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3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
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Valuation Report
329 APARTMENTS - 3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH, KSA
SEMI-ANNUAL VALUATION - ALAHLI SEDCO RESIDENTIAL DEVELOPMENT FUND NCB CAPITAL
DECEMBER 2017
ValuStrat Consulting خبير التثمين العقاري 703 Palace Towers 6th Floor, South Tower 105 Jameel Square Dubai Silicon Oasis King Faisal Foundation Building Tahlia Road Dubai Al Faisaliiah Complex Jeddah United Arab Emirates Riyadh, Saudi Arabia Saudi Arabia Tel.: +971 4 326 2233 Tel.: +966 11 2935127 Tel.: +966 12 2831455 Fax: +971 4 326 2223 Fax: +966 11 2933683 Fax: +966 12 2831530
www.valustrat.com
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TABLE OF CONTENTS
1 Executive Summary 4
1.1 THE CLIENT 4
1.2 THE PURPOSE OF VALUATION 4
1.3 INTEREST TO BE VALUED 4
1.4 VALUATION APPROACH 4
1.5 DATE OF VALUATION 5
1.6 OPINION OF VALUE 5
1.7 SALIENT POINTS (General Comments) 5
2 Valuation Report 7
2.1 INTRODUCTION 7
2.2 VALUATION INSTRUCTIONS/INTEREST TO BE VALUED 6
2.3 PURPOSE OF VALUATION 7
2.4 VALUATION REPORTING COMPLIANCE 7
2.5 BASIS OF VALUATION 7
2.6 EXTENT OF INVESTIGATION 10
2.7 SOURCES OF INFORMATION 10
2.8 PRIVACY/LIMITATION ON DISCLOSURE OF VALUATION 11
2.9 DETAILS AND GENERAL DESCRIPTION 12
2.10 ENVIRONMENT MATTERS 22
2.11 TENURE/TITLE 23
2.12 VALUATION METHODOLOGY & RATIONALE 24
2.13 VALUATION 35
2.14 MARKET CONDITIONS SNAPSHOT 36
2.15 VALUATION UNCERTAINTY 37
2.16 DISCLAIMER 38
2.17 CONCLUSION 38
APPENDIX 1 – EXTERNAL PHOTOGRAPHS
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1 EXECUTIVE SUMMARY
1.1 THE CLIENT
Mr. Mohammed Al Ali
Director, Head of Product Development and
Acting Head of Local Real Estate Business Development
NCB Capital
P.O. Box 886, Jeddah 21421, Kingdom of Saudi Arabia
1.2 THE PURPOSE OF VALUATION
This report is for the purpose of the semi-annual valuation for AlAhli SEDCO
Residential Development Fund.
1.3 INTEREST TO BE VALUED
The below-mentioned property is the scope of this valuation exercise.
Source: Client 2017
*Refer to Section 2.9.2 for complete details of the apartment units.
1.4 VALUATION APPROACH
Comparative Approach to valuation.
1.5 DATE OF VALUATION
Unless stated to the contrary, our valuations have been assessed as at the date of
our report based on our external inspection of the subject properties on 18th
December 2017. Please note that the inspection was external and visual in nature
only.
The valuation reflects our opinion of value as at this date. Property values are
subject to fluctuation over time as market conditions may change.
THE EXECUTIVE
SUMMARY AND
VALUATION SHOULD NOT
BE CONSIDERED OTHER
THAN AS PART OF THE
ENTIRE REPORT.
Property Details Total GFA (m²) Owner Location Interest
*329 Apartment Units 73,183.88 NCB Capital Real Estate Investment
Salamah District, Jeddah Freehold
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1.6 OPINION OF VALUE
No. of Apartment Total Gross Area (m²) Total Value (SAR) [Rounded]
Unsold Units 329 65,455 327,000,000
The executive summary and valuation should not be considered other than as part of the entire report.
