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PROPERTY &
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Handbook
20
20
Middle East Property & Construction Handbook 2020
Front cover
Al Janoub Stadium, Al Wakrah, Qatar
Image courtesy of Hufton+Crow
FOREWORD
Welcome to the Middle East In this thirteenth edition of the
Property & Construction publication we’ve included four
Handbook 2020. As a company thought leadership articles
committed to building a better written by AECOM experts that
world, we’re always looking address key issues affecting the
to improve and strengthen region as it strives to become
how we do things from our more resilient, digitally enabled
delivery of projects to the and better connected; planning
research we conduct and for asset retirement, future
conversations we share with office trends, the expansion
colleagues and clients. of aviation facilities and the
application of blockchain in the
Our goal is to unlock the construction industry.
transformational change and
innovation required to move the In this year’s MENA Economic
industry forward. Review, we take stock of
the region’s economic and
construction performance
and reveal the changes we
see ahead.
Contents
01 ECONOMIC ROUND UP
08 15 22
Global Global MENA
economic review construction economic review
prospects
02 ARTICLES
38 44 62 70
Planning for asset Airport facilities and Future office trends The application of
retirement commercial and commercial blockchain in the
benchmarking office tower cost U.A.E. construction
model industry
03 REFERENCE ARTICLES
74 78 83
Procurement Middle East Building regulations
routes forms of contract & compliance
04 REFERENCE DATA
92
International building
100
Regional building
102
MEP costs
104
Major measured
cost comparison cost comparison unit rates
109 110
Exchange rates Weights and
measures
05 DIRECTORY OF OFFICES
114
Directory of offices
Middle East Property & Construction Handbook 2020
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01
ECONOMIC
ROUND UP
IN BRIEF
08 15 22
Global Global MENA
economic review construction markets economic review
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Middle East Property & Construction Handbook 2020
GLOBAL
ECONOMIC
REVIEW
2019 was reported as
an unfavourable year for
global growth with general
momentum remaining fragile
and risk factors such as trade
barriers affecting potential
growth. The World Bank
highlights that policymakers
have a range of options to
boost investment and growth.
In light of risks and challenges,
significant policy adjustments
are needed with decisive
action delivering stronger
development outcomes
for countries.
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As reported by The World Bank, global growth for 2019 has been downgraded to 2.6%, approximately 0.3%
lower than earlier forecasts. This is mainly due to weaker-than-expected international trade and investment
at the start of 2019. Growth is expected to rise gradually by 2021 to a projected 2.8%. According to The
World Bank Group, during a period of slowed investment global trade has weakened and elevated trade
uncertainty. Increased tariffs by the United States and retaliations from China and other trading partners
have affected trade flows and prices. Real GDP growth will be reliant on trade tensions easing between
major economies, new stimulus measures implemented in China (and the Euro Area) and increased
domestic demand in some emerging markets and developing economies (EMDEs).
4.0%
2.6%
1.7%
1.9%
0.9%
1.3%
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Middle East Property & Construction Handbook 2020
The global composite Purchasing Managers’ Index (PMI) is affected from the
downturn in manufacturing, as JP Morgan reported for 2019. The PMI declined
during Q2-3 of 2019 due to many domestic markets remaining soft and
international trade volumes continuing to contract. Market conditions will need to
perform a strong recovery to signal improvements to PMI growth. The global rate
of increase of all-industry new orders remained uninspiring midway through Q2
2019, continuing a decline in new export orders for goods and services.
52.8
51.2
Source: JP Morgan
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COMMODITIES
Commodity prices recovered in the first half of 2019 following declines in 2018, however they have
remained below the previous year’s peak values. Heightened trade tensions have affected prices of some
commodities; particularly metals. Price forecast levels are lowered upon reflection of weaker-than-expected
global growth.
2.0%
Commodity indices
Index, 2005=100
Commodity Price Index includes both fuel and non-fuel price indices
Metal (includes copper, aluminium, iron ore, tin, nickel, zinc, lead and uranium)
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Middle East Property & Construction Handbook 2020
Oil prices
In 2019, production cuts against oil supported higher oil prices, which led to an improvement on the
decline at the end of 2018. The World Bank reports future oil prices are vulnerable to risks, such as policy
outcomes around further production cuts, impact of the removal of waivers to the U.S. sanctions on Iran
and the effect of the International Maritime Organisation’s sulfur emissions regulation, which takes effect
in January 2020. Future geopolitical events and weaker-than-expected growth in major oil consumers will
also impact prices beyond 2020.
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OPEC Secretariat
Metals
Metal prices are expected to The World Bank reports that Copper imports from China could
continue their recovery into there is a balance in risks around be set to rise after value added
2020, after the drop in late 2018. prices linked to China-U.S. trade tax cuts in Q2 2019, which could
Supply concerns, specifically to negotiations and the possible lead to investment in related
copper and troubles surrounding impact of growing demand infrastructure projects. A rise in
iron ore production will impact from China. future aluminium prices may not
future prices. look as positive as compared to
copper and iron ore.
Changes in metal prices
Aluminium, 99.5% minimum purity, LME spot price, CIF U.K. ports
Iron ore, China import iron ore fines 62% FE spot, CFR Tinajin port
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Middle East Property & Construction Handbook 2020
U.S. tariffs
U.K. Brexit
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GLOBAL
CONSTRUCTION
PROSPECTS
Responsibility is placed on governments
The forecast review period is globally for investment in infrastructure
analysed between 2019-2023. projects, reducing risk over trade deals
In 2019, generally all global and the support of improved financing to
assist the construction sector. Most global
economies revised their construction markets are expected to
construction growth rate and improve from around midway to the end of
reported a slowing construction the review period (2019-2023) supporting
a steady growth forecast for global
output compared to the construction output.
previous review period.
Global News Wire reported that global
construction output is set to rise to 3.5%
in 2020, this growth is due to construction
activity in emerging markets. It is anticipated
that during 2020 established markets, like
the U.K. and the U.S., will be impacted due
to Brexit uncertainty and trade tensions
respectively.Asia-Pacific has a more positive
outlook and currently holds the largest share
in the global construction industry and is
forecasted to maintain a growth rate to 4.4%
during the forecast period.
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Middle East Property & Construction Handbook 2020
North America
2018 was a healthy year for the U.S. and Canada construction industries, with
continuous growth forecasted over the period 2019-2024, as reported by
Mordor Intelligence.
The North American construction for 2019 and this is forecasted Continued growth is reliant
industry growth is reliant on to reach $1.45 trillion by the on investment from the U.S.
easing trade tensions and a end of the review period (2023). government in infrastructure
general economic growth uplift. The U.S. is faced with increasing projects such as roads, energy
For the U.S., construction is construction costs for materials and utilities, and expansion of
the largest contributor to the and labour, which could affect the communication networks over
economy with an anticipated cost of delivering projects. the forecasted years.
value of $1.3 trillion (Statista)
Canada, USD
105
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Latin America
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Europe
It was reported that the Euroconstruct area experienced a growth rate of 3.1%
for 2018, equating to 1,610 billion Euro followed by a moderate growth forecast
rate of less than 2% for 2019.
Euro area GDP vs. construction output
Infrastructure will be the key
market within the region over
the review period to 2023 to
maintain construction growth.
France will contribute towards
this by implementing upgrades
to transport infrastructure to
meet the country’s expanding
demands, and perhaps preparing
for the 2024 Summer Olympics,
and emphasis placed on the
German government investing
in the country’s transport
infrastructure.
8 6
investing approximately 36.8%
of the collective GDP opposed
to 21% from the Euro Zone.
Bloomberg Intelligence suggests Spain, USD France, USD
construction infrastructure
expenditure could reach up to $1
19 32
trillion over the next 10 years – Netherlands, USD
Germany, USD
8
including infrastructure sectors
such as energy and transport.
48
U.K., USD
37
Russia, USD Italy, USD
22 18
Source: Euroconstruct 1. Trading Economics 2. IMF
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Africa
Political uncertainty African governments and other There are limitations that
and weakening economic institutions; in 2016 42% of could hinder the success of
reforms could hinder future infrastructure funding came from infrastructure development,
economic growth. The region African governments (OECD). In however this could be
requires continual investment 2019, OECD reported Africa’s mitigated by improving
in infrastructure to meet its infrastructure needs remain financing constraints and the
development objectives. OECD substantial with a demand value implementation of new public-
identifies the objective aims of up to $152 billion over the private partnership (PPP)
to support Africa’s integration next decade equivalent of up opportunities.
and growth by easing trade and to 6.9% of GDP.
adoption of new technologies.
0.8
would support Africa’s trade Kenya, USD
volumes, which are currently
affected by underdeveloped
0.7
infrastructure networks. Nigeria, USD
South Africa, USD
Infrastructure finance is
provided by both 7 2
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Middle East Property & Construction Handbook 2020
Asia
China, Japan and India hold the largest value of construction within the Asia
region, however construction generally is not the largest contributor to the
country’s GDP output.
6
encourage economic growth.
The Malaysian construction
sector is also strong ranking
globally at 15th supported by Japan, USD
government plans for affordable
housing, the country’s market is
277
growing albeit at a slower pace. Indonesia, USD
19
India, USD
38 China, USD
620
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Australia
Over the review period from 2019-2023, Australia’s construction industry output
is expected to rise, an improvement compared against the previous review
period (2014-2018). KHL reports that the construction industry is estimated to
grow by an annual growth rate of over 2%.
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Middle East Property & Construction Handbook 2020
MENA
ECONOMIC
REVIEW
Growth in the Middle East and North Africa is
anticipated to grow at a subdued rate of 0.6% in
2019 and rise to 2.9% in 2021, reported by
The World Bank in October 2019. This is a
broader forecasted range than previously of
3.2%-3.5% between 2018 and 2022.
Oil growth prospects and oil price certainty
are key factors for the MENA region and
deeper reforms are required to encourage
growth. According to the IMF, public debt
is still a risk within the region as increased
borrowing has meant higher interest
expenditures. Egypt and Morocco remain
as the greater performers for GDP growth
compared against others in the region.
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The IMF reported a decline in GDP in 2019 for the world, emerging markets and MENA.
