AH - mixed use development appraisal worksheets

Guidance on preparing your spreasheets

Sustainable Design and Development Course-work stage 2_2013 Please complete under-noted template before submitting hard copy and electronic version. student name: Roland Laposi____________________________ matriculation number: ___H00143350__________________ submission date: __12/12/13________________________

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Guidance on preparing your spreasheets

Sustainable Design and Development 2013 Course-work stage 2: Development Appraisal The following worksheets are presented as a series of templates so the first thing you should do is save this in your own directory as an xlsx (excel) file.

You are required to carry out some editing and aleration of all key variables , after analysing markets. Key exercises include: Changing all the dummy variables shown in red on worksheets entitled 'key data' .

Checking values in green are dependent cells with information being drawn from elsewhere (mainly key data sheet.)

Areas with Yellow fill need some spreadsheet development by you.

The step by step exercise in terms of this spreadsheet requires you to: 1. Analyse your scheme proposal and determine property uses 2. Calculate gross floor areas , and input to key data.

3. Estimate market rents and yields for offices and shops and market values for private residential. input to key data.

4. Analyse cost information to establish construction costs, interest rates and other costs. Input to key data 5. Estimate any other planning costs and input into the cashflow worksheet.

6. The s curve and cashflow worksheets need to be adjusted for the pre construction, construction and post construction periods (this will mean adding and/or deleting rows). You also need to check and edit other data and entries such as adjusting column I (proceeds) in cashflow to account for amounts and timings of sales.

7. Ensure the amount computed for site value (which is the amount amount appearing at the bottom of the key data sheet) gives a figure that you guauge is of the correct magnitude (input data with wrong positioning of decimal place is a recurring problem for example).

A 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24

B

C

D

E

F

G

H

KEY DATA Offices rental value/m2 investment yield no. of units (housing/hotelroom) area G.I.A. gross to net capital value/unit (res) construction costs £/m2 construction costs total construction costs site costs including landscaping prof. fees (constr) purchasers costs letting fees sale fees TIME pre build build void total development period annual interest rate annual inflation rate Profit requirement

25 Cleared SITE VALUE 26 Demolition Cost 27 S75 Developers Cont 28 RESIDUAL SITE VALUE

Retail £275.00 7.5% 2,696 85%

Hotel £260 rate/unit £87 6.2% investment yield 6.0% no. of units (housing/hotelroom) 200 2940 area G.I.A. 9,200 85% gross to net 80% capital value/unit (res) £1,500 construction costs £/m2 £1,390 £4,410,000 construction costs £12,788,000

£1,500 £4,044,000 £26,294,000 12% of building costs 14% 5.0% 10% 2% 8 34 6 48 4.4% 2.1% 25%

£3,128,320 £884,400.00 £736,500.00

£1,507,420.03

months months months months monthly= monthly= of NDV

0.359% 0.173%

resid. afford resid rented £8,400.00 £11,352 7.0% 7.0% 11 32 862 2,506 100% 100% £0 £1,500 £1,500 £1,292,372 £3,759,628

A 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57

A VALUE 1. Office gross area gross to net net lettable area rate/m2 gross income pa. investment yield GDV less costs NET DEVELOPMENT VALUE 2. Residential private rented no of units rate/unit gross income pa. investment yield GDV less costs NET DEVELOPMENT VALUE 3. Retail gross area gross to net net lettable area rate/m2 gross income investment yield GDV less costs NET DEVELOPMENT VALUE 4. Hotel address: number of rooms room rate occupancy rate turnover net profit ratio capitalisation@ Gross Value less costs NET DEVELOPMENT VALUE 5. Residential Affordable no of units rate/unit gross income pa. investment yield GDV less costs NET DEVELOPMENT VALUE