1.7 SALIENT POINTS (GENERAL COMMENTS)
In the event should it transpire that all of the apartments are to be sold to a single
purchaser/investor, we would assume a quantum discounting factor would be
applicable for the summation of the value. Accordingly, the values referred in this
report ignore any potential discounting factor resulting from the apartments forming
part of a portfolio or connected purchase.
We are unaware of planning or other proposals in the area or other matters which
would be of detriment to the subject apartments, although your legal representative
should make their usual searches and enquiries in this respect. `
We confirm that on-site measurement exercise was not conducted by ValuStrat
International, and we have relied on the site areas provided by the Client. In the event
that the areas of the villas and site boundary prove erroneous, our opinion of Market
Value may be materially affected, and we reserve the right to amend our valuation
and report.
We have assumed that the property is not subject to any unusual or especially
onerous restrictions, encumbrances or outgoings and good title can be shown. For
the avoidance of doubt, these items should be ascertained by the client’s legal
representatives.
ValuStrat draws your attention to any assumptions made within this report. We
consider that the assumptions we have made accord with those that would be
reasonable to expect a purchaser to make.
We are unaware of any adverse conditions which may affect future marketability for
the subject apartment units.
It is assumed that the subject property is freehold and is not subject to any rights,
obligations, restrictions and covenants.
This report should be read in conjunction with all the information set out in this report,
we would point out that we have made various assumptions as to tenure, town
planning and associated valuation opinions. If any of the assumptions on which the
valuation is based is subsequently found to be incorrect, then the figures presented
in this report may also need revision and should be referred back to the valuer.
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Please note property values are subject to fluctuation over time as market conditions
may change. Valuation considered full figure and may not be easily achievable in the
event of an early re-sale.
It should be noted that the valuation provided is of the property (excluding any element
of value attributable to furnishings, removable fittings and sales incentives) as new. It
is possible that the valuation figure will not be subsequently attainable on a resale as
a’ second hand apartment especially if comparable new properties are on offer at the
same time.
The valuation assumes that the freehold title should confirm arrangements for future
management of the building and maintenance provisions are adequate, and no
onerous obligations affecting the valuation. This should be confirmed by your legal
advisers.
The client is advised that whilst all reasonable measures have been taken to supply
an accurate valuation as possible as at the Valuation date, this figure should be
considered in the context of the volatility of today’s market place.
Valuation considered full figure and may not be achievable in the event of an early
re-sale.
This executive summary and valuation should not be considered other than as part of the entire report.
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2 VALUATION REPORT
2.1 INTRODUCTION
Thank you for the instruction regarding the subject valuation services.
We (‘ValuStrat’, which implies our relevant legal entities) would be pleased to
undertake this assignment for NCB Capital (‘the client’) of providing valuation
services for the properties mentioned in this report subject to valuation assumptions,
reporting conditions and restrictions as stated hereunder.
2.2 VALUATION INSTRUCTIONS / PROPERTY INTEREST TO BE VALUED
Property Details Total GFA (m²) Owner Location Interest
*329 Apartment Units 73,183.88 NCB Capital Real Estate Investment
Salamah District, Jeddah, KSA
Freehold
Source: Client 2017
*Refer to Section 2.9.2 for complete details of the apartment units
2.3 PURPOSE OF VALUATION
This report is for the purpose of the semi-annual valuation for AlAhli SEDCO
Residential Development Fund.
2.4 VALUATION REPORTING COMPLIANCE
The valuation has been conducted in accordance with Taqeem Regulations (Saudi
Authority for Accredited Valuers) and the Royal Institution of Chartered Surveyors
(RICS) Valuation – Global Standards (July 2017)) and in conformity with the
International Valuation Standards Council (IVSCs’) International Valuations
Standards (January 2017).
It should be further noted that this valuation is undertaken in compliance with
generally accepted valuation concepts, principles and definitions as promulgated in
the IVSCs International Valuation Standards (IVS) as set out in the IVS General
Standards, IVS Asset Standards, and IVS Valuation Applications.