GDP growth is expected to rise for 2020 and remain at a steady pace to the end of the forecast period.
MENA region growth could see a drop off in 2021 and remain at a parallel growth through to 2023.
4.4
3.3
1.3
1.3
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20% 19%
5%
19% 9%
10%
18%
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Middle East Property & Construction Handbook 2020
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Middle East Property & Construction Handbook 2020
Top five global risks in terms of likelihood Top five global risks in terms of impact
(Next 10 years) (Next 10 years)
2017 2018 2019 2017 2018 2019
Extreme Extreme Extreme Weapons Weapons Weapons
1st weather weather weather of mass of mass of mass
events events events destruction destruction destruction
Failure of Failure of
Large-scale Extreme Extreme
Natural climate-change climate-change
2nd involuntary
disasters mitigation and
weather weather
mitigation and
migration events events
adaptation adaptation
Extreme
Major natural Natural Natural
3rd disasters
Cyber-attacks
disasters
Water crises
disasters
weather
events
Failure of
Large-scale Data Data Major natural climate-change
4 th
terrorist attacks fraud or theft fraud or theft disasters mitigation and
Water crises
adaptation
Massive Failure of Failure of
incident climate-change climate-change Natural
5 th
of data mitigation and
Cyber-attacks
mitigation and
Water crises
disasters
fraud/theft adaptation adaptation
Source: World Economic Forum Global Risks Perception Survey 2018-2019. (Adapted from Global Risks Report 2019)
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MENA RISKS
As part of the MENA Executive Option Survey, business leaders in the region identified the primary risks
as economic and governance issues, perhaps underestimating the risk of climate change. The list also
highlights the dependency of many MENA economies on oil and gas industries.
2 Unemployment or
underemployment 7 Unmanageable inflation
5 Fiscal crisis 10
Failure of financial
mechanism or institution
Source: World Economic Forum, Regional Risks for Doing Business 2018
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Middle East Property & Construction Handbook 2020
Project awards in the Middle East and North Africa by sector, 2008-2019 ($Bn)
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The Middle East should Saudi Arabia announced a The construction market is
see a recovery in the construction projects list in 2019, predicted to record a compound
construction market which comprises a range of annual growth rate (CAGR) of 6%
after 2019, which could ‘gigaprojects’ to urban schemes, between 2019-2024 according
be supported by a rise with construction being at the to Mordor Intelligence. Vision
in oil prices, government forefront for job creation. Some 2030, introduced in 2016, is set
investment support and of the larger and most talked- to transform the country and
global demands. MEED about developments include diversify the economy away from
reports that these factors Riyadh Metro, The Red Sea oil. The vision will see an increase
will be key drivers for Development Project, Neom and in non-oil investment with growth
capital and infrastructure social infrastructure schemes instead being derived from
projects, with several like the Ministry of Housing’s tourism and foreign investment.
pending projects within Sakani homes and energy
the GCC region associated megaprojects. Neom is currently
with transport, social the most prevalent and is cited
infrastructure and tourism by Construction Week as “the
among the key topics. centrepiece of Saudi Arabia’s
gigaproject ecosystem and the
Vision 2030 programme”.
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Middle East Property & Construction Handbook 2020
Qatar’s construction output The prospects for North Africa Although North Africa does
growth was estimated at has a key focus on Egypt. IMF not hold the highest number of
30% for 2019 with continued reports that the population projects across Africa as a whole,
construction plans in place reached 99.2 million as of 2019 it holds the largest share for
preparing for the FIFA World and is expected to reach over 100 construction projects in terms
Cup 2022. Leading up to 2019, million in the near future. With this of value.
the country’s key focus was growth in mind the demand for
developing sporting, transport new cities and increased housing Across the Gulf region, MEED
and tourist infrastructure. Moving is likely to support increased reported that for 2019 (Q1-Q3),
forward, another objective for construction developments. transport, oil and gas were the
Qatar is positioning themselves Egypt generally has a number of largest value of awarded projects
as a cultural destination. Currently ongoing large-scale construction in 2019.
the country’s largest projects projects, including the world’s
include the expansion of Hamad largest museum and an oil refinery
International Airport, Lusail Plaza facility, which is cited by KHL as
Towers and Doha Metro. In 2018, being one of the country’s largest
MEED reported that Qatar had projects aiming to reduce Egypt’s
the third highest value of awarded dependence on imported diesel
construction contracts in the by an estimated 40%.
GCC, behind Saudi Arabia
and the U.A.E.
Gas Construction
17 %
24%
Oil
17%
Industrial
3%
Transport
Power
18%
8 %
Water
Chemical 9%
4%
Source: MEED 2019 Q1-Q3
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U.A.E. Egypt
6 %
11%
Qatar
15%
Oman
Saudi Arabia
12%
6 %
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Middle East Property & Construction Handbook 2020
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COUNTRY STATISTICS
Key data for MENA country’s present statistical growth and forecasts for 2019. The table identifies the
country’s GDP value, import and exports against GDP, population growth and, where possible, construction
market data.
Saudi
Algeria Bahrain Egypt Iran Iraq Jordan Kuwait Oman Qatar UAE
Arabia
Abu
Capital city Algiers Manama Cairo Tehran Baghdad Amman Kuwait Muscat Riyadh Doha
Dhabi
Population, million,
43.41 1.51 99.21 83.27 39.12 10.1 4.7 4.31 34.1 2.75 10.75
2019f (2)
Population growth,
CAGR 2019-2023 1.76 1.99 2.30 1.00 2.60 0.99 2.79 3.12 2.00 0.25 3.06
(CAGR %) (2)
Net lending/borrowing,
-8.07 -8.04 -7.62 -4.36 -2.36 -3.40 6.66 -6.68 -6.11 7.01 -1.61
% (2)
Volume of imports
of goods & services, -0.61 -0.53 3.33 -14.32 - 3.56 2.21 0.80 2.53 1.17 1.80
% (2)
Volume of exports of
goods & services, % of 12.47 0.38 10.63 -36.99 - 5.58 -1.71 1.71 -4.54 -1.23 3.07
GDP (2)
Unemployment rate, %
12.47 3.95 8.61 16.78 - - 1.32 - - - -
of total labor force (2)
Construction output,
- - 10.80 - - - - 11.50 5.50 14.50 6.00
2019f, % (3)
Construction market
CAGR 2019-2024 - - - - - - 6.80 6.00 6.00 9.60 5.50
(%) (4)
1. World Bank 2. IMF 3. BMI research/Mace 4. Mordor intelligence
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02
ARTICLES
IN BRIEF
38 44 62 70
Planning for asset Airport facilities and Future office trends The application of
retirement commercial and commercial blockchain in the
benchmarking office tower cost U.A.E. construction
model industry
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Middle East Property & Construction Handbook 2020
PLANNING
FOR ASSET
RETIREMENT
The announcement of special residency visas by the U.A.E. Cabinet in 2018 for expatriate retirees
wishing to remain in the country after working age created a discussion and debate around how much
money one needs to retire and live comfortably in the Emirates past working age.
Perhaps more importantly, this debate has brought cost planning and saving into the limelight, as
people consider how best to save for retirement.
This mindset is not too dissimilar equipment or fabric elements the money required to retire on a
to the one that should be adopted require replacement to ensure the personal level will be individually
within the discipline of asset continued provision of services. subjective, the date of asset
management, with obvious Usually contributions are made replacement and money required
parallels to be drawn between annually according to a sinking to replace that asset should be
saving for personal retirement and fund budget. less so. Within the discipline of
saving for asset replacement. asset management, the cost
These contributions are often part of replacement when assets
In the case of personal retirement, of a service, estate or community reach the end of their lifecycle
a date is identified and funds are charge relating to assets within is a relatively fixed date based
saved or invested to allow that date that community and both owners on manufacturer’s guidelines,
to become the effective date of and occupiers will contribute to recognised performance criteria,
retirement, whereby the individual the fund. Funds should always local operating conditions and the
enjoys the income or capital to be used to replace assets as and level of maintenance applied over
allow them to give up work. The when such replacements fall due, the course of the asset’s operation.
vehicle used to achieve this is and not used to upgrade, renovate The cost of replacement at that
usually some kind of pension fund, or facilitate improvements that point will be estimated based on
where regular contributions are would otherwise require capital factors including how far in the
made and the money held earns a investment. future the asset replacement date
tax efficient return over the course is and the forecast applicable
of the fund. Equating sinking funds to pension inflation rate each year up to that
funds for buildings brings some point in time.
This is where the more prevalent clarity in observing the importance
mindset of saving for personal of saving for asset replacements
retirement can be adopted to and the importance of the way
explain the principle of one of the in which these savings are made
most effective tools used within for both owner and occupiers.
property and asset management: The crucial difference being that
the sinking fund. if an individual does not achieve
the required savings to allow
Sinking funds are used within retirement, they may need to
property and asset management work a little longer, whereas built
by owners or property managers to assets may not have this flexibility.
set aside money for when building While the date of retirement and
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Risk mitigation
The risks of not having sufficient Should equipment essential for Regular contributions to the
funds in place at the end of a the intended uninterrupted use fund not only help to ease the
built asset’s life expectancy are of the building fail, the direct commercial impact of the cost of
significant. From an operational costs of repairing this equipment asset replacements when they
perspective, delays in replacing will be accompanied by the less fall due but allow for the more
assets at the point of failure tangible but still significant costs equitable recovery of these costs
could have an impact on building such as reputational damage, during the course the asset’s life
function and occupation loss of occupier confidence cycle. The greater the number
depending on the criticality of the and in extreme cases potential of stakeholders, the greater the
assets being replaced. claims for negligence. Examples importance of obtaining regular
of high-profile asset failures in contributions. This is particularly
The operation of assets beyond the region are not hard to find. important in multi-let office or
their expected life cycle, Each year in the UAE the onset of residential buildings, which in
successfully or not, is widely seen summer sees numerous reports the UAE can involve hundreds of
in the Middle East. Although not of building occupiers suffering individuals paying into a single
uncommon in any part of the from air conditioning failures as estate service charge to allow for
world the reasons for doing so equipment that has either not a building’s services to function.
differ from one location to another. been maintained properly or has
Emerging and developing markets simply reached the end of its By including a sinking fund
are more likely to experience this design life begins to fail. From a contribution within the service
due to a lack of planning or relative cost perspective, raising funds to charge, funds are raised for asset
inexperience in understanding pay for asset replacements as and replacements over a period of
the balance between obtaining when they fall due could involve time rather than at the point of
maximum value from an asset additional capital contributions need. This not only mitigates the
against mitigating the risk from owners, particularly if multiple risk of unrecoverable expenditure,
associated with its failure. occupiers are liable for such costs but also ensures that all the
and payment recoverability occupiers and owners that have
becomes an issue. benefitted from the use of the
asset in question have contributed
an equitable amount to its
eventual replacement.
