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GREENTECH ‘13

RG ER PE OE RN TT E 20C 13H

MDRXA+SESI SENI

S E L A S A R N I A G A

QUALITY LIVING OF TOMORROW TODAY 1


SELASAR NIAGA

SELASARNIAGA

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MDRXA + SESI SENI


GREENTECH ‘13

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SELASAR NIAGA

CONTENTS

4

INTERDISCIPLINARY TEAM

05

PROPOSED SITE

07

SITE & SITE PLAN

08

DESIGN RATIONALE/IDEA DESIGN GENERATOR BUSSINESS FLEXIBILITY ENTREPERNEURIAL OPPORTUNITIES DESIGN FLEXIBILITY/POSSIBILITIES

09 10 11 12

MACRO/MICRO relationships

13

DIRECTORY DIAGRAMS

14

TYPICAL FLOOR PLAN / UNIT FLOOR PLAN

15

NEIGHBOURHOOD RELATIONSHIPS

16

CONSTRUCTION IBS COMPONENTS & MATERIALS

17

SECTIONAL PERSPECTIVE

18

GREEN BUILDING GUIDES TABULATION and COMPLIANCE

20 - 25 26 - 27

THERMAL COMFORT ANALYSIS OTTV

28 29

ELEVATION DRAWINGS

30 - 31

COSTING TABULATION

32 - 33

SUSTAINABLE INTERIOR DESIGN

34 - 35

REFERENCES

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INTERDISCIPLINARY TEAM Qhawarizmi Norhisham is currently pursuing his Masters in Architecture at UiTM Shah Alam. Since 2010, he is vigorously active in participating in both national and international architectural competitions. He founded a group which promotes an alternative wave of design and research in experimental ideas.

Yasmin Rahman is in her fourth semester of the Master in Architecture (UiTM) program. She consistently questions the notion of experimental ideas in architecture and processes of architecture through a jint website, MDRXA.

Muhammad Shamin Sahrum has been a wandering nomad for the most part of his architectural years, including workshops in AEDES Berlin (Germany) as well as University Technology Sydney (UTS, AUS) . He is a strong believer that architectural practice must be tied back to education and that collaborations between various creative fields enriches the architectural process and experience.

Haikal Mansor dwells in the field of Zoology and Marine Biology, aside from his architectural background, for the most part of his life he has been very much into animal and wildlife conservation.

Norhafiza Roslan is currently undertaking her Masters in Petroleum Chemistry in UiTM Shah Alam with extensive background in Applied Sciences. Her work as a researcher is vital in providing real world data for the team.

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MICRO CLIMATIC STUDIES

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PROPOSED SITE

Pantai Dalam is a perfect watershed between two groups of urban Malays: the affluent and the working class. The former live mainly in gleaming, whitewashed condominiums like the Andalusia Condominium in Pantai Hillpark, or in luxury bungalows in Kampung Pantai and Pantai Halt. For the working class, the luxury apartments located further uphill are perhaps symbols of what one can aspire to. Most of them live in the low-cost apartments.

Jalan Pantai Dalam, 59200 Kuala Lumpur, Federal Territory of Kuala Lumpur

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SELASAR NIAGA

THE SITE

SITE PLAN

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DESIGN RATIONALE: IDEA

GREENTECH ‘13

“Berniagalah kamu kerana sembilan persepuluh punca rezeki adalah di dalam perniagaan.”

Hadith ini diriwayatkan oleh Nuaim bin Abdul Rahman Ihya’ ulumuddin

Whenever we think of urban housing, the images of dilapidated dwellings pops up. A place associated more with improvishment and economic inequality than with happiness and laughter. What if it were possible to create a new typology of social housing that could give its residents the leverage of creating economic opportunities ? Say a flexible dwelling within the confines and budget of social housing, but with the added function of enlarging a space as needed. This much needed space would become the catalyst for residents to become their own entrepreneur and set up their own SME (Small Medium Enterprise) bussinesses. This economic empowerment would give the residents the chance for them to gain additional income such as through tuitions, sewing and so on. By encouraging local bussiness initiatives among the residents in the neighbourhood, it is hoped that a sharing of local skills and expertise would occur that enables the local economy to further grow and prosper. All through the residents own initiative. 9


