REGISTERED QUANTITY SURVEYORS COST REPORT...Registered Quantity Surveyors Detailed Cost Report 3.0 Construction Cost Summary Table 2 - Cost Estimate Summary 4.0 Basis of Estimate 4.1

Client: Urban Link

Project Description: Residential Dwelling with Basement Parking

Project Address: 17 Firth Avenue, Strathfield NSW

QPC Reference No: Q2020-CR173

Date of Assessment: 17th August 2020

REGISTERED QUANTITY SURVEYORS

COST REPORT

www.capital-qpc.com.au

QPC & C Pty LimitedABN 78 074 731 963

Office Address:Level 1, 1 Bells Road,Oatlands, NSW, 2117

Postal Address:PO Box 300, Oatlands, NSW, 2117

P 02 9638 5522E [email protected]


1

Registered Quantity Surveyors Detailed Cost Report

Contents

Section 1.0 Introduction

Section 2.0 Development Description

Section 3.0 Construction Cost Summary

Section 4.0 Basis of Estimate

Section 5.0 Review of Documentation

Section 6.0 Disclaimer

Tables within Report

Table 1 - Development Information

Table 2 - Cost Estimate Summary

Table 3 - Drawing Register

Appendix

Appendix A - Council Form

Appendix B - Elemental Cost Estimate

Appendix C - Schedule of Finishes

1.0 Introduction

2.0 Development Description

2

1

Table 1 - Development Information

Balcony Areas 124 m2

Total Areas 1,144 m2

An instruction was received on 7th August 2020 to complete a cost estimate for submission with DA

documentation to Council. To this end we have carried out the following:

The development proposes the construction of a two-storey residential dwelling over a basement.

357 m2

663 m2

Parking Areas x Car Spaces

Residential Areas

Item Area

x Units

Comments

Q2020-CR173 2


3.0 Construction Cost Summary

Table 2 - Cost Estimate Summary

4.0 Basis of Estimate

4.1 Section 255 (EPA Regulation 2000)

4.2 Section 25J

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-

-

-

-

-

-

4.3 Capital Investment Value

See section4.1

Excavation (Included )

Decontamination or Remediation (Excluded )

See section4.3

We advise that this is a genuine estimate of the construction costs prepared in accordance with the DA issue

Architectural Plans and draft Schedule of Finishes only. A more detailed estimate can be prepared upon

receipt of Structural Engineering and Services Documentation.

$1,948,516

Amount Comments

$2,101,117

In accordance with Section 25 J of the EP&A Regulation the proposed cost of carrying out the

development is to be determined by adding up all the costs and expenses that have been or are to be

incurred by the applicant in carrying out the development. Including the following:

In accordance with Section 255 of the EP&A Regulation the development cost includes for goods &

services tax, builders margin and all associated preliminaries & labour but excludes any project

contingency.

See section4.2

The cost of any development that is provided as affordable housing. (Not Considered )

The construction cost estimate as calculated by our firm can be summarised as follows:

Item

The following are not to be included in the proposed cost:

Total Cost of Works (Clause 255)

Capital Investment Value

$2,143,367

Total Cost of Works (Clause 25J)

In accordance with NSW Planning Circular PS 10-008 the Capital Investment Value of a development

or project includes all costs necessary to establish and operate the project, including the design and

construction of buildings, structures, associated infrastructure and fixed or mobile plant and

equipment. (Excluding contingency, land cost, development contributions, finance fees & interest and

GST)

Erection of a Building (Included )

The costs of fittings and furnishings. (Considered)

Demolition (Included )

The costs of any development that is the adaptive reuse of a heritage item (Not Considered )

Q2020-CR173 3


4.5 Quality

4.5 Exclusions

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-

-

-

5.0 Review of Documentation

Table 3 - Drawing Register

6.0 Disclaimer

Kind Regards,

Tony Sassine B.App.Sci (Hons), AAIQS

Managing Director

A schedule has been prepared to establish a quality basis to determine the costs of finishes. The

finishes nominated are of a reasonable standard which is appropriate for the projects type and

location.

This cost estimate has been prepared for the purpose of providing an indicative development cost suitable

for DA submission to Council. All reasonable professional care and skill have been exercised to validate the

accuracy and authenticity of the information supplied. Any form of contractual, tortuous or other form of

liability for any consequences, loss or damage, which may result from other persons acting upon or using this

estimate, will not be accepted.