SINKING FUNDS:
A building block in effective Operational
asset management Life cycle DESIGN
design
cost analysis
review
Asset management practice
applies to the entire life cycle of a
development and as part of effective
asset management practice sinking Asset Warranty
HANDOVER
funds provide a useful tool during register library
the management/operational phase.
Recognising the integrated approach
to asset management, we see life
cycle cost analysis in the design Planned
stage and accurate asset register preventative Sinking
MANAGEMENT
maintenance fund
compilation at handover as critical
schedule
contributors to an effective
sinking fund.
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Middle East Property & Construction Handbook 2020
Commercial sense
The commercial impact of not operating a sinking As a property market matures, the normalisation of
fund is effectively having to ‘find’ large amounts of sinking funds within asset management practice so
money for immediate use on asset replacements that they become expected, rather than nascent,
as and when they fall due. Even if life cycle cost helps underpin both transactional confidence
analysis is used to determine asset replacement and market value away from pure ‘supply and
dates and inform a planned preventative demand’ economics. Quality of supply, to which
maintenance schedule, the requirement for funds asset management plays a fundamental part, has
will be an issue that any property owner needs to become a focus where the current stock includes
carefully manage. A typical life cycle cost analysis many recent developments and built assets less
profile will include spikes in projected expenditure than 10 years old. It is in these markets, particularly
in years when asset replacements are due. These in the United Arab Emirates where development
spikes can be replaced with a more consistent line has been significant in the last 10-15 years, where
of sinking fund contributions year-on-year that the first cycle of significant asset replacements
remove the need for significant, irregular fund- is approaching and building maintenance is as
raising (much like a pension fund). Depending on the important as it has ever been. An effective plan
quality of the life cycle cost analysis, the adequacy for these replacements will help to maintain the
of the sinking fund will be tested when funds are commercial value of property, both in terms of
due, but should always alleviate the burden of capital value, rental value and ability to lease.
unforeseen capital expenditure.
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Legislative drivers
It comes as no surprise that the operation RICS has a number of overarching principles that
of a sinking fund when managing property is help to create market confidence through the
considered as best practice and critical to operation of best practice and transparency in
effective asset management. The U.A.E. already service charge administration.
recognises this in Dubai, with the Real Estate
Regulatory Authority (RERA) requiring Owner The mindset of retirement planning for the
Associations (and therefore their appointed individual now needs to be applied to the built
agents) to show sinking fund contributions in environment in the U.A.E. at the federal level for
service charge budgets with the contributions both a commercial and operational perspective.
based on a study of the assets the fund intends The wide-adoption of sinking funds through either
to cover under RERA Direction for Association commercial awareness or legislative requirement
Constitution (Part 8). Internationally, the Royal will help to underpin confidence property markets
Institution of Chartered Surveyors (RICS) outlines that are currently experiencing several challenges.
guidance on the operation of sinking funds and Within the wider region, this aspect of asset
recommends the operation of such funds as part management will come into focus as the property
of good estate management practice within their market matures.
information paper Sinking Funds, Reserve Funds
and Depreciation Charges (2nd Edition) and their
Service Charge Code of Practice (4th Edition).
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Middle East Property & Construction Handbook 2020
THE PROCESS OF A
SINKING FUND CALCULATION
Usually conducted in coordination with life cycle cost analysis, which will provide asset
replacement dates and forecast cost of asset replacements, a sinking fund calculation
will involve examination of asset data and consideration of economic indicators to
establish an annual contribution that needs to be made to a sinking fund to allow for
funds to be available at the time of asset replacement in future.
1
Forecast annual
inflation rate
Identify number
2 of years until
replacement date
3
Estimate cost
of replacement
4
Forecast annual
interest rate
Establish gross
annual contribution 5
to sinking fund
Establish net
annual contribution 7
to sinking fund
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CURRENT SITUATION
IN THE MIDDLE EAST
DEVELOPMENT
CONSIDERATIONS
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AIRPORT FACILITIES
Airports globally Global airport passenger traffic experienced 12% growth in seat
are facing unprecedented is expected to double by 2035, capacity in 2018 alone.
demand and growth. according to the recent report
Coupled with passengers’ titled Airport of the Future, from The U.A.E. growth has however
increased ‘level of service’ the International Air Transport been relatively flat in comparison
expectations and demands, Association (IATA). With the to the Middle East as a whole,
this means that terminal report also noting that 45 of with some in the market
building designs need to the world’s 100 busiest airports predicting that it will flatten
catch up or face becoming already have capacity issues, further proceeding into 2020.
obsolete. Ashley Morgan, there are major changes and
Associate Director, Aviation development required. IATA however, has suggested
at AECOM, explores the key passenger traffic in the Middle
issues to consider when While the Middle East East may grow by 5% per year
increasing airport capacity experienced its slowest airline when considering the 2019 to
and the importance of cost passenger seat growth for over 2024 outlook.
analysis and benchmarking. a decade in 2018, it still grew
above the global average. While So, is the pressure on?
international capacity, which is
estimated to account for 84% of Globally the top five busiest
the 2018 total capacity, is said airports saw passenger volumes
to have grown by only 2.8%, the in excess of 83 million, with a
capacity is estimated to have 7% increase in passengers and
achieved a much larger 9.4% 7% increase in cargo in 2017
growth in 2018. Whilst below alone. Airports around the world
that of 2017, this does confirm have therefore had to look
the trend that Middle East air at developing robust capital
travel continues to grow, thereby investment plans to cater for
placing continued pressure increasing demands.
on the Middle East’s aviation
infrastructure and To understand the challenges
terminal capacities. that airport operators face, we
also need to understand what
This Middle East regional capacity means for an operator.
growth has coincided with the While a growing number of
transformation of Saudi Arabia’s passengers may meet an
Saudia Airline in a newly- operator’s target, the number
liberalised marketplace. It has of passengers that can pass
accelerated international growth through a terminal is dictated
at the parent, full service, brand not only by available space,
and has been using its new but also by the importance of
low-cost carrier (LCC) subsidiary maintaining health and safety and
‘flyadeal’ to accelerate growth in meeting strict security protocols,
the domestic market, with LCCs along with baggage handling
in the Middle East said to have efficiency, passport immigration
and welfare facilities.
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Smart technology
To meet ever-increasing Within the Middle East, Dubai Whilst domestic passenger
passenger demands, level continues to showcase its growth in certain parts of the
of service aspirations and appetite for innovation and smart region may presently be said
increased regulations, airport technology, with the annual to be flattening, aviation within
operators are embracing smart Dubai Airport Show showcasing the Middle East appears to
technology more than ever the considerable breadth of have a positive outlook as we
and are continually developing new and available technologies; enter the coming decade. The
and trialling new technologies from autonomous vehicles, ever-improving technological
to improve travel time for autonomous baggage handling advancements, increased
passengers, from the minute they solutions, artificial intelligence, passenger level of service
set off from their home until they 3D security screening to smart demands and the evident strong
leave the runway. The process passenger apps, all designed to competition between Middle East
of moving passengers through increase passenger experience aviation developments provides
an airport needs to be secure, and reduce travel times, whilst for an interesting landscape for
seamless and quick, while still increasing the operator’s ability the future of Middle East aviation.
offering a positive experience. to remain flexible in the pursuit
of meeting their customers’ ever
changing demands.
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DEVELOPMENT
CONSIDERATIONS
The design and Meeting passenger delays and cancellations to their
construction of new flights. Commercial initiatives
experience demands aim to bring in this technology,
airport facilities will need
and operator aspirations including enabling passengers
to consider anticipated
to be notified on devices of
customer growth forecasts Focus will be on meeting
buying opportunities.
and the increased level passenger demands and
of service expectations, operating capacity whilst
Related to this is the challenge for
whilst taking into account providing the best level of
designers to provide the space
technology advancements passenger experience at every
and efficiencies for fast security
and improved speed of stage of the journey. There is a
clearance for passengers when
move to make the journey more
passenger throughput, enhanced security requirements
efficient, with smart technology
with suitable designs giving direction and information
are in operation.
ultimately impacting to passengers as they move
terminal facility sizes. through the airport process, or
even ahead of this in the case of
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The aviation body IATA’s Level Pre-built modular monitoring The implementation of
of Service concept sets out and screening rooms that biometrics, self-service and
the requirements of airport can be easily moved to suit automation has the potential
facilities, namely passenger demands can offer flexibility to directly impact the physical
terminal buildings and how over space usage and layout. design of terminal facilities and
airport operators can achieve Automated tray-return systems, their overall size, due to the
these increased level of service auto diverters and parallel spot potential ability to reduce the
offerings within their own checks also enhance efficiency footprint of key areas within
developments. With increased and speed up the process for the terminal facilities for
competition globally, operators passengers. This additionally example within check in areas,
are increasingly aspiring to be means that remote inspections due to the space saving nature
best in class, which ultimately and more efficient searches can of these technologies.
drives design decisions for new be carried out away from security
and upgrading of existing assets. scanning areas to reduce waiting Further advocating the use of
times and delays, which can technology and smart airports
Electrification and further reduce overall terminal is IATA. Their Global Airport &
space requirements. Passenger Symposium (GAPS)
autonomous vehicles 2019 held in Warsaw, Poland,
and processes Smart technology for explored the impact of existing
processes in the passenger
Many airport operators are the smart airport journey and debated how future
thinking ahead to the day when needs, trends and solutions will
most airside vehicles and With the ever increasing up take
of smart technologies and the shape the way we travel.
equipment will be electrically
powered. Monitoring of every push towards becoming a smart
airport, airport operators and The discussions focused on:
vehicle on the airfield through
GPS is already commonplace airlines alike are pushing forward
with the implementation of – Seamless journey: biometric
and will be used increasingly. technology
new and innovative technology
New initiatives such as intelligent solutions to assist in streamlining – Transforming airports: off-
autonomous vehicle technology and speeding up the passenger site processes, deployment
will replace the need for fixed processing journey, as well as of artificial intelligence and
conveyors and sorting systems. the real time management of the robotics
For example, enabling automated airport and its operations. – World of interactive data:
‘pods’ to move between fixed The real-time exchange of
drop-off points to collect and Key technology trends of 2019: operational data.
offload baggage would mean
that they can determine their – Biometrics
With the introduction and
own optimal route through an – Self-service and automation application of increased smart
airport. This provides the airport – Artificial intelligence and technologies the key for airport
with a flexible system, operational predictive software operators will be to deliver
certainty, and a reduced improved passenger (and
– Blockchain
footprint of conveyor systems employee) experiences, whilst
that reportedly use 50 per cent – Improved cyber security
ensuring security is maintained
less energy; thereby potentially – Onboard connectivity and OpEx costs are ultimately
reducing terminal building areas – Robotic assistants reduced to cover off any
due to the reduced conveyor increased CapEx costs.
need and improved space
efficiencies through better front
of house (FOH) versus back of
house (BOH) ratios.
