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> UEM SUNRISE'S RM15 BILLION KEPONG PROJECT, Kepong Metropolitan Park Metropolis Investment

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DirectorLee
post Apr 19 2018, 02:15 PM

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QUOTE(DS4 @ Apr 18 2018, 07:04 PM)
Land size 72acre
Plot ratio 6
Maximum GFA 72 x 43560 x 6 = 18,817920sqft
Maximum NSA = GFA x 70% efficiency building tower = 13,172,544sqft
Estimated GDV = 15billion
Estimated NDV = GDV - 8% = 13.8billion

Minimum Net selling price to achieve 13.8billion = RM1,047per square feet.

Please note that the above calculation are based on gross land of 72acres.
In actual scenario, u need to subdivided your 72ac land into several smaller parcel of 2-5acre in normal circumstances for phase 1, 2,3...development (since it has claimed that the overall take 15years)

As such, i am estimate the final net usable land is only 60% of 72ac.
The plot ratio calculation shall be based on 43.2ac instead of 72ac.
As a result, the NSA will be dropping to 13,172,544 x 60% = 7,903,526sqft.....

When u only have approximately 8million square feet of NSA to sell....
How you can achieve RM15billion from 8million square feet NFA?

Unless, u plan to sell at (RM15,000,000,000 % 8,000,000sqft) = RM1,875 per square feet???? [kepong u know?]

RM15billion GDV for 72ac land even with plot ratio of 6 is not REALISTIC...
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Wow, holy fuck... your analysis, good educational purpose. (start googling those unknown keywords...)
thanks man.
BEANCOUNTER
post Apr 19 2018, 02:28 PM

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15 yrs project.....most likely will overrun to 20 or 25 years.


nexona88
post Apr 19 2018, 04:42 PM

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No surprising..
target 15 year.. ended up 20 year tongue.gif
because delay in getting approvals , bad market condition etc.

This post has been edited by nexona88: Apr 19 2018, 04:43 PM
DS4
post Apr 19 2018, 04:42 PM

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QUOTE(nexona88 @ Apr 19 2018, 07:58 AM)
So your estimated GDV how much?
I know 15bil GDV like too over 🙏
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When the development is estimated to be stretched to 15years.
The investor or maybe their stakeholders or board of director shall looking at IRR or NPV instead of GDV.
To me, the most appropriate way still use NPV to measure.
You some of you have used estate master,
Will know what I means for...

nexona88
post Apr 19 2018, 04:46 PM

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QUOTE(DS4 @ Apr 19 2018, 04:42 PM)
When the development is estimated to be stretched to 15years.
The investor or maybe their stakeholders or board of director shall looking at IRR or NPV instead of GDV.
To me, the most appropriate way still use NPV to measure.
You some of you have used estate master,
Will know what I means for...
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okay..

so what's your take?
DS4
post Apr 19 2018, 04:55 PM

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QUOTE(ufo91919 @ Apr 19 2018, 11:00 AM)
Most probably, they will apply to increase the plot ratio. With higher plot ratio, price psf can be lower..
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Honestly, the approved plot ratio 6 for this piece of commercial land located at kepong area is already maximum.
May just look at
Sunway Geo plot ratio 4,
Mah Sing icon city plot ratio 4,
Tropicana Metropark plot ratio 4,
Sunway serene plot ratio 6,
Hotel pinnacle pj plot ratio 6

Based on the 42.3ac land which is 60% land efficiency for 72ac land,
The maximum Net saleable area is already 8million sqft.
Assuming average size of 1,000 sqft (which is considered quite big for service apartment because of commercial land status), total numbers of units is already 8,000,

If higher plot ratio, there will be come close to 10,000 unit.
Again, you will need to carve out the land for hospital, police station, school, sewerage treatment plant, pmu (not ppu),many more amenities needed if u plan a more than 10,000 unit township

TSaccetera
post Apr 23 2018, 09:00 PM

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This area can now get higher than 6 and considering 15 years, the plot ratio will gradually increase as well as the PSF to be sold.

nexona88
post Apr 23 2018, 11:25 PM

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hmm intrusting...

higher than 6..

then means 15 bil is small issues only
spazerock
post Sep 15 2018, 02:23 AM

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how going on this project, do uem make the payment for land purchase from government.

the MP kepong said, propose cancel the deal if developer haven't make payment.

http://www.sinchew.com.my/node/1793795
corleone74
post Sep 15 2018, 04:06 AM

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QUOTE(DS4 @ Apr 19 2018, 04:55 PM)
Honestly, the approved plot ratio 6 for this piece of commercial land located at kepong area is already maximum.
May just look at
Sunway Geo plot ratio 4,
Mah Sing icon city plot ratio 4,
Tropicana Metropark plot ratio 4,
Sunway serene plot ratio 6,
Hotel pinnacle pj plot ratio 6

Based on the 42.3ac land which is 60% land efficiency for 72ac land,
The maximum Net saleable area is already 8million sqft.
Assuming average size of 1,000 sqft (which is considered quite big for service apartment because of commercial land status), total numbers of units is already 8,000,

If higher plot ratio, there will be come close to 10,000 unit.
Again, you will need to carve out the land for hospital, police station, school, sewerage treatment plant, pmu (not ppu),many more amenities needed if u plan a more than 10,000 unit township
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Nice!

Are the zoning and PR (ie KL city master plan) found online?

fyi there are some projek like in ampang PR is 1:12. magna prima bought a plot a while back with PR 12.

http://www.colliers.com/en-gb/singapore/ab...-24-jalanampang

https://www.thestar.com.my/business/busines...assy-land-sale/

If you take PR 1:12 then the psf drops accordingly, this is also amortized over the 15 year project lifespan.

So i guess the big question is what the actual PR is for said plot under current KL master plan.

Note also potential plot intensification over time by relevant authorities.

dingding.


This post has been edited by corleone74: Sep 15 2018, 04:26 AM
pilotHans
post Oct 12 2018, 12:13 PM

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QUOTE(seechin @ Apr 14 2018, 11:47 PM)
[attachmentid=9733664]
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1) holymoly. i choked ohmy.gif hope they revamp the access road around that area. that LPPSA house alread creating so much traffic around that area rclxub.gif

2) suppose to be a MRT station somewhere near project no 8 hmm.gif PTLM or PDRM? sweat.gif sorry not sure on that skyworld project.

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