2.5 BASIS OF VALUATION
2.5.1 MARKET VALUE
The valuation of the subject property, and for the above stated purpose, has been
undertaken on the Market Value basis of valuation in compliance with the above-
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mentioned Valuation Standards as promulgated by the IVSC and adopted by the
RICS. Market Value is defined as: -
The estimated amount for which an asset or liability should exchange on the
valuation date between a willing buyer and a willing seller in an arm’s length
transaction, after proper marketing and where the parties have each acted
knowledgeably, prudently and without compulsion.
The definition of Market Value is applied in accordance with the following conceptual
framework:
“The estimated amount” refers to a price expressed in terms of money payable for
the asset in an arm’s length market transaction. Market value is the most probable
price reasonably obtainable in the market on the valuation date in keeping with the
market value definition. It is the best price reasonably obtainable by the seller and
the most advantageous price reasonably obtainable by the buyer. This estimate
specifically excludes an estimated price inflated or deflated by special terms or
circumstances such as atypical financing, sale and leaseback arrangements, special
considerations or concessions granted by anyone associated with the sale, or any
element of special value;
“an asset should exchange” refers to the fact that the value of an asset is an
estimated amount rather than a predetermined amount or actual sale price. It is the
price in a transaction that meets all the elements of the market value definition at the
valuation date;
“on the valuation date” requires that the value is time-specific as of a given date.
Because markets and market conditions may change, the estimated value may be
incorrect or inappropriate at another time. The valuation amount will reflect the
market state and circumstances as at the valuation date, not those at any other date;
“between a willing buyer” refers to one who is motivated, but not compelled to buy.
This buyer is neither over eager nor determined to buy at any price. This buyer is
also one who purchases in accordance with the realities of the current market and
with current market expectations, rather than in relation to an imaginary or
hypothetical market that cannot be demonstrated or anticipated to exist. The
assumed buyer would not pay a higher price than the market requires. The present
owner is included among those who constitute “the market”;
“and a willing seller” is neither an over eager nor a forced seller prepared to sell at
any price, nor one prepared to hold out for a price not considered reasonable in the
current market. The willing seller is motivated to sell the asset at market terms for
the best price attainable in the open market after proper marketing, whatever that
price may be. The factual circumstances of the actual owner are not a part of this
consideration because the willing seller is a hypothetical owner;
“in an arm’s-length transaction” is one between parties who do not have a
particular or special relationship, e.g. parent and subsidiary companies or landlord
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and tenant, that may make the price level uncharacteristic of the market or inflated
because of an element of special value. The market value transaction is presumed
to be between unrelated parties, each acting independently;
“after proper marketing” means that the asset would be exposed to the market in
the most appropriate manner to affect its disposal at the best price reasonably
obtainable in accordance with the market value definition. The method of sale is
deemed to be that most appropriate to obtain the best price in the market to which
the seller has access. The length of exposure time is not a fixed period but will vary
according to the type of asset and market conditions. The only criterion is that there
must have been sufficient time to allow the asset to be brought to the attention of an
adequate number of market participants. The exposure period occurs prior to the
valuation date;
‘where the parties had each acted knowledgeably, prudently’ presumes that
both the willing buyer and the willing seller are reasonably informed about the nature
and characteristics of the asset, its actual and potential uses and the state of the
market as of the valuation date. Each is further presumed to use that knowledge
prudently to seek the price that is most favourable for their respective positions in
the transaction. Prudence is assessed by referring to the state of the market at the
valuation date, not with benefit of hindsight at some later date. For example, it is not
necessarily imprudent for a seller to sell assets in a market with falling prices at a
price that is lower than previous market levels. In such cases, as is true for other
exchanges in markets with changing prices, the prudent buyer or seller will act in
accordance with the best market information available at the time;
‘and without compulsion’ establishes that each party is motivated to undertake the
transaction, but neither is forced or unduly coerced to complete it.