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Sustainable design
As well as future-proofing the design of airports
to enable them to harness advancements in
technology, many airports are pledging to maintain
or even reduce their carbon footprint, despite their
expansion plans.
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CONSTRUCTION CONSIDERATIONS
AND OPPORUNITIES
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1 Technology
New technology comes at a cost (installation, staff
training and maintenance).
2 Resourcing
Resource availability/competing developments/
procurement and supply chain demands.
3 Design
to budget
costs, whilst challenging designs throughout the
design process ensuring expectations are aligned.
Identifying clear construction methodologies,
ensuring phasing and interfacing requirements are
clearly considered.
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BENCHMARKING
Clients are increasingly understanding the importance of benchmarking their
development programme and aspirations with competing developments to
ascertain capital cost expectations at differing levels of detail. Cost analysis of
comparable aviation data is increasingly seen as essential in driving value and
identifying key cost drivers inherent in the design.
Project level
LESS
LEVEL 1 Project A $m2 Project B $m2 Project C $m2
Facility level
LEVEL 2 Terminal stand baggage taxiway MSCP hangar
Elemental level
LEVEL 3 Substructure superstructure envelope services interiors
FF&E external services preliminaries
Component level
MORE
LEVEL 4 Sheet piling excavation disposal concrete foundations
Formwork steel lighting walls & floors internal partitions
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USD/m2
Terminal categories based on MPPA
Low High Rate
(USD/m2) (USD/m2) (USD/m2)
When utilising benchmark data, Undertaking elemental further level of design verification
such as the above, to produce benchmarking allows for the and validation.
an estimate it is essential to increased potential of drawing
review the clients’ aspirations, more meaningful benchmark The average cost for each
proposed design and multiple conclusions in relation to the key element can then be
other aspects as identified in proportional split of the key benchmarked for terminal
the items for consideration elements of the facility. facilities which can then able to
above to determine where in be expressed as a percentage
the above ranges the proposed An example of such of the facility’s cost/m2 as
development will be expected to benchmarking analysis would be illustrated below.
fall and should aim to be. in relation to terminal facilities
whereby the following elemental
The use of benchmarks can categories can be identified:
be misleading when they Proportionate split of facility cost
are not truly understood and – Structure Elemental averages
used incorrectly. It is therefore – Envelope
essential that they are read in
– Interiors
conjunction with any caveats or
exclusions that aim to provide – Services (MEP)/special
context to the data presented, airport systems (SAS)
and these must be carefully – Preliminaries
considered and clearly identified
when presenting findings Through elemental analysis of
to clients to enable them to the terminal facility, it is possible
understand the basis of the to derive an average proportional
costs and benchmarks used elemental cost split from a range
and presented. of similar aviation projects, which
then enables the evaluation of a
Elemental client’s project in a more detailed
benchmarking way throughout the cost plan
MEP/SAS
evolution. It additionally shines
Through increased detailed cost a light on the elemental aspects
Interiors
analysis of aviation facilities of the project and cost plan that
and as the estimate evolves, sit above or below the projected Preliminaries
there is the ability to undertake benchmark ranges — allowing
benchmarking at a deeper the design and commercial Substructure
level, proceeding into Level 3 or teams to focus in on those
elemental benchmarking of a aspects to ascertain the reasons Superstructure
given facility. for these differences, giving a
Envelope
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FUTURE OFFICE
TRENDS AND
COMMERCIAL
OFFICE TOWER
COST MODEL
Reports of the office’s demise have been greatly exaggerated. But how we build, occupy and maintain
workplaces must continue to evolve to reflect the changing world of work. In the first part of this
article, AECOM’s workplace strategy and design specialist Nicola Gillen outlines some of the major
forces shaping next-generation workplace design and identifies three dynamic trends defining the
Future Office. In the second part of this article, AECOM’s head of Offices, Corporate Solutions and
Residential end markets in the Middle East, Andrew Thompson, takes a deep dive into a commercial
office tower cost model, identifying some key cost drivers for consideration along the way.
The office is dead. Long live imagined, built and operated. A new age of work
the office. Despite continual Driven by automation and artificial
predictions of its demise, the intelligence (AI), the Fourth
and workplace
office is a space that continues to Industrial Revolution means that
As the world of work changes, so
evolve and endure and remains a some jobs will cease to exist in
too must the approach of those
central part of our working lives. the coming years while others
who design, build and maintain
will be created.
our physical and/or virtual
Throughout history — from
offices. In AECOM’s RIBA book,
medieval scriptoria and Lloyd- With four generations in the
Future Office: Next-generation
Wright’s first skyscrapers to the workplace for the first time, we
workplace design, our workplace
modern Apple-style campuses also need offices that support
experts analyse the practical
and reimagined mixed-use city and adapt to the needs and
impacts of these changes on the
quarters of today — we have talents of all those who work
future of work and workplace.
seen the design and purpose of there, fostering constructive
Here, we identify three of the
offices respond to the leading interaction and collaboration.
most important trends that
economic ideas, technologies
workplace designers, developers,
and commercial enterprises At the same time, more of us
occupiers and users need to
of the time. The speed of that are living in cities than ever
focus on.
evolution is only intensifying. before — attracted by
employment and other
Work has opportunities, leading to growing
economic, environmental, and
been disrupted social pressures in some urban
areas, such as a lack of
Digital technologies are rapidly
affordable housing.
reshaping what we do and how
our workplaces need to be
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Remember your More and more organisations (feeling connected and part of a
now recognise that their people community), intellectual (being
people will always are their most expensive and able to use and develop our
matter most: valuable asset. But understanding knowledge and skills to perform
and measuring the impact of well), values (the match between
More and more of our routine workplace environmental factors the organisation’s and the
tasks will be automated in on issues such as employee individual’s values); and material
the future office. But, as the motivation, satisfaction, (experiencing a sense of fairness
leading business commentator productivity and mental health is in terms of the availability,
Geoff Colvin asserts, our very a complex task. quality and quantity of rewards)
human ability to empathise, (see Figure 1).
collaborate and innovate will A workplace purposely designed
remain essential. While the size around wellbeing must reach Designs should address the
of the human workforce may beyond the physical and wide range of factors that
decrease, therefore, the value to environmental aspects of comprise a person’s wellbeing:
organisations of their employees wellbeing, such as noise, light and encouraging them to move
and the highly-skilled work they indoor climate, to include social around the office, including using
do will only grow in importance. and psychological dimensions. the stairs; and providing large
and small spaces for socialising,
In response, we envisage a time For example, AECOM’s holistic relaxing or quiet chats. In
when the office user will become wellbeing assessment at work addition, the spaces need to
the client, with workplace embraces six dimensions of be ergonomic and at a human
design increasingly centred on health: physiological (getting scale, engender a sense of pride
developing a community base through our day-to-day work and belonging, and provide
— virtual or physical — that without undue fatigue or welcoming, comfortable team
supports comfort, creativity, physical stress); psychological areas that express team identity.
productivity and job satisfaction. (support for our mental health
and emotional balance); social
Figure 1
Intellectual Physiological
EEDS TO BE C
GN ON
E IN SI
LB D
EL
ER
+W
ED
emotional
OLLY
Values Material
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and the main contractor’s advice repetition, standardisation and This makes procurement and
can be sought and inputted into economies of scale designed in. performance risky.
the design process at an early Modular construction is already
stage. This allows the contractor’s viable in most regions and is even The tall building principal
expertise to be designed in, and the preferred form of building contractor will be nervous about
waste and inefficiencies to be in some market sectors, but having such a strong dependence
designed out early, when most generally remains uncommon on a single source determining
value can be created. in MENA. The key benefits to the success or failure of their
using modular construction for high-profile tall building project.
Construction a tall building include: speed of
erection, commissioning and Utilities
Continuous innovation is handover; quality, as the product
important to stay ahead in is built in a controlled environment The requirements and size
construction — and tall buildings yielding higher productivity and of incoming supplies for a new
are seen as the test bed of quality; safety, as less time is commercial tower need planning
the construction industry, with needed on site and working and implementing at an early
innovations trickling down to at height; sustainability, due to stage of its development and
regular construction projects better thermal and acoustic it is advisable to engage with
once proven on tall buildings. performance along with reduced the statutory utilities at the
waste; innovation, in the form earliest opportunity.