B

C

7.5%

D

E

F

2,696 85% 2,292 275 630,190 13.33 £8,402,533

5.0%

£400,121 £8,002,413

7.00%

32 11,352 363,264 14.28571429 £5,189,486

5.0%

£247,118 £4,942,367

6.2%

2,940 85% 2,499 260 649,740 16.13 £10,479,677

5.0%

£499,032 £9,980,645

36% 6.0%

200 £87.00 80% 5,080,800 1829088 17 £30,484,800

5.0%

£1,451,657 £29,033,143

7.0%

£11 £8,400 £92,400 14.3 £1,320,000

5.0%

£62,857 check NDV

Total Gross Development Value less costs 5.0% TOTAL NET DEVELOPMENT VALUE

£55,876,496 £2,660,786 £53,215,711

£1,257,143 £53,215,711

A B C D E 1 construction payments table 2 month proportion cum £cum monthly pay 3 1 1 1 110,712 110,712 4 2 1 2 221,423 110,712 5 3 2 4 442,846 221,423 6 4 2 6 664,269 221,423 7 5 3 9 996,404 332,135 8 6 3 12 1,328,539 332,135 9 7 5 17 1,882,097 553,558 10 8 6 23 2,546,366 664,269 11 9 6 29 3,210,636 664,269 12 10 7 36 3,985,617 774,981 13 11 8 44 4,871,309 885,693 14 12 9 53 5,867,714 996,404 15 13 9 62 6,864,118 996,404 16 14 9 71 7,860,522 996,404 17 15 9 80 8,856,926 996,404 18 16 10 90 9,964,042 1,107,116 19 17 10 100 11,071,158 1,107,116 20 18 10 110 12,178,274 1,107,116 21 19 10 120 13,285,389 1,107,116 22 20 10 130 14,392,505 1,107,116 23 21 10 140 15,499,621 1,107,116 24 22 10 150 16,606,737 1,107,116 25 23 9 159 17,603,141 996,404 26 24 9 168 18,599,545 996,404 27 25 9 177 19,595,949 996,404 28 26 8 185 20,481,642 885,693 29 27 8 193 21,367,335 885,693 30 28 7 200 22,142,316 774,981 31 29 7 207 22,917,297 774,981 32 30 6 213 23,581,566 664,269 33 31 6 219 24,245,836 664,269 34 32 5 224 24,799,394 553,558 35 33 5 229 25,352,952 553,558 36 34 5 234 25,906,509 553,558 37 35 4 238 26,349,356 442,846 38 36 4 242 26,792,202 442,846 39 37 4 246 27,235,048 442,846 40 38 3 249 27,567,183 332,135 41 39 3 252 27,899,318 332,135 42 40 3 255 28,231,453 332,135 43 41 2 257 28,452,876 221,423 44 42 2 259 28,674,299 221,423 45 43 2 261 28,895,722 221,423 46 44 1 262 29,006,434 110,712 47 45 1 263 29,117,145 110,712 48 46 1 264 29,227,857 110,712 49 47 1 265 29,338,568 110,712 50 48 1 266 29,449,280 110,712 51 £29,449,280 29,449,280 52 53

F

G

H

I

J

K

L

M

N

35,000,000 30,000,000 25,000,000 20,000,000

cumulative amount

15,000,000

O

P

Q

S75 Developers Contribution Transportation improvements Contribution Bus Service 100000 Cycle routes 40000 Safer routes to School 10000 Bus Stop upgrade 12000 City Car Club 7000 Public Realm Improvements Uses GIA (m2) Public R retail 3000 £50.00 £150,000.00 office 2700 £40.00 £108,000.00 hotel 10100 £20.00 £202,000.00 residential 43 £2,500.00 £107,500.00 Total £736,500.00

monthly payment

10,000,000 5,000,000

1

3

5

7

9 11 13 15 17 19 21 23 25 27 29 31 33 35 37 39 41 43 45 47

GIA count of construction and demolishment Building Unit GIA/floor (m2) Resi floors 1 168 2 312 3 192 4 144 5 164 6 128 7 192 8 144 9 BAR 112 9 AH Hotel 920 TOTAL Demolish 13400

Resi m2 2 2 1 2 2 2 4 4

Illustrative section of Mixed Use Buildings Floor/Uses Building 1 building 2 4th 3rd residential residential 2nd residential residential 1st office office ground retail retail -1 office office -2 office office Construction Costs Building Cost Resi Shop Convesion to Hotel Office

£/m2

Total Costs 1500 5052000 1500 4410000 1390 12788000 1500 4044000 Total building costs £26,294,000 £/m2

Demolishment cost

66

Total Costs £884,400

Retail floor 336 624 192 288 328 256 768 576 0 0 3368

building 3 residential office office retail retail/café retail/café

Retail m2 1 1 3 1 3 3 2 1 3

building 4 residential residential office office retail/café -

Office floor 168 312 576 144 492 384 384 144 336 0 2940

building 5 residential residential office office retail retail/café retail/café

Office m2 3 3 2 2 2 2

building 6 residential residential office office retail retail/café retail/café

Residential Unit count Building Unit 2 bedroom 3 bedroom 1 4 2 2 0 4 3 1 2 4 0 4 5 5 0 6 2 2 7 4 6 8 4 3 Total bedrooms 20 23