Market value is the basis of value that is most commonly required, being an
internationally recognized definition. It describes an exchange between parties that
are unconnected (acting at arm’s length) and are operating freely in the marketplace
and represents the figure that would appear in a hypothetical contract of sale, or
equivalent legal document, on the valuation date, reflecting all those factors that
would be taken into account in framing their bids by market participants at large and
reflecting the highest and best use of the asset. The highest and best use of an asset
is the use of an asset that maximizes its productivity and that is possible, legally
permissible and financially feasible.
Market value is the estimated exchange price of an asset without regard to the
seller’s costs of sale or the buyer’s costs of purchase and without adjustment for any
taxes payable by either party as a direct result of the transaction.
It should be further noted that the subject property is best described as a trade
related property that is a property that is trading and is commonly sold in the market
as an operating asset with trading potential, and for which ownership of such a
property normally passes with the sale of the business as an operational entity.
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2.5.2 VALUER(S):
The Valuer on behalf of ValuStrat, with responsibility of this report is Mr Ramez Al
Medlaj (Taqeem Member – Saudi Authority for Accredited Valuers) and assisted by
Mr. Jang Shabbir, BSc (Hon) MRICS, (Registered Valuer).
We further confirm that either the Valuer or ValuStrat have no previous material
connection or involvement with the subject of the valuation assignment apart from
this same assignment undertaken.
2.5.3 STATUS OF VALUER
Status of Valuer Survey Date Valuation Date
External Valuer *18th December 2017 18th December 2017
*The inspection was external and visual in nature only
2.6 EXTENT OF INVESTIGATION
In accordance to instructions received we have carried out an external and internal
inspection of the property. The subject of this valuation assignment is to produce a
valuation report and not a structural / building or building services survey, and hence
structural survey and detailed investigation of the services are outside the scope of
this assignment. We have not carried out any structural survey, nor tested any
services, checked fittings of any parts of the property.
Our inspection was limited to the visual external assessment of the subject
apartment building. For the purpose of our report we have expressly assumed that
the condition of any un-seen areas and villas is commensurate with those which
were seen. We reserve the right to amend our report should this prove not to be the
case.
2.7 SOURCES OF INFORMATION
For the purpose of this report, it is assumed that written information provided to us
by the Client is up to date, complete and correct in relation to title, planning consent
and other relevant matters as set out in the report. Should this not be the case, we
reserve the right to amend our valuation and report.
2.7.1 VALUATION ASSUMPTIONS / SPECIAL ASSUMPTIONS
This valuation assignment is undertaken on the following assumptions:
The subject property is valued under the assumption of property held on a Private
interest with the benefit of trading potential of existing operational entity in
possession;
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Written information provided to us by the Client is up to date, complete and correct
in relation to issues such as title, tenure, details of the operating entity, and other
relevant matters that are set out in the report;
That no contaminative or potentially contaminative use has ever been carried out on
the site;
We assume no responsibility for matters legal in character, nor do we render any
opinion as to the title of the property, which we assume to be good and free of any
undisclosed onerous burdens, outgoings, restrictions or other encumbrances.
Information regarding tenure and tenancy must be checked by your legal advisors;
This subject is a valuation report and not a structural/building survey, and hence a
building and structural survey is outside the scope of the subject assignment. We
have not carried out any structural survey, nor have we tested any services, checked
fittings or any parts of the structures which are covered, exposed or inaccessible,
and, therefore, such parts are assumed to be in good repair and condition and the
services are assumed to be in full working order;
We have not arranged for any investigation to be carried out to determine whether
or not any deleterious or hazardous material have been used in the construction of
the property, or have since been incorporated, and we are therefore unable to report
that the property is free from risk in this respect. For the purpose of this valuation we
have assumed that such investigations would not disclose the presence of any such
material to any significant extent;
That, unless we have been informed otherwise, the property complies with all
relevant statutory requirements (including, but not limited to, those of Fire
Regulations, Bye-Laws, Health and Safety at work);
We have made no investigation, and are unable to give any assurances, on the
combustibility risk of any cladding material that may have been used in construction
of the subject building. We would recommend that the client makes their own
enquiries in this regard; and,
The market value conclusion arrived at for the property reflect the full contract value
and no account is taken of any liability to taxation on sale or of the costs involved in
effecting the sale.