SELASAR NIAGA

DESIGN RATIONALE:

BUSSINESS FLEXIBIITY

We realise that within the society, the increase in living costs means that more and more families work multiple jobs to earn more. One of the main intentions when designing the homes for Selasar Niaga is the option of flexibility, namely bussiness flexibility. Medium income families have the option of enlarging the space of the house by means of moving partitions. Inside these ‘moving walls’ are built in furniture such as beds and side tables, customised according to the needs of the residents.

Movable walls with built in furniture and appliances, built according to the residents desires. Encouraging transformation of spaces into ones for bussiness opportunities.

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DESIGN RATIONALE: IDEA ENTREPRENEURIAL OPPORTUNITIES

Much of what constitutes our culture involves interaction with the society. Events such as the celebration of a newborn, our myriad of cultual celebrations celebrated yearly means that at all times we are in a constant flux of receiving people visiting our homes. Within the confines of social housing we allow for the creation of such space. Showed above is of a unit dwelling changed to accomodate an Al Quran recital class or turned into a jemaah pray area. An acknowledgement of our culture and its rich tradition 11


SELASAR NIAGA

DESIGN RATIONALE: IDEA DESIGN FLEXIBILITY/POSSIBILITIES

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MICRO/MACRO RELATIONSHIPS

GREENTECH ‘13

Selasar Niaga focuses on the relationship of the individual and its surroundings. The real value of a housing program is its ability to connect residents at a macro and micro scale.

From neighbours to the community. Selasar Niaga would act as its own self inititated village, with its own economic activity.

Selasar Niaga is a reinterpretation and re-adaptation of climatic aspects of the Malay Kampung House taken into vertical scale.

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DIRECTORY DIAGRAMS

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TYPICAL FLOOR PLAN

UNIT FLOOR PLAN On every level are Laundry Pods located on corridors for safe and hygenic drying of clothes. This pod is able to be securely closed and reduces the need of clothes lines that is a frequent view in urban housing today.

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UNIT RELATIONSHIPS

Axonometric section of floors indicating the relationship between untis and also the GBI incorporation into the overall design of Selasar Niaga

SELASAR NIAGA

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GREENTECH ‘13

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SELASAR NIAGA

CUT AWAY SECTIONAL PERSPECTIVE

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GREEN BUILDING GUIDE ENERGY EFFICIENCY

SUSTAINABLE SITE PLANNING

INDOOR ENV. QUALITY

INNOVATION

INDOOR ENV. QUALITY

WATER EFFICIENCY

E NERGY EFFICIENCY

PHOTOVOLTIC PANELS Photovoltaic is the direct conversion of light into electricity at the atomic level.Semiconductor material, typically silicon, is used in thin wafers or ribbons in most commercially available cells. Cuts down on a large portion of the electricity you have to use off the power grid, save some money and help the environment in the process.

APPLICABLE GBI CREDITS RNC

MR4

T5 BULB The 4-foot T5 has an initial rated light output of 2,900 lumens, This means that savings on installation and long-term maintenance. In addition, the T5 lamp is ideal for low-profile fixtures like cove lighting and display cases. The T5 fluorescent is an efficient alternative to lighting up any interior or exterior space. It is a very money-saving and space-saving material ideal for industrial applications.

APPLICABLE GBI CREDITS RNC

MR4 MR5

1. 0

LED LIGHTS LEDs, or light-emitting diodes, are a form of solid-state lighting that is extremely efficient and long-lasting. LEDs consist of small capsules or lenses in which tiny chips are placed on heatconducting material. In addition, since they contain no glass components, they are not vulnerable to vibration or breakage like conventional bulbs.