Urban Link 2020-080

DA0001; DA0002; DA1001;

DA1002; DA2001 - DA2004;

DA3001; DA3002; DA4001; DA5001

- DA5003

-

The estimate has been prepared based on a review of documentation supplied, including:

Reference Drawings: Issue

The following items have been excluded from this cost estimate:

Consultant

National Broadband Network Implications

Acoustic treatments exceeding the nominal allowance

Electrical Substation / Electricity Upgrades

The finishes and therefore costs may be subject to change based on future selections made by the

developer or builder.

Rock Excavation

Interest & Finance Charges

Land Costs, Rates, Legals, Stamp Duty & the like

Decontamination or Remediation

Q2020-CR173 4

Appendix A





DATE OF REPORT:

DEVELOPMENT APPLICATION No.

CONSTRUCTION CERTIFICATE No.

APPLICANT'S NAME:

APPLICANT'S ADDRESS:

DEVELOPMENT DESCRIPTION:

DEVELOPMENT ADDRESS:

Gross Floor Area - Commercial m2 Total Gross Floor Area m2Gross Floor Area - Residential m2 Total Site Area m2Gross Floor Area - Retail m2 Total Car Parking Spaces No.Gross Floor Area - Car Parking m2Gross Floor Area - Other m2

Total Development Cost $

Total Construction Cost $Total GST (Included Above) $

Excavation $ Fit-Out - Commercial $

Cost per m2 of site area $ Cost per m2 of commercial area $

Demolition & Site Prep $ Fit-Out - Residential $

Cost m2 metre of site area $ Cost per m2 of residentail area $

Construction - Commercial $ External Works / Landscaping $

Cost per m2 of commercial area $ Cost per m2 of site area $

Construction - Residential $ Professional Fees $

Cost per m2 of residential area $ % of Development Cost %

Construction - Retail $ % of Construction Cost %

Cost per m2 of retail area $

Car Park $

Cost per m2 of site area $

Cost per space $

I certify that I have:

✓

✓

✓

✓

✓

Signed:

Name: Tony Sassine AIQS Membership Number: 1565

Position & Qualifications: Managing Director, B.App.Sci (Hons), AAIQS

Measured gross floor areas in accordance with the Method of Measurement of Building Area in the AIQS

Cost Management Manual Volume 1 (Appendix A2)

Registered Quantity Surveyor's Detailed Cost Reportfor development costs in excess of $1,000,000

213.42 /m2 Total Development Cost: $ 2,143,367

274,136

Inspected the plans the subject of the application for development consent or construction certificate.

Prepared and attached an elemental estimate generally prepared in accordance with the Australian Cost

Management Manuals from the Australian Institute of Quantity Surveyors.

Calculated the development costs in accordance with the definition of development costs in the Section 94A

Development Contributions Plan of the council at current prices.

Included GST in the calculation of development cost

137,068 /space Incl GST

2.00

44,590 620,176

34.71 /m2 826.93 /m2

183,109

142.55 /m2

876,080 42,027

1168.15 /m2 1.96

80.38 /m2

ESTIMATE DETAILS

750 1,284

2

357

2,143,367

2,101,341

194,852

103,249

Residential Dwelling with Basement Parking

17 Firth Avenue, Strathfield NSW

DEVELOPMENT DETAILS

1,107

17th August 2020

6

Appendix B





Client: Urban LinkProject Description: Residential Dwelling with Basement ParkingProject Address: 17 Firth Avenue, Strathfield NSWDate: 17th August 2020