2.8 PRIVACY/LIMITATION ON DISCLOSURE OF VALUATION
This valuation is for the sole use of the named Client. This report is confidential to
the Client, and that of their advisors, and we accept no responsibility whatsoever to
any third party.
No responsibility is accepted to any third party who may use or rely upon the whole
or any part of the contents of this report. It should be noted that any subsequent
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amendments or changes in any form thereto will only be notified to the Client to
whom it is authorised.
2.9 DETAILS AND GENERAL DESCRIPTION
2.9.1 LOCATION OF PROPERTY
The subject property consists of 329 apartment units located along the southeast
side of Umar Abdul Jabar Street within Salamah District, City of Jeddah, Kingdom of
Saudi Arabia.
It is situated about 150 meters west of Madinah Road, some 1.20 kilometers south
of Hera Street and approximately 1.25 kilometers east of Prince Sultan Street.
The property is located within a residential area of development (mostly apartment
buildings) and is well accessible to the rest of Jeddah City through Madinah Road
and Prince Sultan Street.
Salamah District is mainly a residential area except for some commercial
developments located along Madinah Road and Prince Sultan Street. Some of the
prominent landmarks within the vicinity of the property are Habitat Hotel, Deaf Club,
Mental Educational Institute, Ice Land Theme Park, Sultan Mall, Home Plaza Center,
etc. For ease of reference, refer to the illustration below
Source: Google Extract 2017 - For Illustrative Purposes Only
The illustration below further shows the location of the subject property and its
proximity to important landmarks in Jeddah.
Habitat Hotel
Ice Land Theme Park
Sultan Mall
Deaf Club
Mental Educational Institute
SUBJECT PROPERTY
Home Plaza Center
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Source: Google Extract 2017 - For Illustrative Purposes Only.
2.9.2 DESCRIPTION
As mentioned above, the subject property consists of 329 unsold apartment units
situated in 12 apartment buildings with each building consisting of ground floor
(services, parking and facilities), 4 typical upper apartment floors and rooftop
annexes. It has a total gross area of 65,455 square meters. The subject property is