The current swathe of innovations of increased prototyping, and
are across many specialist factory testing of new technology Of particular importance is
trades, but all are aimed at effectively de-risks the on-site early engagement with local
reducing the critical path of the use of the new tech. power networks, the incumbent
construction period including: electrical distribution network
high strength concrete allowing These are all very desirable operator. Electrical connections
slimmer columns, beams and benefits when building a tall in cities have to be planned well in
slabs, quicker curing and striking, building, but there are key advance as it is common for the
hence quicker frame cycle times; construction challenges to point of connection for a power
high-strength steel allowing be overcome: planning the supply to be a fair distance away
slimmer double or triple-storey logistics route of modular units from the point of use. To install
members and quicker erecting; from factory to site, adhering to cabling through the streets of
advancements in jump lifts articulated lorry standard sizes busy cities requires planning
enabling the early use of lifts in lieu and avoiding low bridges; tower in advance and can be very
of hoists within weather-protected crane selection will need upsizing expensive to deliver.
lift shafts by building temporary in both load and reach capacity;
crash decks and lift motor site layout needs to allow clear Due to their size some typical
rooms; advancements in unitised material handling areas to lift the commercial office tower
cladding installation methods, modules directly off the back of developments can be connected
speeding up the weatherproofing the vehicles, necessitating the in excess of 30,000 volts. This
of the tower. use of just-in-time deliveries and has an effect on the overall
an out-of-town consolidation connection arrangement and cost
Modularisation, or off-site centre to ensure exact timing of with the transformer provisions
manufacture and assembly, is a each module delivery, minimising are much larger within the
very exciting area of construction congestion of city centre roads buildings itself and the capital cost
innovation, potentially offering around the tall building and is significantly higher also.
real productivity benefits to maximising hook-time efficiency.
the tall building, if the current There is also the risk that the
glass ceiling of 30 storeys can modular industry is small and
be broken. The well designed predominantly based in central
tall building form tends to be Europe and Asia with very limited
inherently modular with simplicity, supply in EMEA.
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Cost model
There is a wide range of cost for The following cost model The model reflects a summarised
commercial office towers, when summarises the shell core cost elemental cost breakdown
measured on a AED/m2 basis over of a notional premium grade high- obtained from a competitive
the gross floor area. Shell and rise office tower in a major city tender through a traditional single
core prices can range greatly. in the Middle East. It has a gross stage fixed-price, lump-sum
This range is primarily influenced floor area of 100,000m2 over arrangement. The cost model
by the architectural response 50 floors above ground and five includes for all main contractor
to a site and its interface with basement levels. It has an overall preliminaries and risk allowance
the required structural solution, net-to-gross ratio of 70 per cent to complete the building to a shell
followed by overall specification and a wall-to-floor ratio of 0.50. and core status with front-of-
levels and then height. house (FoH) and back-of-house
(BoH) areas finished to a high
standard. Demolition, enabling
works, external works, external
services, category A fit out, tenant
enhancements, professional fees
and VAT are all excluded.
Percent of
Element USD USD$/m2
total cost
Internal finishes (to FoH & common areas) 33,000,000 330 12%
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THE APPLICATION
OF BLOCKCHAIN
IN THE U.A.E.
CONSTRUCTION
INDUSTRY
The adoption of blockchain technology solutions A recent report from the world’s largest research store,
in the U.A.E. is being promoted by a government Research and Markets, indicates that construction
that is focused on becoming a global leader in the U.A.E. will grow significantly over the next five
of innovation. With the launch of the Dubai years. This raises several questions as to what extent
Blockchain Strategy, in collaboration with the blockchain can be utilised to support this growth.
Smart Dubai Office and Dubai Future Foundation, The report, titled ‘Construction in the U.A.E. – Key
Dubai has not only recognised the advantages Trends and Opportunities to 2023,’ states that new
of the technology but identified the potential for investment is expected in all major sectors and quotes
AED 5.5 billion of annual savings in document several government initiatives already in place to
processing costs. underpin a promising outlook up to, during and beyond
Expo 2020. There is no doubt the construction
industry is already looking at blockchain, but with
few examples worldwide, let alone in the Middle
East to draw experience from it would appear this
conversation is only just beginning.
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With the scene set for embracing While this does not replace the Globally, even in the most
new technology that promotes levels of certification needed technologically-advanced
efficiency while saving companies during construction, it would assist nations, blockchain-enabled
money and being at the forefront with the certification process and construction contracts and the
of innovative solutions, it may be a subsequent release of payment to use of blockchain in information
little surprising that it hasn’t been contractors and subcontractors, sharing is still very limited. As with
more widely adopted already. It reducing unnecessary delays most new technologies it finds
would not be too unkind to say while increasing the confidence itself in the early stages of adoption
that one of the issues holding and cash flow of those working on and constrained by the themes of
back the adoption of blockchain the project. Given an opportunity unfamiliarity, confidence and trust.
is the simple awareness of what it to mature, it is not inconceivable Within the Middle East, particularly
is. Initial perceptions of blockchain that smart contracts would where we find large scale projects
are usually that it has something attract more competitive pricing with stakeholders located around
to do with cryptocurrency. While as elements of risk are no longer the world, the confidence and
that would not be incorrect, it ‘priced-in’. The potential for cost trust in this technology is still
is more accurate to say that savings in day-to-day construction developing. The issue of privacy
blockchain is the technology that management and the reduction and access to information within
allows cryptocurrency to function, in potential programme delays the blockchain will also need
as in simple terms blockchain is in this example alone could be careful management to reinforce
an incorruptible decentralised considered as revolutionary. this trust. The U.A.E. has already
ledger that facilitates the storing indicated that it will forge ahead
and sharing of data. Even a basic Advantages are not limited to the and adopt blockchain in many
understanding of how it functions construction phase. The nature of of its government functions.
brings exciting possibilities to light blockchain in ensuring information This bold approach might be the
for the construction industry. provenance and allowing a catalyst needed to encourage
multitude of contributors to create others, particularly those in the
Generally, the advantages of an accurate, up-to-date, building construction industry, to follow suit.
blockchain within the construction information database that details
industry centre around making all the assets and equipment
efficiencies in the speed of with in the building would have
information sharing, accuracy and significant advantages for
accountability. It also creates an handover management. As-built
opportunity to improve cash flow drawings would be complimented
through the adoption of ‘smart by fully up-to-date asset registers
contracts’. Blockchain-enabled that had been developed and
‘smart contracts’, where each reviewed during the construction
party agrees to share information process, resulting in an accurate,
and contractual obligations, are auditable list of assets. This would
satisfied upon the successful allow effective management of
processing of certain activities. warranties, the defects liability
This creates opportunities for period and planned preventative
reducing time spent chasing maintenance planning. When
payments as well as in delays implemented as part of Building
associated with making payments Information Modeling (BIM), which
relating to activities completed. is only as effective as the quality
Within project financing, the of information that feeds it, asset
release of funds drawn down managers will have a very powerful
from the loan facility could be tool at their disposal, enabling
dependent on completing key effective maintenance regimes and
activities. When submitted to mitigating risk of asset failures.
the chain, these activities trigger
automatic payment direct to the
intended recipient.
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03
REFERENCE
ARTICLES
IN BRIEF
74 78 83
Procurement Middle East Building regulations
routes terms of contract & compliance
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PROCUREMENT
ROUTES
All clients expect projects to be on time and within
budget with an agreed level of quality and with the
risk rightly managed by their professional and
contracting team.
AECOM has developed Studies conducted with our key Which funding strategy,
strategies for the delivery clients who regularly undertake funding partner, team
of projects that we know development work have shown behaviours, attitudes,
work, successfully delivering that projects can be delivered communication channels,
hundreds of projects over our for 12-15 per cent less cost budget and program delivers the
long history. New and existing when procured correctly with best approach and how can we
developers have the opportunity no impact on quality or time. So best combine these to lead our
to learn from this knowledge what is the right procurement clients to ultimate success?
and maximise the value from approach for your projects?
their time, cost and quality mix,
whilst adhering to a process
that increases the likelihood of
their projects being successfully
procured by their team involved.
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“
The right procurement
strategy, one that
balances risk and
control against the
competing project
objectives of cost, time
and quality, is key to
a successful project
“
outcome.
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Design, manage
and construct
Similar to the management
contract, with the contractor
also being responsible for the
production of the detailed design
or for managing the detailed
design process.
Turnkey contract
A form of a design and build
contract in which a single
contractor or developer is
responsible for all services,
possibly also including finance.
Under a turnkey project, the
client enters into a contract with
one party to deliver the entire
project. The project is handed
over once it is complete and
fully operational. The client is
normally not involved in any of the
decisions throughout the building
process. There are several
variations of ‘turnkey’ contracts,
including Engineer-Procure-
Construct (EPC), Build-Own-
Lease-Transfer (BOLR), Design-
Build-Operate-Transfer (DBOT),
or PFI.
Public private
partnerships (PPP)
A detailed and complicated
form of procurement used
predominantly for public services
when the private sector feels it
Engineer, procure and
is advantageous to design, build, construct (EPC)
finance and operate a particular
service or building type. It is EPC is a form of turnkey contract.
becoming more popular in the This form of procurement
Middle East as a way to limit places risk in the right hands
public sector spending whilst and offers solutions to clients’
meeting the demands of a engineering requirements from
growing population. AECOM those specialised to meet the
has been involved with PPPs performance requirements set
for over 20 years. We have by a client team. Many of the
successfully completed many large utility companies procure
projects worldwide and use this work in this way, bringing high
global knowledge to benefit levels of certainty from the supply
clients locally. chain which helps to achieve
business critical benefits over the
long term.
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MIDDLE EAST
FORMS OF
CONTRACT
This section considers the different forms of
contract used in construction across the region.
Bahrain
United
Arab
Emirates
Oman
Kingdom of
Saudi Arabia Qatar
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Kingdom of
Bahrain Saudi Arabia
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Oman
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United
Qatar Arab
Emirates
In Qatar the most common forms Construction contracts in the U.A.E. are
for building works are those issued predominantly based upon the FIDIC
by the Public Works Authority forms of contract.
(PWA), the Ministry of Municipality
The growing number Civil works
and Environment (MME) and Qatar
of large scale contracts
Petroleum (QP). developers and within the U.A.E.