ELEMENT GFA Rate % TOTAL ELEMENTAL COST

SITE PREPARATION $29.68 1.72% $32,845

EXCAVATION $68.71 3.98% $76,053

SUBSTRUCTURE $182.44 10.57% $201,926

SUPERSTRUCTURE

Upper Floors $169.60 9.83% $187,718

Roof $96.23 5.58% $106,512

External Walls $202.26 11.72% $223,862

Windows $49.77 2.88% $55,083

External Doors $1.81 0.10% $2,000

Internal Walls $47.14 2.73% $52,173

Internal Screens $5.42 0.31% $6,000

Internal Doors $10.81 0.63% $11,965

FINISHES

Wall Finishes $83.80 4.86% $92,755

Floor Finishes $65.43 3.79% $72,419

Ceiling Finishes $33.11 1.92% $36,644

FITTINGS

Fitments $62.75 3.64% $69,451

Sanitary Fixtures $9.31 0.54% $10,300

SERVICES

Water & Gas Supply $42.87 2.48% $47,450

Heating, Ventilation & AC $35.50 2.06% $39,292

Fire Protection $0.81 0.05% $900

Electrical Light & Power $24.49 1.42% $27,105

Trasportation Systems $54.21 3.14% $60,000

Special Services $0.45 0.03% $500

EXTERNAL WORKS $121.86 7.06% $134,876

Subtotal - Elements $1,547,828

Preliminaries $192.29 11.14% $212,826

Profit & Overheads $135.21 7.83% $149,656

Total Construction Cost 1,107 m2 $1,725.94 100% $1,910,310

Professional Fees $38,206

Total Development Cost (Excluding GST) $1,948,516

Goods & Services Tax $194,852

Total Development Cost (Including GST) $2,143,367

ELEMENTAL COST PLAN SUMMARY

Q2020-CR173 8

Client: Urban LinkProject Description: Residential Dwelling with Basement ParkingProject Address: 17 Firth Avenue, Strathfield NSWDate: 17th August 2020

Qty Unit Rate Total

SITE PREPARATIONDemolition 1 Item 20,000.00$ 20,000.00$ Site Clearance 1,284 m2 10.00$ 12,844.90$

EXCAVATIONBulk Excavation 1,142 m3 40.00$ 45,676.80$ Trim, level and compact entire building area. 483 m2 15.00$ 7,246.20$ Detailed Foundation Excavation 93 m3 250.00$ 23,129.55$

SUBSTRUCTUREConcrete, Reo & Labour to Footings 93 m3 550.00$ 50,885.01$ Basement Perimeter Walls 369 m2 230.00$ 84,809.28$ Basement Internal Walls 90 m2 230.00$ 20,693.10$ Concrete Slab on Ground 357 m2 110.53$ 39,442.63$ Suspended Concrete Slabs N/A m2 N/ADriveways 42 m2 110.53$ 4,595.84$ Subsoil Drainage

Car Wash Pit Excl.Stormwater Pits 1 Item 1,500.00$ 1,500.00$ Discharge Control Pit Excl. -$ Rainwater Tank Incl. -$

SUPERSTRUCTUREUpper Floors

Suspended Concrete Slab 661 m2 225.43$ 148,903.54$ Concrete Slab on Ground (GF) 126 m2 110.53$ 13,952.20$ Internal Stairs 2 No. 4,000.00$ 8,000.00$ Lift Shaft 1 No. 15,133.97$ 15,133.97$ Termite Protection to Perimeter Wall 115 m 15.00$ 1,728.45$

RoofFramed Roof Structure 449 m2 90.00$ 40,368.60$ Roof Lining and Plumbing 449 m2 90.00$ 40,368.60$ Concrete Roof Structure 78 m2 265.43$ 20,674.37$ Skylight 9 m2 600.00$ 5,100.00$ Awnings Excl. -$

External WallsPerimeter Walls 627 m2 220.00$ 137,878.62$ Parapet walls 25 m2 220.00$ 5,456.00$ Mouldings 373 m 55.00$ 20,527.10$ External Columns 30 No. 2,000.00$ 60,000.00$ External Screens / Louvers Excl. -$

WindowsAluminium framed windows & doors 157 m2 350.00$ 55,083.00$ Commercial Glazing N/A Item N/A N/A

External DoorsAutomatic Doors N/A No. N/A N/ARoller Doors / Tilt Doors 1 No. 2,000.00$ 2,000.00$

Internal WallsParty Walls N/A m2 N/A N/AInternal Walls 580 m2 90.00$ 52,172.91$

Internal ScreensStorage Cages Excl. -$ Frameless Shower Screen 6 No. 1,000.00$ 6,000.00$

ELEMENTAL COST PLAN BREAKUP

Item

Q2020-CR173 9

Internal DoorsUnit Entry Doors 1 No. 1,500.00$ 1,500.00$ Internal Unit Doors 19 No. 250.00$ 4,750.00$ Internal Sliding Doors 6 No. 350.00$ 2,100.00$ Hardware to above 19 No. 85.00$ 1,615.00$ Basement Solid Doors 4 No. 500.00$ 2,000.00$

FINISHESWall Finishes

Plasterboard to Perimeter Walls 627 m2 18.00$ 11,280.98$ Plasterboard to Party Walls N/A m2 N/A N/AInsulation to above 627 m2 10.00$ 6,267.21$ Plasterboard to Internal Walls 1,159 m2 18.00$ 20,869.16$ Cornice to above 638 m 18.00$ 11,482.19$ Painting to above 1,786 m2 12.00$ 21,433.43$ Wall tiles to Bathrooms 8 No. 2,000.00$ 16,000.00$ Skirting within unit 638 m 8.50$ 5,422.15$