part of a 372-units newly built residential community apartments. The details of each
apartment units are shown on the table below.
# Unit Number Batch Block # Building # Type Area (sq. m) Price (SAR)
1 GR-G2-A-1-4BD-1-101 5 G2 A 4BED 214.71 1,073,550
2 GR-G2-A-1-3BD-4-102 5 G2 A 3BED 180.34 901,700
3 GR-G2-A -1-3BD-2-103 5 G2 A 3BED 172.27 861,350
4 GR-G2-A-1 -3BD-3-104 5 G2 A 3BED 163.44 817,200
5 GR-G2-A-1-3BD-1A-105 5 G2 A 3BED 171.01 855,050
6 GR-G2-A-1-3BD-1-106 5 G2 A 3BED 169.36 846,800
7 GR-G2-A-1-3BD-4A-107 5 G2 A 3BED 166.2 831,000
8 GR-G2-A-2-4BD-1-201 5 G2 A 4BED 214.71 1,073,550
9 GR-G2-A-2-3BD-4-202 5 G2 A 3BED 180.34 901,700
10 GR-G2-A-2-3BD-2-203 5 G2 A 3BED 172.27 861,350
11 GR-G2-A-2-3BD-3-204 5 G2 A 3BED 163.44 817,200
12 GR-G2-A-2-3BD-1A-205 5 G2 A 3BED 171.01 855,050
13 GR-G2-A-2-3BD-1-206 5 G2 A 3BED 169.36 846,800
14 GR-G2-A-2-3BD-4C-207 5 G2 A 3BED 170.41 852,050
Subject Property
King Abdul Aziz International
Airport
Kingdom Tower
Jeddah Islamic Port
R E D S E A
King Abdul Aziz University
Jeddah
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15 GR-G2-A-3-4BD-1-301 5 G2 A 4BED 214.71 1,073,550
16 GR-G2-A-3-3BD-4-302 5 G2 A 3BED 180.34 901,700
17 GR-G2-A-3-3BD-2-303 5 G2 A 3BED 172.27 861,350
18 GR-G2-A-3-3BD-3-304 5 G2 A 3BED 163.44 817,200
19 GR-G2-A-3-3BD-1A-305 5 G2 A 3BED 171.01 855,050
20 GR-G2-A-3-3BD-1-306 5 G2 A 3BED 169.36 846,800
21 GR-G2-A-3-3BD-4C-307 5 G2 A 3BED 170.41 852,050
22 GR-G2 A-4-4BD-1-401 5 G2 A 4BED 214.71 1,073,550
23 GR-G2-A-4-3BD-4-402 5 G2 A 3BED 180.34 901,700
24 GR-G2-A-4-3BD-2-403 5 G2 A 3BED 172.27 861,350
25 GR-G2-A-4-3BD-3-404 5 G2 A 3BED 163.44 817,200
26 GR-G2-A-4-3BD-1A-405 5 G2 A 3BED 171.01 855,050
27 GR-G2-A-4-3BD-1-406 5 G2 A 3BED 169.36 846,800
28 GR-G2-A-4-3BD-4C-407 5 G2 A 3BED 170.41 852,050
29 GR-G2-A -PH 4BD-4-501 5 G2 A 4BED 471.92 2,359,600
30 GR-G2-A-PH 4BD-3-502 5 G2 A 4BED 337.03 1,685,150
31 GR-G2-A-PH 4BD-2-503 5 G2 A 4BED 293.55 1,467,750
32 GR-G2-B-1-3BD-1-101 5 G2 B 3BED 169.27 846,350
33 GR -G2 -B -1- 3BD -1A -102 5 G2 B 3BED 170.94 854,700
34 GR- G2- B -1 -3BD -3A -103 5 G2 B 3BED 162.72 813,600
35 GR- G2- B -1 -3BD- 2A -104 5 G2 B 3BED 171.2 856,000
36 GR -G2- B -1 -3BD -4- 105 5 G2 B 3BED 181.58 907,900
37 GR -G2-B -1 -4BD -1A -106 5 G2 B 4BED 219.31 1,096,550
