70% = Tanah

30% = Infrastruktur

1 acre of land = 43560 sqft

1 acre of land only 70% of the land to be developed. The balanced 30% will be surrendded to Local Authority fo

Density 60000 70% 42000

Selebihnya 30%

Total of land Area 5 acre = 217800 sqft

Office Building 152460 sqft - 60000
Residential 92460 sqft
Infrastructure 65340 sqft

1 acre = 60 person
2 acre = 120 person
Single-storey = 20x65
1 single-storey 1300 sqft

Double-storey 24x80
1 double-storey 1920 sqft
anced 30% will be surrendded to Local Authority for infrastructure purposes

1 unit of houses = 5 person

in 1 acre of land = 60 person per acre

density = 12 units per acre residential = 92460

1 unit area = 7705

Keluasan tanah untuk membina rumah/2 46230
1 single-storey 1300 sqft
Total 1/s = 35.6 houses
1 double-storey 1920 sqft
total double storey = 24 houses
sqft
STEP 1 - property description
Purpose: sale
Client:
Property: Residetial
Location: Batu 16 Hulu Langat
Zoning: Housing Development Potential

STEP 2 - market evidence comparable analysis

Comparable/ variables Subject Property

property
Mukim Hulu Langat
Address Batu 16 Hulu Langat
Type of property Double-storey
Land area, sqm 1920sqft
Tenure Leasehold
COLU Agriculture
others Terrace house, Intermediate , 2
floors, 3 rooms, 2 bathroom

transaction sale
Date of transaction

STEP 3 - adjust for time difference in % (give justification either market is good ot not, as what we discuss in clas

Comparable/ Adjustment
Time

STEP 4 - adjust for others (compare with our SP, either better off or worst off or NIL)
Comparable/ Adjustment
for eg Type
Land area
Tenure
Location

STEP 5 - total market value after adjusted (based on the % adjustment)

MARKET VALUE

MARKET VALUE
STEP 1 - property description
Purpose:
Client:
Property:
Location:
Zoning:

STEP 2 - market evidence comparable analysis

Comparable/ variables Subject Property

property
Mukim Hulu Langat
Address
Type of property 1/s storey
Land area, sqm 1300 sqft
Tenure Leasehold
COLU Agriculture
others intermediate, 1 floor, 3rooms, 1
bathroom
transaction sale
Date of transaction

STEP 3 - adjust for time difference in %

Comparable/ Adjustment
Time

STEP 4 - adjust for others (compare with our SP, either better off or worst off or NIL)
Comparable/ Adjustment
for eg Type
Land area
Tenure
Location

STEP 5 - total market value after adjusted (based on the % adjustment)

MARKET VALUE

MARKET VALUE
STEP 2 - market evidence comparable analysis

Comparable/ variables Subject Property

property
Mukim Hulu Langat
Address Batu 16 Hulu Langat
Type of property Office building
Land area, sqm 154260sqm
Tenure Leasehold
COLU Commercial
others
transaction sale
Date of transaction

STEP 3 - adjust for time difference in %

Comparable/ Adjustment
Time

STEP 4 - adjust for others (compare with our SP, either better off or worst off or NIL)
Comparable/ Adjustment
for eg Type
Land area
Tenure
Location

STEP 5 - total market value after adjusted (based on the % adjustment)

MARKET VALUE

MARKET VALUE
 (House) Double Storey

Evidence 1 %

Hulu Langat
61, JALAN BH 3/1
Double-storey
1,399 ft
Leasehold
Residential
End lot, Terrace house, 2 floors, 3 rooms

MYR 879,300.00
6/20/2019

good ot not, as what we discuss in class

say, 2%
MYR 861,714

off or NIL)

nil 0%
better-off 3%
nil 0%
worst off -1%
2%

MYR 878,948.28

RM1,514,131.00
(House) Single Storey

Evidence 1 %
Terrace house
Hulu Langat
6692, Batu 13 1/2 JALAN HULU LANGAT
1/s storey
1302sqft
Freehold
residential land
intermediate, 1 floor, 3rooms

