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]


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

226

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


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


4.5 Quality

4.5 Exclusions

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-

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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






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:

✓

✓

✓

✓

✓

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










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



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









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

registered quantity surveyors cost report

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