38 GR -G2 -B -1- 3BD- 4B -107 5 G2 B 3BED 166.59 832,950
39 GR- G2- B-2 -3BD -1- 201 5 G2 B 3BED 169.27 846,350
40 GR -G2 -B -2 -3BD- 1A- 202 5 G2 B 3BED 170.94 854,700
41 GR -G2 -B -2 -3BD- 3A -203 5 G2 B 3BED 162.72 813,600
42 GR -G2- B -2 -3BD- 2A- 204 5 G2 B 3BED 171.2 856,000
43 GR- G2- B -2- 3BD- 4 -205 5 G2 B 3BED 181.58 907,900
44 GR- G2- B -2 -4BD -1A- 206 5 G2 B 4BED 219.31 1,096,550
45 GR-G2-B-2-3BD-4D-207 5 G2 B 3BED 170.8 854,000
46 GR-G2-B-3-3BD-1-301 5 G2 B 3BED 169.27 846,350
47 GR-G2-B-3-3BD-1A-302 5 G2 B 3BED 170.94 854,700
48 GR-G2-B-3-3BD-3A-303 5 G2 B 3BED 162.72 813,600
49 GR-G2-B-3-3BD-2A-304 5 G2 B 3BED 171.2 856,000
50 GR-G2-B-3-3BD-4-305 5 G2 B 3BED 181.58 907,900
51 GR-G2-B-3-4BD-1A-306 5 G2 B 4BED 219.31 1,096,550
52 GR-G2-B-3-3BD-4D-307 5 G2 B 3BED 170.8 854,000
53 GR-G2-B-4-3BD-1-401 5 G2 B 3BED 169.27 846,350
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54 GR-G2-B-4-3BD-1A-402 5 G2 B 3BED 170.94 854,700
55 GR-G2-B-4-3BD-3A-403 5 G2 B 3BED 162.72 813,600
56 GR-G2-B-4-3BD-2A-404 5 G2 B 3BED 171.2 856,000
57 GR-G2-B-4-3BD-4-405 5 G2 B 3BED 181.58 907,900
58 GR-G2-B-4-4BD-1A-406 5 G2 B 4BED 219.31 1,096,550
59 GR-G2-B-4-3BD-4D-407 5 G2 B 3BED 170.8 854,000
60 GR-G2-B-PH 4BD-2-501 5 G2 B 4BED 321.39 1,606,950
61 GR-G2-B-PH 4BD-6-502 5 G2 B 4BED 345.95 1,729,750
62 GR-G2-B-PH 4BD-5-503 5 G2 B 4BED 486.41 2,432,050
63 GR-G2-C-1-3BD-1A-101 5 G2 C 3BED 171.01 855,050
64 GR-G2-C-1-3BD-1-102 5 G2 C 3BED 169.36 846,800
65 GR-G2-C-1-3BD-4A-103 5 G2 C 3BED 166.2 831,000
66 GR-G2-C-1-4BD-1-104 5 G2 C 4BED 214.71 1,073,550
67 GR-G2-C-1-3BD-4-105 5 G2 C 3BED 180.34 901,700
68 GR-G2-C-1-3BD-2-106 5 G2 C 3BED 172.27 861,350
69 GR-G2-C-1-3BD-3-107 5 G2 C 3BED 163.44 817,200
70 GR-G2-C-2-3BD-1A-201 5 G2 C 3BED 171.01 855,050
71 GR-G2-C-2-3BD-1-202 5 G2 C 3BED 169.36 846,800
72 GR-G2-C-2-3BD-4C-203 5 G2 C 3BED 170.41 852,050
73 GR-G2-C-2-4BD-1-204 4 G2 C 4BED 214.71 1,073,550
74 GR-G2-C-2-3BD-4-205 4 G2 C 3BED 180.34 901,700
75 GR-G2-C-2-3BD-2-206 4 G2 C 3BED 172.27 861,350
76 GR-G2-C-2-3BD-3-207 4 G2 C 3BED 163.44 817,200
77 GR-G2-C-3-3BD-1A-301 4 G2 C 3BED 171.01 855,050
78 GR-G2-C-3-3BD-1-302 4 G2 C 3BED 169.36 846,800
79 GR-G2-C-3-3BD-4C-303 4 G2 C 3BED 170.41 852,050
80 GR-G2-C-3-4BD-1-304 4 G2 C 4BED 214.71 1,073,550
81 GR-G2-C-3-3BD-4-305 4 G2 C 3BED 180.34 901,700