MYR 320,000.00
6/19/2019

say, 3%
MYR329,600.00

nil 0%
worst-off -1%
nil 0%
nil 0%
-1%

MYR 326,304.00

MYR 305,920.00
 Office Building

Evidence 1 %

Bangi
Bandar baru bangi Ostia Jakel Mall, Selangor
Office building
285.0265sqm
Leasehold
Commercial
office corner lot, near to universities and colleges
MYR 900,000.00
6/2/2021
still considering

say, 1%
MYR 909,000.00

off or NIL)

nil 0%
nil 0%
nil 0%
better-off 2%
2%

MYR890,820.00

MYR 890,820.00
Evidence 2 %

Hulu Langat
No.3, JALAN BH 3/4
Double-storey
1,399ft
Leasehold
Residential
Terrace house, Intermediate , 2 floors, 3 rooms

MYR 1,500,003
11/7/2019

2%
MYR 1,470,002.94

nil 0%
better-off 3%
nil 0%
nil 0%
3%

RM1,514,130.84
Evidence 2 %
Terrace house
Hulu Langat
6720, JALAN 6/1
1/s storey
1302sqft
Freehold
residential land
intermediate, 1 floor, 3 rooms

MYR 210,000.00
2/8/2019

3%
MYR 216,300.00

nil 0%
worst-off -1%
nil 0%
nil 0%
-1%

MYR 214,137.00
Evidence 2 %

Bangi
Bangi Gateway mall, Selangor
Office building
15062.4628sqm
Leasehold
Commercial
Total 6 blocks, near to universities and colleges
MYR 80,000,000.00
5/19/2021
still considering

1%
MYR 81,600,000.00

nil 0%
worst-off -4%
nil 0%
better-off 2%
worst-off -2%

MYR 81,600,000.02
Evidence 3 %

Hulu Langat
No. 83, JALAN Bh 3/1
Double-storey
1,399ft
Leasehold
Residenttial
Terrace house, Intermediate,
2 floor, 3 rooms

MYR 799,200
5/9/2019

2%
MYR 783,216.00

nil 0%
better-off 3%
nil 0%
nil 0%
3%

RM806,712.48
Evidence 3 %
Terrace house
Hulu Langat
6701, JALAN 6/1
1/s storey
1302sqft
Freehold
residential land
intermediate, 1 floor, 3 rooms

MYR 300,000.00
9/20/2018

3%
MYR 309,000.00

nil 0%
worst-off -1%
nil 0%
nil 0%
-1%

MYR305,910.00
Gross Development Value
property Type Units Price Per Units (RM) Value (RM)
office 1 890,820 890,819.90
single Storey 35 326,304 12,352,564
double Storey 24 1,514,131 39,304,418
total 60 2,731,255 52,547,819.90
Development costs
infrastructure cost
residential
Infrastructure units Price Per Units (RM) Value (RM) units
Road and drain 60 10,000 600,000 1
sewerage 60 9,000 540,000 1
electricity supply 60 7,000 420,000 1
water supply 60 6,000 360,000 1
Telephone 60 4,000 240,000 1
Total 36,000 2,160,000

building costs
property Type Units area (sq.ft) costs (psf) (RM) Costs per unit (RM)
single Storey 35 1300sqft 75 97,500
Double Storey 24 1920sq.ft 75 144,000
Office 1 154260sq.ft 150 23,139,000
total

Profesional Fees

Engineering 5% of infrastructure costs (RM 2,211,000)

Archifecture and land surveyor 10% of building costs ( RM 30,007,500)

Engineering Fees RM 110,550

Archifecture and quantity surveyor Fees RM 3,000,750
Total profesion Fees RM 3,111,300