The contracts The market major repeat clients are mostly
are generally on predominantly uses in the region has led procured on a
a fixed price lump the FIDIC forms of to the development remeasurable
sum basis, using contract and is still of bespoke forms of basis, whereas
bills of quantities heavily reliant upon contract, tailored to building works
or specifications the 1999 version. In each individual client. will generally be
and drawings. The the private sector, Such contracts based on a fixed
contracts are more similar contractual generally use the price lump sum.
biased towards arrangements are FIDIC 4 ‘red book’
clients, wherein the adopted due to form as a basis, However, there are
contractor buys all familiarity, however amended to a exceptions. More
the project risks heavily amended greater or lesser and more clients are
and an increased versions of the degree depending procuring projects
initial price, however FIDIC form are upon the risk profile using a fast track
are generally presently used to of each client. This approach and will
administered in a suit specific needs. also applies to works therefore incorporate
reasonable manner. These are however procured by Dubai a remeasurable
are often poorly Municipality. Abu element, reflecting
In recent drafted resulting in Dhabi Municipality, those parts of the
developments the ambiguities. however, bases design that are
Qatari Government its contracts on a incomplete at
has released tenders The Public Works modified FIDIC 3 tender stage.
using a Public Authority (Ashghal) form, taken from
Private Partnership has recently released the 3rd edition of the There is also a
(PPP) approach a new suite of FIDIC conditions of growth in appetite
with the aim of contracts with more Contract for Works for the use of design
attracting foreign contractor friendly of Civil Engineering and build forms of
direct investments terms, wherein they Construction. contract, with clients
using design, build are now tailored intending to transfer
and maintenance to a particular Contracts based on a large share of
procurement route. procurement route the 1999 ‘red book’ the risk on to the
It is expected this more suitable are often used in the contractors.
route shall become to the individual U.A.E., but in general
more prominent project need. This the market remains
within newly- approach should firmly rooted in the
established free reduce the volume FIDIC 4 form.
trade zones. of amendments
included in tenders.
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BUILDING
REGULATIONS
AND COMPLIANCE
This section outlines the procedures for obtaining
building permission across the region.
AECOM’s project management team is experienced in the procedures for obtaining building permits
across the region and is able to oversee this process.
BAHRAIN
Procuring a Municipal and other authorities. Stage 4 Stage 6
Building Permit Specific criteria is listed Building permit Fee payment
in Bahrain is now out within the online application and third
portal and should the party declaration Once the submission
completed through the has been reviewed and
project fall under any
online portal, Upon agreement with there are no objections/
of the requirements
Benayat, over a seven- then the pre-planning the third party checker non-conformities the
stage process: approval is required. the documents are municipal charges
to be uploaded to the must be paid for the
Stage 1 Stage 3 online network. The following elements:
Prepare drawings Third party checker third party checker
must, within seven days, – Building permit fees
The client must Before the building validate the application
engage a consultant to – Building permit
permit submission and online to allow the insurance deposit
prepare the necessary after the pre-approval, process to move
architectural and if required, the building to the government – Infrastructure fees (if
engineering drawings permit package is to entity review. applicable)
and documents be submitted to a third – Civil Aviation fees (if
for the next stages party engineering firm Stage 5 applicable).
of submission. It is to review and confirm Government
generally sufficient to its compliance with entities review Stage 7
include simple outline the building code and Issue of
plans, cross-sections to application criteria. Once the submission building permit
indicate overall heights is made and the third
and an area statement. The reviewing firm must party checker validates Upon payment of
be of a similar grade the government the fees the building
Stage 2 to the submitting firm entities will review and permit, along with any
Obtain preapproval and must be registered provide any conditions. conditions, will be
with the Council The main authorities issued electronically
Certain projects will involved at this stage via the Benayat system
require a pre-approval for Regulating the
Practice of Engineering are the Municipality, for works to proceed.
from the Urban Planning Sanitary Engineering
Development Affairs, Professions (CRPEP).
A full list of firms is Planning and Projects
Road, Planning & Design Directorate (SEPPD) and
Directorate (RPDD), provided on the
Benayat portal. Electrical Distribution
Civil Aviation Authority Directorate (EDD).
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The following is a general outline of the steps needed to obtain a building permit.
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OMAN
The following is a general outline of the procedure for obtaining a building permit in the Sultanate of Oman,
however there are many further obligations and procedures to be completed within each of the stages. It
is generally the responsibility of the lead consultant to obtain the building permit, although all applications
must be signed off and submitted by locally-registered consultants.
Stage 1 Stage 3
Submitting concept design/ Submitting a building
masterplan stage application permit application
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QATAR
Compared with many other countries, the planning and building approval process in Qatar is relatively
clear and structured.
Land ownership, other than by Qatari nationals and the state, is still extremely limited. The key process
in securing development rights is obtaining a land title or ‘PIN’, since without it all other permits and
applications cannot be commenced. Once the land is secured, the project masterplan is submitted for
approval to the Planning Department and local municipality offices.
Following approvals from all of the required stages, The main risks associated with civil defense
and receipt of the municipality building permit, it approvals and municipality building permits are
is only then that officially marks the time works may as follows:
then commence on site. However, at the landlord’s
discretion, mobilisation and demolition works – Submission of incorrect information, resulting
may commence. in rejection of the application.
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It is the responsibility of the construction contractor or lead consultant to obtain the building permit,
although all applications must be signed by locally registered consultants.
Stage 5
Obtaining building
occupancy certificate
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04
REFERENCE
DATA
IN BRIEF
92 100 102 104
International building Regional building MEP costs Major measured
cost comparison cost comparison unit rates
109 110
Exchange rates Weight and
measures
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INTERNATIONAL
BUILDING COST
COMPARISON
The international cost data
shown is a comparison of local
construction costs converted to
U.S. dollars to enable comparison.
The building costs for the Costs are subject to
respective asset types are considerable variations due to
averages based on local factors such as:
specifications. The actual
cost of a building will depend – Local marked conditions
on, among other things, – Project complexity
unique site conditions, design – Commodity price movements
attributes and applicable
tariffs. In addition, the – Building specifications
standard for each building – Exchange rates
varies from region to region,
which may have a significant
impact on costs.
Brazil (BRL)
U.K. (GBP)
Australia (A$)
Euro (EUR)
China (CNY)
Malaysia (MYR)
Canada (CND)
Singapore (SGD)
Russia (RUB)
India (INR)
Turkey (TRL)
Japan (JPY)
In recent years, exchange rate movements Currency depreciation against the U.S. dollar
have been significant, as diverging economic translates into a relative drop in building costs when
performance has led to many major currencies expressed in U.S. dollar, making these locations/
experiencing major shifts against the U.S. dollar. regions relatively cheaper in U.S. dollar terms.
Forex rate states a country’s economic stability
is illustrated by the foreign exchange rate, leading
factors can influence fluctuations which are
constantly analysed:
– Interest rates
– Country’s current account balance
– Government debt
– Political stability: (Brexit, trade uncertainty and
shifts, elections)
– Recession
– Commodity markets
– International trade.
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International construction
cost inflation
International construction cost inflation
Quarter y-o-y change; Q1 2009 - Q3 2019
Source: Based on AECOM Indices for U.K., U.A.E.; ENR U.S. Construction Cost Index; Singapore
Building Construction Authority, Hong Kong Building Works Tender Price Index, EuroaArea Eurostat
Construction Output Index, India CIDC Construction Cost Index, AIQS Building Cost Index
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UK, London
Australia, Sydney
Singapore
UAE, Dubai
KSA, Riyadh
Thailand, Bangkok
China, Shanghai
China, Beijing
USD / sqm
San Francisco
Kuala Lumpur
Los Angeles
South Africa
Hong Kong
Singapore
Singapore
Shanghai
New York
Bangkok
Australia
Malaysia
Thailand
Vietnam
London
Sydney
Beijing
Riyadh
Dubai
China
China
China
USA
USA
USA
KSA
UAE
UK
Building type
Average multi
3,566 3,300 829 835 544 1,900 979 1,057 1,850 4,100 4,200 4,850 4,166 733 1,650
unit high rise
Luxury unit
4,167 4,600 1,624 1,560 913 3,300 1,246 1,572 2,200 5,200 5,300 6,250 5,841 918 2,100
high rise
Individual prestige
4,850 6,300 922 920 788 3,100 1,239 1,649 N/A 4,900 5,500 5,850 5,795 658 N/A
houses
(As at 1 April 2018) AUD HKD CNY CNY MYR SGD ZAR THB AED USD USD USD GBP VND SAR
US $1 = 1.40 7.85 6.71 6.71 4.08 1.35 14.17 31.71 3.67 1.00 1.00 1.00 0.76 23197 3.75
Note: Prices exclude land, site works, professional fees, tenant fit out and equipment. Rates exclude GST/VAT.
Costs based on 1 July 2019. Exchange rates to USD as at 1 April 2019. Source AECOM
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UK, London
Australia, Sydney
Singapore
UAE, Dubai
KSA, Riyadh
China, Beijing
China, Shanghai
Thailand, Bangkok
USD / sqm
San Francisco
Kuala Lumpur
Los Angeles
South Africa
Hong Kong
Singapore
Singapore
Shanghai
New York
Bangkok
Australia
Malaysia
Thailand
Vietnam
London
Sydney
Beijing
Riyadh
Dubai
China
China
China
USA
USA
USA
KSA
UAE
UK
Building type
Average standard
4,439 3,150 1,071 1,055 875 2,400 944 954 1,850 4,500 4,700 6,000 4,659 834 1,575
offices high rise
Prestige offices
5,191 3,950 1,527 1,600 1,338 3,100 1,215 1,134 2,200 4,870 5,000 6,500 5,759 1,265 1,900
high rise
Major shopping
3,730 4,600 1,320 1,532 1,425 3,400 930 905 1,700 3,700 4,000 4,300 5,078 860 1,425
center (CBD)
(As at 1 April 2018) AUD HKD CNY CNY MYR SGD ZAR THB AED USD USD USD GBP VND SAR
US $1 = 1.40 7.85 6.71 6.71 4.08 1.35 14.17 31.71 3.67 1.00 1.00 1.00 0.76 23197 3.75
Note: Prices exclude land, site works, professional fees, tenant fit out and equipment. Rates exclude GST/VAT.