Floor FinishesCarpet to bedroom areas 264 m2 50.00$ 13,198.00$ Carpet to lobby areas Excl. -$ Waterproofing to Wet Areas 8 No. 450.00$ 3,600.00$ Tiling to Wet Areas 59 m2 75.00$ 4,393.50$ Tiling to kitchen & living areas 359 m2 75.00$ 26,919.75$ Waterproofing to Balconies 6 m2 40.00$ 245.60$ Timber decking to GF terrace. 118 m2 200.00$ 23,602.00$ Tiling to Balconies & Patios. 6 m2 75.00$ 460.50$

Ceiling FinishesPlasterboard to ceiling 663 m2 40.00$ 26,504.40$ Access hatches per unit 1 No. 200.00$ 200.00$ Painting to above 663 m2 15.00$ 9,939.15$

FITTINGSFitments

Sliding Mirror Wardrobe 3 No. 1,000.00$ 3,000.00$ Walk-In-Wardrobe 5 No. 1,800.00$ 9,000.00$ Kitchen Joinery incl bottler 1 No. 15,000.00$ 15,000.00$ Kitchen Benchtops 1 No. 5,000.00$ 5,000.00$ Kitchen Splashback 1 No. 2,500.00$ 2,500.00$ Laundry joinery incl tops 1 Item 3,000.00$ 3,000.00$ Linen cupboards 3 No. 850.00$ 2,550.00$ Cool Room 1 Item 8,000.00$ 8,000.00$ Vanity Joinery Custom Made 8 No. 550.00$ 4,400.00$ Mirror above Vanity 8 No. 100.00$ 800.00$ Fire Place 1 Item 7,500.00$ 7,500.00$ Internal Stair Handrails 10 m 230.00$ 2,286.20$ Void Balustrades 14 m 250.00$ 3,615.00$ Mail Boxes 1 No. 250.00$ 250.00$ Required Signage Incl. -$ Appliances -$

Oven 900mm 1 No. 800.00$ 800.00$ Cooktop 900mm 1 No. 450.00$ 450.00$ Rangehood 900mm 1 No. 400.00$ 400.00$ Dishwasher 900mm 1 No. 900.00$ 900.00$ Microwave N/A No. -$ N/A

Sanitary FixturesToilet Suite Concealed Cistern 8 No. 400.00$ 3,200.00$ Urinals N/A -$ Bath Tubs & Tapware 1 No. 1,000.00$ 1,000.00$ Vanity Basin & Mixer 8 No. 150.00$ 1,200.00$ Shower Mixer & Rose 6 No. 350.00$ 2,100.00$ Kitchen Sink & Tapware 1 No. 450.00$ 450.00$ Laundry Tub & Tapware 1 No. 350.00$ 350.00$ Bathroom Accessories 8 No. 250.00$ 2,000.00$

Q2020-CR173 10

SERVICESWater & Gas Supply

Sanitary plumbing and drainage (Units) 1 No. 40,000.00$ 40,000.00$ Sanitary plumbing and drainage (Commercial) N/A Item N/A N/AStormwater Pits, OSD, Etc. 1 Item 2,000.00$ 2,000.00$ Allowance for standard sewer connection 1 Item 3,000.00$ 3,000.00$ Rainwater Tanks 1 Item 1,500.00$ 1,500.00$ Supply of Hot Water Units 1 No. 950.00$ 950.00$ Gas Reticulation Incl. -$

Heating, Ventilation & ACAir Conditioning Ducted System 604 m2 60.00$ 36,241.80$ Ventilation to Wet Areas 9 No. 300.00$ 2,700.00$ Ventilation to Kitchen 1 No. 350.00$ 350.00$ Stair Pressurisation Excl.Mechanical Ventilation to Basement Excl.

Fire ProtectionBooster - Sprinkler Excl. -$ Fire Sprinklers to Basement Excl. -$ Fire Sprinklers to Upper Levels Excl. -$ Booster - Hydrant Excl. -$ Diesel Pump Excl. -$ Fire Hydrant Per Level Excl. -$ Fire Indicator Panel (FIP) Excl. -$ Emergency Warning & Intercommunication System (EWIS) Excl. -$ Thermal Detectors Excl. -$ Smoke Detectors 5 No. 180.00$ 900.00$

Electrical Light & PowerElectrical Services (Units) 1 Units 20,000.00$ 20,000.00$ Electrical Services (Commercial) N/A Item N/A N/ATemporary Electrical Boards 1 No. 1,000.00$ 1,000.00$ Connection Fees 1 No. 250.00$ 250.00$ Substation Excl.Light fittings to Units 1 No. 2,500.00$ 2,500.00$ Light fittings to Parking Areas 357 m2 8.00$ 2,854.80$ Light fittings to External Areas 1 Item 500.00$ 500.00$