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APPLICABLE GBI CREDITS RNC

MR4 MR5

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INDOOR EN V I R ON M EN TAL QUALI TY

GREENTECH ‘13 AJIYA ARITEQ CEILING All the components in AriteQ Strip Ceiling are made from 100% locally manufactured material - Reducing environmental impact due to transportation. Reusable & Recyclable - Reducing raw material consumption and GHG emissions.

APPLICABLE GBI CREDITS RNC

EQ5 MR4

CEILING QUEEN ENERGY BOARD Ceiling Queen Energy Board uses bio technology from Japan and Korea that can generate and emit negative ions and far infrared rays using natural radiation materials, i.e. Tourmaline and Silicate minerals

APPLICABLE GBI CREDITS RNC

EE1 EE3 EQ5 EQ6 MR4

DULUX TRADE ECO-GUARD EXTERIOR PLUS Dulux Trade Eco-Guard Exterior Plus is a 100% acrylic based, low VOC (Volatile Organic Compound), energy saving exterior emulsion paint Singapore GreenLabel and Sirim Eco-Lable accreditations.

APPLICABLE GBI CREDITS RNC

EE1 EE3

2.0

FIBRE CEMENT BOARDS UAC’s fibre cement boards are environment-friendly products.The raw materials are resourced from managed resources and manufactured according to ISO 9001:2008 quality management system.

APPLICABLE GBI CREDITS RNC

MR4 MR5

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SUSTAI N AB LE SI TE PL AN N I N G

BIO SWALE A bio-swale is a shallow depression created in the earth to accept and convey storm water runoff. A bioswale uses natural means, including vegetation and soil, to treat storm water by filtering out contaminants being conveyed in the water.

APPLICABLE GBI CREDITS RNC

EE1 EE3

IBS Industrialised Building Systems (IBS) is also known as the complete assembly construction, a construction system where components are manufactured at factories on or off site, transported and then assembled into a structure with minimum work.

APPLICABLE GBI CREDITS RNC

EE1 EE3

DULUX ROOFSHIELD APPLICABLE GBI CREDITS RNC

EE1 EE3

3.0

Dulux Roofshield is a highly durable 100% acrylic based emulsion with smooth and mid sheen finishing. Its Keep Cool heat-reflective technology, which was tested by BSD (Building System & Diagnostic Pte Ltd), is capable of reducing surface temperature by up to 5O degree celcius.

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M ATER I ALS & R ESOUR CE S

GREENTECH ‘13 EXXOMAS BIOBRICK EXXOMAS BIOBRICK is an innovative product evolved from all the shortcomings of clay brick. We transformed industrial waste that is geherated by an industrial waste - generator dust particles, to become our innovative, recycled content, energy efficient masonry unit

APPLICABLE GBI CREDITS RNC

EE1 EE3 MR4 MR5

TERREAL COOLMAX Is manufactured with the benign polymer polyethylene without the use of formaldehyde. As such, the products are able to provide energy efficiency without creating human health risks associated with airborne fibres or VOC emissions.

APPLICABLE GBI CREDITS RNC

EE1 EE3

ROXUL STONE WOOL INSULATION ROXUL products are able to minimise the heat penetrating into buildings thereby reducing the energy required for cooling. This in turn contributes to reduction in carbon emissions as less energy will be consumed and the amount of fossil fuels burned can also be reduced.

APPLICABLE GBI CREDITS RNC

EE1 EE3

4.0

AJIYA ARITEQ SUNSHADE Specially custom made sunshade system to minimise discomfort from glare of natural light - Optimising daylight glare control. All the components in AriteQ Sunshade are made from 100% locally manufactured material.

APPLICABLE GBI CREDITS RNC

EE1 EE3 MR4

AJIYA METAL DOOR & WINDOW FRAME All the components are made from 100% locally manufactured material i.e ZINCALUME steel - Reducing environmentalimpact due to transportation. Reusable & Recyclable - Reducing raw material consumption and GHG emissions.

APPLICABLE GBI CREDITS RNC

MR4

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WATER EFFI CI E N CY

RAINNE & RAINTECH The roof drainage system is designed in an efficient way to minimise water leakage and overflow thereby reducing maintenance related issues.The rainwater is caught and channelthrough the gutter system to a rain storage tank.