Hotel floor 504 936 384 288 328 256 0 0 0 0 2696

Building 7 residential residential residential residential retail retail

Hotel m2

10

Building 8 residential residential residential residential Retail/Café

9200 9200

cash-flow period by period to determine site value showing formulae version

A 1 2 Key data

B

C

D 0.173%

3 month costs inflation 4 1 5 2 6 3 7 4 8 5 9 6 10 7 11 8 12 9 664269 674,704 13 10 774981 788,520 14 11 885693 902,727 15 12 996404 1,017,329 16 13 996404 1,019,092 17 14 996404 1,020,859 18 15 996404 1,022,628 19 16 1107116 1,138,223 20 17 1107116 1,140,196 21 18 1107116 1,142,172 22 19 1107116 1,144,152 23 20 1107116 1,146,135 24 21 1107116 1,148,122 25 22 1107116 1,150,112 26 23 996404 1,036,895 27 24 996404 1,038,693 28 25 996404 1,040,493 29 26 885693 926,486 30 27 885693 928,092 31 28 774981 813,488 32 29 774981 814,898 33 30 664269 699,695 34 31 664269 700,908 35 32 553558 585,102 36 33 553558 586,116 37 34 553558 587,132 38 35 442846 470,520 39 36 442846 471,336 40 37 442846 472,153 41 38 332135 354,728 42 39 332135 355,343 43 40 332135 355,959 44 41 221423 237,717 45 42 221423 238,129 46 43 47 44 48 45 49 46 50 47 51 48 52 gross 26,127,933 27,168,856 53 CHECK 54 55 56 57 58

E 14%

prof fees

F 10%

letting

G 2%

sale

1,901,820

475,455

475,455

475,455 475,455

63,019 63,019 -

1,064,314 1,064,314 53,215,711 36,195,463 13,303,928 3,716,321

I

profit

J

K

L

0.359%

total inflated outlay

-

1,901,820

5,705,460 VALUE less costs less profit site value

H 25%

13,303,928 13,303,928

2,576,524 788,520 902,727 1,017,329 1,019,092 1,020,859 1,022,628 1,138,223 1,140,196 1,142,172 1,144,152 1,146,135 1,148,122 1,150,112 1,036,895 1,038,693 1,040,493 926,486 928,092 813,488 814,898 699,695 2,602,728 585,102 586,116 1,062,587 470,520 471,336 947,608 354,728 355,343 831,414 237,717 713,584 14,431,261 47,305,577

proceeds (student to adjust)

cap outstanding from prev interest - 2,576,524 9,262 - 3,374,306 12,130 - 4,289,163 15,418 - 5,321,910 19,131 - 6,360,133 22,863 - 7,403,855 26,615 - 8,453,098 30,387 - 9,621,708 34,588 - 10,796,491 38,811 - 11,977,474 43,056 - 13,164,682 47,324 - 14,358,141 51,614 - 15,557,877 55,926 - 16,763,916 60,262 - 17,861,073 64,206 - 18,963,971 68,170 - 20,072,635 72,156 - 21,071,277 75,746 - 22,075,114 79,354 - 22,967,956 82,564 - 23,865,418 85,790 - 24,650,903 88,613 - 27,342,244 98,288 - 28,025,634 - 100,745 - 28,712,495 - 103,214 - 29,878,296 - 107,405 - 30,456,221 - 109,482 - 31,037,039 - 111,570 24,182,568 - 32,096,216 - 115,377 - 8,383,754 30,137 - 8,769,235 31,523 - 9,632,172 34,625 - 9,904,514 35,604 - 10,653,703 38,297 - 10,692,000 38,435 - 10,730,435 38,573 - 10,769,008 38,712 - 10,807,720 38,851 29,033,143 - 10,846,571 38,991 53,215,711 - 2,193,813 Future site value PV of £1 in (months) cleared site value less demolition less dev. contribution Present site value

capital outstanding

-

£

£

2,576,524 3,374,306 4,289,163 5,321,910 6,360,133 7,403,855 8,453,098 9,621,708 10,796,491 11,977,474 13,164,682 14,358,141 15,557,877 16,763,916 17,861,073 18,963,971 20,072,635 21,071,277 22,075,114 22,967,956 23,865,418 24,650,903 27,342,244 28,025,634 28,712,495 29,878,296 30,456,221 31,037,039 32,096,216 8,383,754 8,769,235 9,632,172 9,904,514 10,653,703 10,692,000 10,730,435 10,769,008 10,807,720 10,846,571 3,716,321 3,716,321 0.84 3,128,320.03 884,400.00 736,500.00 1,507,420