Costs based on 1 July 2019. Exchange rates to USD as at 1 April 2019. Source AECOM
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UK, London
UAE, Dubai
Australia, Sydney
KSA, Riyadh
Singapore
Thailand, Bangkok
China, Shanghai
USD / sqm
San Francisco
Kuala Lumpur
Los Angeles
South Africa
Hong Kong
Singapore
Singapore
Shanghai
New York
Bangkok
Australia
Malaysia
Thailand
Vietnam
London
Sydney
Beijing
Riyadh
Dubai
China
China
China
USA
USA
USA
KSA
UAE
UK
Building type
Light duty
792 2,450 N/A 550 525 700 341 567 850 1,600 1,600 2,900 1,910 361 750
factory
Heavy duty
997 N/A N/A N/A 575 900 592 902 1,000 2,000 2,100 3,800 3,277 4,646 900
factory
Multi-storey
1,024 1,700 N/A N/A 345 700 285 593 675 1,400 1,680 1,500 936 364 N/A
car park
District
6,386 5,800 N/A 1,530 1,025 2,900 1,894 N/A 2,700 6,890 7,500 8,900 4,706 N/A 1,530
hospital
Primary &
2,623 2,800 N/A N/A 375 N/A 521 N/A 1,525 4,500 4,800 4,800 3,015 N/A N/A
secondary schools
(As at 1 April 2019) AUD HKD CNY CNY MYR SGD ZAR THB AED USD USD USD GBP VND SAR
US $1 = 1.40 7.85 6.71 6.71 4.08 1.35 14.17 31.71 3.67 1.00 1.00 1.00 0.76 23917.24 3.75
Note: Prices exclude land, site works, professional fees, tenant fit out and equipment. Rates exclude GST/VAT. Source AECOM
Costs based on 1 July 2019. Exchange rates to USD as at 1 April 2019.
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Australia, Sydney
UK, London
UAE, Dubai
Singapore
China, Shanghai
KSA, Riyadh
China, Beijing
Thailand, Bangkok
San Francisco
Kuala Lumpur
Los Angeles
South Africa
Hong Kong
Singapore
Singapore
Shanghai
New York
Bangkok
Australia
Malaysia
Thailand
Vietnam
London
Sydney
Beijing
Riyadh
Dubai
China
China
China
USA
USA
USA
KSA
UAE
UK
Building type
5 star luxury 736,336 480,000 292,330 304,500 310,000 321,400 179,577 250,000 350,000 493,000 485,000 535,000 596,169 195,051 300,000
3 star budget 362,020 225,000 N/A N/A 166,900 57,100 57,042 6,500 90,000 85,000 85,000 89,000 98,316 N/A 80,000
Resort style N/A N/A 483,115 N/A 281,300 214,300 N/A 300,000 650,000 308,000 304,000 304,000 366,068 231,333 N/A
(As at 1 April 2019) AUD HKD CNY CNY MYR SGD ZAR THB AED USD USD USD GBP VND SAR
US $1 = 1.30 7.85 6.71 6.71 4.08 1.35 14.17 31.71 3.67 1.00 1.00 1.00 0.76 22786 3.75
Note: Prices exclude land, site works, professional fees, tenant fitout and equipment. Rates exclude GST/VAT.
Hotel rates include FF&E.
Costs based on 1 July 2019. Exchange rates to USD as at 1 April 2019. Source AECOM
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Relative cost of construction are based on typical build costs in USD. Influence of foreign exchange fluctuations, unique
site conditions, design attributes and applicable tariffs must be considered when comparing actual projects.
Relative costs are based on an average across all sectors.
Qatar (Doha)
UAE (Dubai)
Bahrain (Manama)
KSA (Riyadh)
Note: Relative cost of construction are based on typical build costs in USD. High and low cost factors for each building type have been
calculated relative to the U.A.E. (Dubai), where average costs equal 100. The relative cost bars plotted in the chart represent the average
high and low cost factor for each country, based on the costs of the buildings included in the sample (excluding commercial fit-outs).
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REGIONAL BUILDING
COST COMPARISON
Building cost (US$/sqm) UAE KSA Qatar Bahrain
(Dubai) (Riyadh) (Doha) (Manama)
Typology Low High Low High Low High Low High
Residential
Low rise 950 1,450 500 800 1,300 1,600 800 1,350
Medium rise 1,000 1,550 950 1,200 1,600 1,850 1,050 1,600
High rise 1,500 2,200 1,200 2,100 1,900 2,150 1,450 2,000
Villas 1,100 2,200 N/A N/A 1,400 2,700 650 1,350
Commercial
Low-rise office (shell & core) 1,100 1,400 700 1,100 1,300 1,600 1,050 1,450
Mid-rise office (shell & core) 1,250 1,800 1,050 1,450 1,600 1,950 1,200 1,600
High-rise office (shell & core) 1,500 2,200 1,250 1,900 1,900 2,300 1,450 2,050
Fit out — basic 950 1,500 700 950 1,300 1,800 650 950
Fit out — medium 1,500 1,900 950 1,250 1,700 2,200 950 1,200
Fit out — high 1,950 2,500 1,250 1,650 2,000 2,750 1,200 1,600
Retail
Community 1,300 1,550 700 950 1,200 1,450 1,050 1,350
Regional mall 1,350 1,650 900 1,300 1,300 1,750 1,200 1,600
Super regional mall 1,500 1,900 1,250 1,600 1,300 2,000 1,450 1,850
Industrial
Light duty factory 750 950 650 850 900 1,050 800 1,050
Heavy duty factory 900 1,100 800 1,000 1,050 1,300 950 1,200
Light industrial unit 650 750 600 900 750 900 650 950
Data center — Tier 3 (based on AED/kW(IT)) 19,650 22,450 18,700 21,450 21,150 24,100 N/A N/A
Hotel
Budget 1,700 1,900 1,350 1,650 2,500 2,650 1,550 1,800
Mid market 2,000 2,600 1,650 2,250 2,700 3,650 1,650 2,250
Up market 2,700 3,500 2,100 2,650 3,700 4,400 2,100 2,650
Resort 3,200 3,700 2,650 4,000 4,100 4,950 2,500 3,350
Car parks
Multi storey 550 800 550 650 812 950 450 650
Basement 850 1,200 800 950 886 1,050 650 1,000
Other
Schools — primary, secondary academy 1,350 1,700 800 1,350 1,613 2,200 1,400 1,800
Healthcare — district hospital 2,200 3,200 1,950 2,750 2,350 3,500 2,500 3,050
Exchange rate to 1 US$ AED 3.67 SAR 3.75 QAR 3.64 BHD 0.37
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Commercial offices – Internal finishes — lobby and core areas only – Internal finishes to offices
– Fit out works — lobby and core areas only – MEP services installations to offices
– MEP services installations — lobby and core – Active IT and phone equipment
areas only
– Lift services installations
Fit out (commercial offices) – Fit out works — architectural – Active IT and phone equipment
– Fit out works — MEP services
– Specialist installations (AV, IT, security)
– FF&E
Retail – Front of house fit out – Tenant fit out
– Loose furniture and operators equipment
– Kitchen and laundry equipment
– Active IT equipment
Industrial (light duty factory) – Internal services – Storage/racking systems
– FF&E – IT and CCTV active equipment
– OS&E
– Production, process and laboratory equipment
– Waste water treatment plant, compressed
air plant
– Process water and drainage systems
– N+1/2 redundancy
– Humidity/environmental control/conditioning
other than standard air conditioning
– Ultra flat slabs
Data centers – Active equipment
– FF&E
– Utilities outside the building outline
– Modular construction (based on one complete
data center)
Hotel – Fit out – Pre operating expenses
– Loose furniture and operators equipment – Client soft costs
– Kitchen and laundry equipment
– Active IT equipment
Healthcare, education – Fixed fit out works only – All loose fit out and ICT
– All medical equipment
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MEP COSTS
UAE KSA Qatar Bahrain
MEP cost (US$ / sqm)
(Dubai) (Riyadh) (Doha) (Manama)
Typology Low High Low High Low High Low High
Residential
Low rise 270 340 290 480 390 480 230 360
Medium rise 360 470 430 520 480 570 360 500
High rise 520 700 650 820 570 800 540 700
Villas 330 660 N/A N/A 400 790 195 405
Commercial
Low-rise office (shell & core) 360 430 200 370 440 540 370 510
Mid-rise office (shell & core) 420 590 370 490 540 640 470 560
High-rise office (shell & core) 510 640 570 870 640 820 660 900
Fit out — basic 360 490 200 290 440 640 240 330
Fit out — medium 490 640 290 370 640 820 300 420
Fit out — high 650 830 430 570 820 1,030 390 600
Retail
Community 360 430 240 340 460 540 360 450
Regional mall 430 560 380 520 520 690 410 500
Super regional mall 450 590 490 700 520 760 450 590
Industrial
Light duty factory 260 310 250 330 290 350 540 740
Heavy duty factory 350 430 250 330 340 440 670 940
Light industrial unit 160 200 200 250 220 260 330 470
Data center — Tier 3 (based on AED/kW(IT) 14,310 16,490 13,610 15,780 15,860 18,340 N/A N/A
Hotel
Budget 430 480 540 650 630 800 470 560
Mid market 500 650 650 870 680 1,100 510 680
Up market 680 880 1,030 1,190 930 1,320 680 860
Resort 800 930 1,190 1,420 1,030 1,490 750 1,090
Car parks
Multi storey 120 190 183 217 200 290 80 130
Basement 220 300 250 290 230 320 180 280
Other
Schools — primary, secondary academy 450 620 290 480 400 660 370 490
Healthcare — district hospital 910 1,420 770 1,220 850 1,480 1,160 1,410
Exchange rate to 1 US$ AED 3.67 SAR 3.75 QAR 3.64 BHD 0.37
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Slab to 4.0 - 5.0m 4.0 - 4.5m 4.0 - 4.5m Specification Mid range Mid range
slab height Key design characteristics
Grid spans 7 - 12m 9 - 12m 9 - 12m Building height 10 24
(m)
GIA (m²) 21,000 - 22,000 50,000
Asset type Retail No of lift core 1 4
Typology Community Regional Super regional No of 9 6
Key design characteristics stair core
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MAJOR MEASURED
UNIT RATES
Item Unit Description UAE KSA Qatar Bahrain
(Unit rates in US$) (Dubai) (Riyadh) (Doha) (Manama)
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MAJOR MATERIAL
PRICES
Item Description Unit UAE KSA Qatar Bahrain
(Dubai) (Riyadh) (Doha) (Manama)
USD USD USD USD
Cement Ordinary Portland cement Tonne 85 81 83 85
Grade 20 (OPC) m³ 65 63 97 90
Structural steelwork Mild steel grade 50 to BS 4360 Tonne 1,035 1,601 2,495 1,058
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LABOUR COSTS
Description Unit UAE KSA Qatar Bahrain
(Dubai) (Riyadh) (Doha) (Manama)
USD USD USD USD
Skilled operatives
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U.A.E. INDICES
The U.A.E. Tender Price Index It is based on new build and The Index is therefore a measure
is AECOM’s assessment of refurbishment projects across a of average price increases
construction tender prices in the variety of construction sectors across differing project types and
U.A.E. It is compiled by AECOM’s and covers all emirates of locations. It should be regarded
MiddleINDEX
PRICE INFLATION East Business Intelligence
AND FORECAST the U.A.E. as a guide only when looking
team based on actual returns at any specific project, as the
of projects. pricing of individual projects will
vary depending on such factors
as their complexity, location,
timescale, etc.