APPLICABLE GBI CREDITS RNC

WE1 WE3

GROHE VERIS SERIES GROHE is known for its impeccable quality, innovation and craftsmanship. GROHE Veris Series products build on those core attributes by integrating watersaving technology. There are no special parts to order or install.

APPLICABLE GBI CREDITS RNC

WE4

COTTO SANITARY WARE COTTO ECO: Quality products under “SCG ECO VALUE” label. Innovative, environmentally-firendly products. Water efficiency includes minimising demands on water supply in landscaping, for toilet and urinal use, and reducing overall water consumption in the building.

APPLICABLE GBI CREDITS RNC

WE4

DUAL FLUSH WATER CLOSET

5.0

Dual flush toilets handle solid and liquid waste differently from standard American style toilets, giving the user a choice of flushes. A dual-flush toilet is a variation of the flush toilet that uses two buttons or handles to flush different levels of water.

APPLICABLE GBI CREDITS RNC

WE1 WE3

AERATOR WATER TAP

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Aerating tap water by mixes air into the water stream. This maintains steady pressure so the flow has an even, full spray. Installing low-flow shower heads and faucet aerators is the most effective water conservation savings you can do for your home.

APPLICABLE GBI CREDITS RNC

WE4

MDRXA + SESI SENI


I N N OVATI ON

GREENTECH ‘13 COMPOSTECH Compostech recycles food waste into organic compost and reduces the organic waste volume by 30%. The end result of the composting process is dry and powdery and food waste is converted into an organic feed which can also be used in landscaping to enrich plants.

APPLICABLE GBI CREDITS RNC

MR1, IN1

COLORCOIL HIGH PERFORMANCE PRE-PAINTED STEEL Reflecting up to 70% of the sun’s energy and reducing cooling costs by up to 20%, a cool metal roof made from COLORCOIL high preformance pre-painted steel, including those made from dark colors can conserve energy and meet the GBI and Star Energy requirements.

APPLICABLE GBI CREDITS RNC

EE1, EE3, MR4

WIND TURBINE A wind turbine is a device that converts kinetic energy from the wind into mechanical energy, the mechanical energy is used to produce electricity (wind generator or wind charger). A large grid-connected arrays of turbines are becoming an increasingly large source of commercial electric power.

APPLICABLE GBI CREDITS NRNC NREB INC IEB RNC

EE1, EE3, MR4

HYDROGEN ALGAE

6.0

Hydrogen gas is thought to be the ideal fuel for a world in which air pollution has been alleviated, global warming has been arrested, and the environment has been protected in an economically sustainable manner Green algae are photosynthetic microorganisms capable of using protons as a reluctant and producing molecular hydrogen.

APPLICABLE GBI CREDITS NRNC NREB INC IEB

MR1, IN1

RNC

HIGH SPEED INTERNET Communication is an essential factor that our world spins around and the Internet is the single most important tool that has made the present high speed of communication possible. This key element thus brings us to the benefits of high speed Internet access.

APPLICABLE GBI CREDITS NRNC NREB INC IEB

MR1, IN1

RNC

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POST ANALYSIS THERMAL COMFORT ANALYSIS USING ECOTECT ANALYSIS ANNUAL SUN PATH SHADOW ANALYSIS

THERMAL COMFORT ANALYSIS: Readings taken on ground level

THERMAL COMFORT ANALYSIS: Readings taken vertically through building

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GREENTECH ‘13

OTTV CONCEPT OF OT TV solar heat gain through building envelope constitutes a OTTVThe substantial share of cooling load in an airconditioned

building. In non air-conditioned buildings, the solar heat gain causes thermal discomfort. To minimise solar heat gain CONCEPT OF OTTV into a building is, therefore, the first and foremost The solar heat gain through building constitutes a substantial of coolingbuilding. load in an airconsideration in envelope the design of an energy share efficient

conditioned building. In non air-conditioned buildings, the solar heat gain causes thermal discomfort. To minimise solar heat gain into a building is, therefore, the first and foremost consideration in the design of A design criterion for building envelope known as the an energy efficient building.

overall thermal transfer value (OTTV) has been adopted.

