (no mercury, no lead) or UVFeatures
 Low-power white-light LED light source,
available in a choice of warm white (3000 K) or
neutral white (4000 K)
 Integrated driver and equipped mounting box
 Long lifetime of 25,000 hours (70% lumen
maintenance)
 IP67 protection and IK10 impact resistance
 BBG151 (square version) 30 x LED-LB3000 K
Neutral white
 Parks, Gardens,Residental Area, Squares, Plazas

44. ADemolish former Telok Ayer Performing Arts
Centre (182 Cecil Street) and all the annex
buildings within Plot A1 and A2
 Assumed the existing building is double storey
 Total 1800m2 GFA
 Average $65/m2
 Currency rate = 3.2
 1800m2 x RM208/m2 = RM374,400 round up
RM375,000
Demolition Works

45. Demolish existing surface car park and kerbside
car and motorcycle parking lots along Telok
Ayer Street
 Assumed the existing roadside car and
motorcycle lots total 500m2 GFA
 500m2 x RM208/m2 = RM104,000 round up
RM105,000

46.  Assumed using the same cost as Canopy Walk
Sunway Project Cost
 Approximate Length 18m
 Min. 7m Width
 Total = 126m2 x RM3,190/m2 = RM401,940
Covered Linkway

47. Utilities Detection Work
Item Estimated Cost (USD)
Consult town Municipal for “As built
drawings” for the facilities
1 000
TLB to dig for a week ($50/hr x 9hr/day x 7
days)
2 700
Manual labour (20 no. x $1.5/hr x 9hr/day x
6 days)
1 620
Materials – water pipe, electrical pipes, data
cables
5 000
Backfilling and make good 2 000
TOTAL $ 11 320
$ 11 320 x 4.33 = 49 015.60
Round up = RM 50 000.00

48. Site Survey
Item Estimated Cost (USD)
Site Laboratory and Equipment 20 000
Soil Sampling 2 500
Underground Water Sampling 2 500
Weather Station (Rain gauge, wind,
barometer)
1 000
TOTAL $ 26 000
$ 26 000 x 4.33 = 112 580
Round up = RM 120 000.00

49. Geotechnical Investigation
Works
Item Estimated Cost (USD)
Drilling for Water table 15 000
Drilling for Rock formation & Soil samples 30 000
TOTAL $ 45 000
$ 45 000 x 4.33 = 194 850
Round up = RM 200 000.00

50. Item Calculation Estimated Cost (RM)
Metal Hoarding, 8 ft ht 562.5m x RM 90/m 50 625
Maintenance RM 50 625 x 20% 10 125
Project Signboard RM 6 500 (avg) x 2 13 000
TOTAL RM 73 750
Hoarding and Signboard
Item (Quantitysurveyoronline.com) Rates (RM)
Metal Hoarding, 8 ft ht 90
Maintenance 20% of total cost of hoarding
Project Signboard 3 000 – 10 000
Assumed Measured Perimeter = 562.5m
Assume 2 no. signboard
Roundup = RM 75 000

51. Cadastral Survey
Item (Licensed Land Surveyors Regulations
2011)
Rate (RM)
Basic Charge per Job 1 000
Preparation of Pre-computation Plan 350 (minimum charge)
Above 100 m2 but up to 200 m2 430
For each additional 100 m2 or part thereof
above the first 200 m2
12
Plot A1 = 5990.8 m2
Plot A2 = 1612.4 m2
Plot A1 + A2 = 7603.2 m2
7603.2 – 200 = 7403.2
Roundup = 7500

52. Cadastral Survey
Item Calculation Estimated Cost
(RM)
Above 100 m2 but up to 200
m2
RM 430 430
For each additional 100 m2 or
part thereof above the first
200 m2
(7500/100) x RM 12 900
Basic Charge per Job RM 1 000 1 000
Preparation of Pre-
computation plan
RM 350 350
TOTAL RM 2 680
Plot A1 + A2 = RM 2 680

53. Cadastral Survey
Item (Licensed Land Surveyors Regulations
2011)
Rate (RM)
200 m2 and below 1 500
Certification fee 1 500
Total RM 3 000
Plot A3 = 180 m2
Assume Plot C as Sub-division
Plot A3 = RM 3 000

54. Cadastral Survey

55. Cadastral Survey

56. Cadastral Survey

57. Item Calculation Estimated Cost (RM)
Professional
consultation (XII)
RM 670 x 3 days
(Assume)
2 010
Hotel (XIII) RM 180 x 3 days
(Assume)
540
Subsistence allowance
(XIII)
RM 60 x 3 days
(Assume)
180
Printing (XIV) Assume RM 200 worth
of printing
200
TOTAL RM 2 930
Item Estimated Cost (RM)
Plot A1 + A2 2 630
Plot A3 3 000
Others 2 930
TOTAL RM 8 560
Cadastral Survey
Round up = RM 9 000

58. Utilities Connection
Charges
Item (Quantitysurveyoronline.com) Estimated Cost (RM)
Light and Power – Connection Fee 5 000
Water – Connection Fee 5 000
TOTAL RM 10 000
Convert Singapore Dollar to RM
$ 22 000 x 3
= RM 66 000
Round up to RM 70 000
Services Diversion

59. Plants and Equipment
Item (Quantitysurveyoronline.com) Rate (RM)
Mobile Crane, 85 tonne 55 000 per month
Convert Singapore Dollar to RM
$ 22 000 x 3
= RM 66 000
Round up to RM 70 000
Services Diversion

60. Assumptions
Traffic Impact Assessment
RM 100 000
Protection of Existing Roadside Trees
RM 50 000
Road Improvement Works
RM 50 00

61. Platinum