160
150
140
130
Index: Q4 2009 = 100
120
110
100
90
80
70
Q1 2006
Q1 2011
Q1 2012
Q1 2013
Q1 2014
Q1 2018
Q1 2020
Q1 2007
Q1 2008
Q1 2009
Q1 2010
Q1 2015
Q1 2016
Q1 2017
Q1 2019
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019f
-17.08 2.37 -3.54 -5.30 1.12 2.74 2.11 0.62 4.02 0.56 0.04
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TYPICAL BUILDING
SERVICES STANDARDS
FOR OFFICES
Subject BCO (UK) specification Bahrain UAE Qatar Oman
2014 specification specification specification specification
Occupancy 1:8 - 1:13/m² 1:10 - 1:14/m² 1:10 - 1:15/m² 1:10 - 1:14/m² 1:10 - 1:15/m²
standards — typical
Occupancy Single sex 1 person to Single sex Single sex Single sex Single sex
standards — toilets 10m² using 60/60 male/ 1 person to 1 person to 1 person to 1 person to
female ratio based on 12m² using 12m² using 12m² using 12m² using
120% ratio. 50/50 male/ 50/50 male/ 50/50 male/ 50/50 male/
female female female female
ratio based ratio based ratio based ratio based
on 100% on 100% on 100% on 100%
population. population. population. population.
Heating and 24oC, +/- 2oC (Summer) 24oC, +/- 2oC 24oC, +/- 2oC 24oC, +/- 2oC 24oC, +/- 2oC
air conditioning 20oC, +/- 2oC (Winter)
internal criteria
Fresh air supplies 12 - 15 L/s per person 8.5 - 10 L/s 8.5 - 10 L/s 8.5 - 10 L/s 8.5 - 10 L/s
per person per person per person per person
Acoustics — NR 35 NR 35 NR 35 NR 35 NR 35
cellular offices
Lighting - 300 - 500 lux 400 - 500 lux 400 - 500 lux 400 - 500 lux 400 - 500 lux
VDU use
Passenger lifts — < 25 seconds < 30 seconds < 30 seconds < 30 seconds < 30 seconds
waiting time
(up-peak)
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EXCHANGE RATES
Euro UK India China Japan UAE KSA Qatar Oman Bahrain Kuwait Egypt Lebanon Jordan
zone
1 USD = EUR GBP INR RMB JPY AED SAR QAR OMR BHD KWD EGP LBP JOD
H1 2012 0.77 0.63 52.1 6.3 79.7 3.67 3.75 3.64 0.38 0.376 0.278 6.0 1,490 0.707
H2 2012 0.79 0.63 54.6 6.3 79.8 3.67 3.75 3.64 0.38 0.376 0.281 6.1 1,483 0.707
H1 2013 0.76 0.65 55.0 6.2 95.5 3.67 3.75 3.64 0.38 0.376 0.284 6.9 1,486 0.707
H2 2013 0.75 0.63 62.0 6.1 99.6 3.67 3.75 3.64 0.38 0.376 0.283 6.9 1,489 0.707
H1 2014 0.73 0.60 60.8 6.2 102.4 3.67 3.75 3.64 0.38 0.376 0.282 7.0 1,489 0.707
H2 2014 0.78 0.62 61.2 6.2 109.2 3.67 3.75 3.64 0.38 0.376 0.287 7.2 1,492 0.707
H1 2015 0.90 0.66 62.8 6.2 120.3 3.67 3.75 3.64 0.38 0.376 0.299 7.5 1,491 0.707
H2 2015 0.91 0.65 65.4 6.3 121.8 3.67 3.75 3.64 0.38 0.376 0.302 7.8 1,488 0.707
H1 2016 0.90 0.70 67.2 6.5 112.8 3.67 3.75 3.64 0.38 0.376 0.302 8.4 1,508 0.709
H2 2016 0.91 0.78 67.2 6.7 105.9 3.67 3.75 3.64 0.38 0.376 0.303 11.6 1,508 0.709
H1 2017 0.92 0.79 65.7 6.9 112.4 3.67 3.75 3.64 0.38 0.376 0.305 18.0 1,508 0.709
H2 2017 0.85 0.76 64.5 6.6 111.9 3.67 3.75 3.64 0.38 0.376 0.302 17.8 1,508 0.709
H1 2018 0.83 0.73 65.7 6.4 108.7 3.67 3.75 3.64 0.38 0.376 0.301 17.7 1,508 0.709
H2 2018 0.87 0.77 70.7 6.8 111.9 3.67 3.75 3.64 0.38 0.376 0.303 17.9 1,508 0.709
H1 2019 0.80 0.77 70.1 6.8 110.4 3.67 3.75 3.64 0.38 0.376 0.304 17.4 1,508 0.709
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WEIGHTS
AND MEASURES
Metric measures Imperial measures
and equivalents and equivalents
Length Length
1 millimetre (mm) = 1 mm = 0.0394 in 1 inch (in) = 2.54 cm
1 centimetre (cm) = 10 mm = 0.3937 in 1 foot (ft) = 12 in = 0.3048 m
1 metre (m) = 100 cm = 1.0936 yd 1 yard (yd) = 3 ft = 0.9144 m
1 kilometre (km) = 1000 m = 0.6214 mile 1 mile = 1760 yd = 1.6093 km
1 int. nautical mile = 2025.4 yd = 1.853 km
Area
1 square centimetre (cm2) = 100 mm2 = 0.1550 in2 Area
1 square metre (m2) = 10 000 cm2 = 1.1960 yd2 1 square inch (in2) = 6.4516 cm2
1 hectare (ha) = 10 000 m2 = 2.4711 acres 1 square foot (ft2) = 144 in2 = 0.0929 m2
1 square kilometre (km2) = 100 ha = 0.3861 mile2 1 square yard (yd2) = 9 ft 2 = 0.8361 m2
1 acre = 4840 yd2 = 4046.9 m2
Capacity/volume 1 sq mile (mile2) = 640 acres = 2.59 km2
1 cubic centimetre (cm3) = 1 cm3 = 0.0610 in3
1 cubic decimetre (dm3) = 1000 cm3 = 0.0353 ft3 Capacity/volume
1 cubic metre (m3) = 1000 dm3 = 1.3080 yd3 1 cubic centimetre (cm3) = 1 cm3 = 0.0610 in3
1 litre (l) = 1 dm3 = 1.76 pt 1 cubic decimetre (dm3) = 1000 cm3 = 0.0353 ft3
1 hectolitre (hl) = 100 litre = 21.997 gal 1 cubic metre (m3) = 1000 dm3 = 1.3080 yd3
1 litre (l) = 1 dm3 = 1.76 pt
Mass (weight) 1 hectolitre (hl) = 100 litre = 21.997 gal
1 milligram (mg) = 0.0154 grain
1 gram (g) = 1000 mg = 0.0353 oz Mass (weight)
1 kilogram (kg) = 1000 g = 2.2046 lb 1 ounce (oz) = 437.5 grains = 28.35 g
1 tonne (t) = 1000 kg = 0.9842 ton 1 pound (lb) = 16 oz = 0.4536 kg
1 stone = 14 lb = 6.3503 kg
1 hundredweight (cwt) = 112 lb = 50.802 kg
U.S. measures 1 ton = 20 cwt = 1.016 tonne
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05
DIRECTORY
OF OFFICES
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DIRECTORY
OF OFFICES
United Arab Emirates Kingdom of Saudi Arabia Kingdom of Bahrain
Abu Dhabi Office Al Khobar Office Manama Office
(Regional Head Office) (Saudi Arabia Head Office) United Tower, 32nd Floor
International Tower AECOM Arabia Ltd Building 316, Road 4609
Capital Center 1st Floor, Block 346, Manama / Sea front
PO Box 53 Al Khobar Business Gate PO Box 640, Manama
Abu Dhabi King Faisal Road,
Bandariyah District T: 973 17 588 796
T: 971 2 613 4000 31952 Al Khobar, F: 973 17 581 288
F: 971 2 613 4001 PO Box 1272 bahrain@aecom.com
abudhabi@aecom.com
T: 966 13 849 4400
F: 966 13 849 4411 Qatar
Al Ain Office aal.middleeast@aecom.com
Liwa Center Building Jaidah Square
Level 1 4th Floor, Jaidah Square
PO Box 1419 Jeddah Office Umm Ghuwalina
Al Ain 2nd Floor, Al Tahlia Office Al Matar Street
Mohammed Bin Abdulaziz Street PO Box 6650
T: 971 3 702 6600 PO Box 15362 Doha
F: 971 3 755 4727 Jeddah 21444
alain@aecom.com T: 974 4 407 9000
T: 966 12 213 8500 F: 974 4 437 6782
F: 966 12 213 8595 qatardc.middleeast@aecom.com
saudiarabia.middleeast
Dubai Office @aecom.com
UBora Tower
Levels 43 and 44
PO Box 51028
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Riyadh 11414,
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