A design criterion for building envelope known as the overall thermal transfer value (OTTV) has been adopted.

CALCULATION OF OTTV Overall Thermal Transfer Value Solar correction factor Groos exterior area Window area Solar absorptivity, wall Transmittance, wall Transmittance, window (double glaze) Window to gross Shading coefficient of glass Shading coefficient of shading Overall Thermal Transfre Value The OTTV of the building envelope

3 m² m²

CF Aoi Awi

W/m²K W/m²K

Uwi Uf WWRi SC1i SC2i OTTVi Aoi x OTTVi OTTV=

1 1.15 93 25 0.25 2.43 2.93 0.27 0.45 0.5 26.7 2,483

2 0.85 157 59 0.65 2.43 2.93 0.38 0.45 0.66 43.8 6,883

3 1.14 97 53 0.25 2.43 2.93 0.55 0.45 0.5 42.1 4,080

4 0.83 211 113 0.25 2.43 2.93 0.54 0.45 0.66 40.4 8,528

Sum 558 250

153.0 21,974 39.4

not exceeding 50

OTTVi = 15 x a x (1 – WWR) Uw + 6 (WWR) Uf + (194 x CF x WWR x SC)

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ELEVATION DRAWINGS

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COST GROSS DEVELOPMENT COST BREAKDOWN OF PRELIMINARY COST ESTIMATE 1 PILING/SPECIAL FOUNDATION Unit A. Lot 48008 SF 2

BUILDING WORK A. RESIDENTIAL TOWER i)

B.

Notes

Residential Unit

Unit

Rate Qty 15.00 634,400 Total item 1 - Piling/Special Foundation Works GFA (SF) Cost/SF Sub-Amount(RM)

Amount(RM) 9,516,000.00 9,516,000.00 Amount(RM)

SF

584,000

95.00

55,480,000.00

ii) Circulation/Plaza iii) Vertical Garden iv) Parking Podium RETAIL BLOCK

SF SF SF

16,000 2,000 8,000

80.00 300.00 90.00

1,280,000.00 600,000.00 720,000.00

i)

Retail Pin

SF

20000

200.00

4,000,000.00

ii)

Ground Floor Retail

SF

4,400

125.00

550,000.00

4,550,000.00

Total item 2 - Building Works Qty Sub-Amount(RM) 62,630,000 6,263,000.00 6 475,000.00 62,630,000 7,515,600.00

62,630,000.00 Amount(RM)

Total item 3 - Mechanical & Electrical Works Rate Qty 30,000.00 4.00 40.00 10,000 400,000.00 4.00 30,000.00 1.00 250,000.00 0.50

14,253,600.00 Amount(RM) 120,000.00 400,000.00 1,600,000.00 30,000.00 125,000.00 1,000,000.00 2,000,000.00

Total item 4 - Infrastructure Works

5,275,000.00

58,080,000.00

634,400 3

4

5 6

MECHANICAL & ELECTRICAL WORKS A. Mechanical Services B. Lift Installation C. Electrical Services

Unit % No %

INFRASTRUCTURE WORKS A. Site Clearing/Demolishing works B. Earthworks C. Road and Drainage D. General turfing & landscaping E. Landscape plaza F. Ancillary Building G. M&E Services

Unit Acre M3 Acre Acre Acre LS LS

SUB-TOTAL OF WORKS (Total item 1 to 5)

7

TOTAL CONSTRUCTION COST ( Total item 5 & 6)

7

TOTAL CONSTRUCTION COST (Brought Forward)

8

PROFESSIONAL FEES, SUPERVISION & MANAGEMENT OVERHEAD A. Main Professional Fees (7% of Item 7) i) Architect ii) Civil & Structural Engineer iii) Quantity Surveyor iv) Mechanical & Electrical Engineer B. Sub-Professional Fees i) Town Planner

C.