Gross Development
Value(GDV) RM 52,547,819.9
Sales Operation RM 70, 000
Registration of title RM 10,000
Infrastructure Costs RM 2,211,000
Building Costs RM 30,007,500
Profesional Costs RM 3,111,300
RM 35,409,800
Finance Costs (50%) of
total value @ 10% for 1 year RM 1,770,490
RM 37,180,290
Contingencies (5% of project costs) RM 1,859,014.50
RM 39,039,304.50
Developer's profit and
risks (10% of GDV) RM 5,254,781.99
RM 44,294,086.49
Net development Value RM 8,253,733.41
Present Value in 2 years @ 10% X 0.8264
Residual Value for Land RM 6,820,885.29
 office
price per units (RM) Value
13,000 13,000
12,000 12,000
10,000 10,000
9,000 9,000
7,000 7,000
51,000

Overall Costs (RM)

3,412,500
3,456,000
23,139,000
30,007,500

RM 2,211,000)
 DISCOUNTED CASH FLOW ( DCF )

YEAR
NOW
SALES PATTERN
CASH IN FLOW
LESS :
LAND COST RM900,000.00
PRELIMINARY COST
BUILDING COST
PROFFESIONAL FEES
FINANCING COST
CONTIGENCY
TDC
FREE CASH FLOW 2.00% -900000

IRR = 12.92%
NPV = RM23,235,694.10
 DCF FOR TWO TYPES OF BUILDING (1/S & 2/S)
OFFICE ARE NOT INCLUDED BECAUSE IT WILL BE HAND OFF END OF YEAR 2

PHASE 1 PHASE 2 PHASE 3 PHASE 4 PHASE 5

3 6 9 12 15
10% 10% 15% 15% 15%
RM 5,165,698.20 RM 5,165,698.20 RM 7,748,547.30 RM 7,748,547.30 RM 7,748,547.30

RM420,000.00 RM60,000.00 RM420,000.00

RM 805,720 RM 715,200 RM 700,080
RM 2,289,500 RM 2,289,500
RM 777,825 RM 777,825
RM 442,872.50 RM 442,872.50
RM 232,376.80 RM 232,376.80 RM 232,376.80 RM 232,376.80 RM 232,376.80
RM 1,815,921.8 RM 947,576.80 RM 932,456.80 RM 3,742,574.30 RM 2,964,749.30
RM 3,349,776.40 RM 4,218,121.40 RM 6,816,090.50 RM 4,005,973.00 RM 4,783,798.00
HAND OFF END OF YEAR 2

PHASE 6 PHASE 7 PHASE 8

18 21 24
15% 20%
RM 7,748,547.30 RM 10,331,396.40 RM 0 RM 51, 656,982

RM 2,221,000
RM 2,289,500 RM 6, 868,500
RM 777,825 RM 777,825 RM 3,111,300
RM 442,872.50 RM 442,872.50 RM 1, 770,490
RM 232,376.80 RM 232,376.80 RM 232,376.90 RM 1, 859, 014.50
RM 2,964,749.30 RM 1,453,074.30 RM 1,010,201.90 RM 15,822,304.50
RM 4,783798.00 RM 8,878,322.10 -RM1,010,201.90
Year Cash Flow DF@10% PV DF@20% PV
0 -900000 1 -900000 1 -900000
3 3349776.40 0.909 3044946.75 0.833 2790363.74
6 4218121.40 0.826 3484168.28 0.694 2927376.25
9 6816090.50 0.751 5118883.97 0.579 3946516.4
12 4005973.00 0.683 2736079.56 0.482 1930878.99
15 4783798.00 0.621 2970738.56 0.402 1923086.8
18 4783798.00 0.564 2698062.07 0.335 1602572.33
21 8878322.10 0.513 4554579.24 0.279 2477051.87
24 -1010201.90 0.467 -471764.287 0.233 -235377.043
NPV 23235694.1 NPV 16462469.3

Err:523