Transportation SystemsPassenger Lift 3 levels 1 Item 60,000.00$ 60,000.00$ Escalators & Moving Walks Excl. -$ Car Lift Excl. -$ Turn Tables Excl. -$

Special ServicesLaundry Chute 1 No. 500.00$ 500.00$ Garbage Chute Per Level Excl. -$ Garbage Carousel & Compactor Excl. -$

EXTERNAL WORKSLandscaping 615 m2 45.00$ 27,696.60$ Pathway incl. Pavers 8 m2 150.00$ 1,254.00$ Stepping Stones 1 Item 5,000.00$ 5,000.00$ Planterbox / Retaining Walls 13 m 320.00$ 4,227.20$ Allowance for pool construcion incl. filtration 1 Item 45,000.00$ 45,000.00$ Tiling to pool surrounding 75 m2 150.00$ 11,248.50$ BBQ area joinery 1 No. 2,500.00$ 2,500.00$ Pool Fencing to above. 23 m 280.00$ 6,319.60$ Outside Boundary Works 20 m 650.00$ 13,071.50$ Front Fencing 20 m 380.00$ 7,641.80$ External Gates 1 No. 550.00$ 550.00$ Boundary/Divisional Fencing 148 m 70.00$ 10,367.00$

1,547,827.70$

Preliminaries & Labour 13.75% % 212,826.31$ Profit & Overheads 8.50% % 149,655.59$

1,910,309.59$

Subtotal (Trades)

Total Construction Cost (Excluding GST)

Q2020-CR173 11

Appendix C





Client: Urban Link

Project Description: Residential Dwelling with Basement Parking

Project Address: 17 Firth Avenue, Strathfield NSW

Date: 17th August 2020

BASEMENT

Perimeter Walls: Dincel

Mechanical Ventilation Excluded

Fire Sprinklers Excluded

STRUCTURE

Generally Load Bearing Brickwork Structure

Perimeter Walls Rendered Finish

Upper Levels Concrete Slabs

Roof Type Concrete Roof Structure / Framed Roof

Roof Finish Waterproof / Roof Tiles

Windows & Doors: Powdercoated Aluminium Framed

Balcony Balustrades: Powdercoated Aluminium Framed

Passenger Lift Included

INTERNAL

Doors: Hollow doors

Door Furniture: Satin Chrome Lever

Wardrobes: Sliding Mirror Wardrobe

Walls: Plasterboard & Paint

Ceilings: Plasterboard & Paint

Cornice: Shadowline

Skirting/Architrave: 92mm MDF (Selected Profile)

Air Conditioning: Ducted System

Blinds: Vertical Fabric Blinds

Intercom: Included

Alarm: Included

FLOOR FINISHES

Bedrooms: Carpet

Living & Dining: Tiles

Kitchens: Tiles

Bathroom, Ensuite, Laundry: Tiles

Balcony: Tiles

KITCHEN

Joinery: Polyurethane Finish Floor & Wall Cupboards

Cupboard Hardware: Stainless steel handles or concealed

Benchtop: 40mm Ceaserstone or similar

Splashback: 20mm Stone

Sink: Double Bowl Undermount

SCHEDULE OF FINISHES

Q2020-CR173 13

APPLIANCES

Oven: 90cm Stainless steel oven with digital clock.

Cooktop: 90cm Stainless steel 4 burner incl wok.

Rangehood: 90cm Stainless steel slide out range.

Dishwasher: 90cm Stainless steel dishwasher.

Microwave: Excluded

Dryer: Excluded

Hot Water System: Gas Instantaneous fixed in recess box.

BATHROOM & ENSUITE

Vanity: Polyurethane Cabinet with 20mm stone top.

Basin: Included in Vanity

Mirror: Full width of vanity hung on wall.

Shower Screen: Frameless Shower Screen

Toilet Suite: Concealed Cistern Suite

Accessories: All accessories to be chrome.

Floor Waste: Smart Tile Floor Waste

LAUNDRY

Tub: 45 Litre tub and cabinet

Tapware: Flick mixer with telescopic spout.

Splashback: Wall Tiles

Q2020-CR173 14

Documents

REGISTERED QUANTITY SURVEYORS COST REPORT...Registered Quantity Surveyors Detailed Cost Report 3.0 Construction Cost Summary Table 2 - Cost Estimate Summary 4.0 Basis of Estimate 4.1