Landscape Architect

iii) TIA Consultant, Geotechnical & Security Consultant Service Tax (6% of Item 8A & B)

14,253,600.00

91,674,600.00

PRELIMINARIES (5% of item 6)

ii)

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Rate 10.00 100,000.00 12.00

4,583,730.00 GFA (SF) 634,400

GDC/GFA(SF) 151.73

96,258,330.00

96,258,330.00

3,369,041.55 1,684,520.78 962,583.30 721,937.48

6,738,083.10

75,000.00 15,500.00 150,000.00

240,500.00 418,714.99

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GREENTECH ‘13 D. E. F.

9

Reimbursable Cost (5% of Item 8A & B) Site Supervision (0.75% of Item 7) Management Overheads (1% of Item 7)

348,929.16 721,937.48 962,583.30

Total item 9 - Professional Fees, Supervision & Management Overhead MISCELLANEOUS A. Land Surveying Works Acre 3.11 5,000.00 B. Soil Investigation C. Individual Titles Unit 1.00 450.00 E. Quit Rent (3 years) SF 135,471.6 0.10 for 3 years F.

Legal Fees (0.5% of GDV)

G. J.

Sales and Marketing Expenses (0.5% of GDV) Contribution/Processing Fees i)

Planning Permission & Building Plan Fees

75,000.00

ii) iii) iv) v)

Development Charges ISF Sewerage plan & Connection (1% of GDV) Contribution to Local Authority

50,000.00 100,000.00

10

SUB-TOTAL DEVELOPMENT COST

11

FINANCING A. Financing During Construction (Bridging Loan) 8% per annum on 25% Total Construction Cost

15,550.00 100,000.00 450.00 13,547.16

150,000.00

375,000.00

Total item 10 - Miscellaneous

504,547.16

106,193,625.18 2,123,872.50 Total item 11 - Financing

12

9,430,748.02

TOTAL DEVELOPMENT COST

GFA (SF)

(carried to Viability Statement)

634,400.00

GDC/GFA(SF) 170.74

2,123,872.50

108,317,497.68

GROSS DEVELOPMENT VALUE BREAKDOWN OF REVENUE (BASED ON OUTRIGHT SALES) 13 REVENUE Qty Unit Area (SF) A. RESIDENTIAL TOWER i) Residential Unit SF 584,000 ii) Circulation/Plaza SF 16,000 iii) Vertical Garden SF 2,000 iv) Parking Podium SF 8,000 B. RETAIL BLOCK i) Retail Pin SF 20000 i) Ground Floor Retail SF 4,400 14

Rate (RM)

Amount (RM)

Amount(RM)

200.00 150.00 300.00 100.00

116,800,000.00 2,400,000.00 600,000.00 800,000.00

120,600,000.00

600.00 600.00

12,000,000.00 2,640,000.00

TOTAL DEVELOPMENT VALUE

NFA (M2)

(carried to Viability Statement)

634,400.00

GSV/NFA (M2) 213.18

14,640,000.00

135,240,000.00

House Units are sold at RM200,000 per unit. Taking the inflation in price due to the project completion projecting in 2016.

VIABILITY STATEMENT Ref

Description

Amount(RM)

A

GROSS DEVELOPMENT VALUE

135,240,000.00

B

GROSS DEVELOPMENT COST

108,317,497.68

C

RETURN OF INVESTMENT

26,922,502.32 Percentage over GDV

19.91%

Percentage over GDC

24.86%

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SUSTAINABLE INTERIOR DESIGN

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GREENTECH ‘13

REFERENCES Jason Pomeroy (2011) Idea House Future Tropical Living Today, ORO Editions Monthly Rainfall Review, Malaysian Meteorological Department (MMD) retrieved from http://www.met.gov.my/ index.php?option=com_content&task=view&id=31&Item id=147 on 08/02/2012 Matti Tukiainen (2012) GAISMA, retrieved from http:// www.gaisma.com/en/location/shah-alam.html on 07/02/2012

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Greentech Report '13