82 GR-G2-C-3-3BD-2-306 4 G2 C 3BED 172.27 861,350
83 GR-G2-C-3-3BD-3-307 4 G2 C 3BED 163.44 817,200
84 GR-G2-C-4-3BD-1A-401 4 G2 C 3BED 171.01 855,050
85 GR-G2-C-4-3BD-1-402 4 G2 C 3BED 169.36 846,800
86 GR-G2-C-4-3BD-4C-403 4 G2 C 3BED 170.41 852,050
87 GR-G2-C-4-4BD-1-404 4 G2 C 4BED 214.71 1,073,550
88 GR-G2-C-4-3BD-4-405 4 G2 C 3BED 180.34 901,700
89 GR-G2-C-4-3BD-2-406 4 G2 C 3BED 172.27 861,350
90 GR-G2-C-4-3BD-3-407 4 G2 C 3BED 163.44 817,200
91 GR-G2-C-PH 4BD-2-501 4 G2 C 4BED 293.55 1,467,750
92 GR-G2-C-PH 4BD-4-502 4 G2 C 4BED 471.92 2,359,600
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
16
Private & Confidential
93 GR-G2-C-PH 4BD-3-503 4 G2 C 4BED 337.03 1,685,150
94 GR-G2-D-1-4BD-1A-101 4 G2 D 4BED 219.31 1,096,550
95 GR-G2-D-1-3BD-4B-102 4 G2 D 3BED 166.59 832,950
96 GR-G2-D-1-3BD-1-103 4 G2 D 3BED 169.27 846,350
97 GR-G2-D-1-3BD-1A-104 4 G2 D 3BED 170.94 854,700
98 GR-G2-D-1-3BD-3A-105 4 G2 D 3BED 162.72 813,600
99 GR-G2-D-1-3BD-2A-106 4 G2 D 3BED 171.2 856,000
100 GR-G2-D-1-3BD-4-107 4 G2 D 3BED 181.58 907,900
101 GR-G2-D-2-4BD-1A-201 4 G2 D 4BED 219.31 1,096,550
102 GR-G2-D-2-3BD-4D-202 4 G2 D 3BED 170.8 854,000
103 GR-G2-D-2-3BD-1-203 4 G2 D 3BED 169.27 846,350
104 GR-G2-D-2-3BD-1A-204 4 G2 D 3BED 170.94 854,700
105 GR-G2-D-2-3BD-3A-205 4 G2 D 3BED 162.72 813,600
106 GR-G2-D-2-3BD-2A-206 4 G2 D 3BED 171.2 856,000
107 GR-G2-D-2-3BD-4-207 4 G2 D 3BED 181.58 907,900
108 GR-G2-D-3-4BD-1A-301 4 G2 D 4BED 219.31 1,096,550
109 GR-G2-D-3-3BD-4D-302 4 G2 D 3BED 170.8 854,000
110 GR-G2-D-3-3BD-1-303 4 G2 D 3BED 169.27 846,350
111 GR-G2-D-3-3BD-1A-304 4 G2 D 3BED 170.94 854,700
112 GR-G2-D-3-3BD-3A-305 4 G2 D 3BED 162.72 813,600
113 GR-G2-D-3-3BD-2A-306 4 G2 D 3BED 171.2 856,000
114 GR-G2-D-3-3BD-4-307 4 G2 D 3BED 181.58 907,900
115 GR-G2-D-4-4BD-1A-401 4 G2 D 4BED 219.31 1,096,550
116 GR-G2-D-4-3BD-4D-402 4 G2 D 3BED 170.8 854,000
117 GR-G2-D-4-3BD-1-403 4 G2 D 3BED 169.27 846,350
118 GR-G2-D-4-3BD-1A-404 4 G2 D 3BED 170.94 854,700
119 GR-G2-D-4-3BD-3A-405 4 G2 D 3BED 162.72 813,600
120 GR-G2-D-4-3BD-2A-406 4 G2 D 3BED 171.2 856,000
121 GR-G2-D-4-3BD-4-407 5 G2 D 3BED 181.58 907,900
122 GR-G2-D-PH 4BD-5-501 4 G2 D 4BED 486.41 2,432,050
123 GR-G2-D-PH 4BD-2-502 4 G2 D 4BED 321.39 1,606,950
124 GR-G2-D-PH 4BD-6-503 4 G2 D 4BED 345.95 1,729,750
125 GR-G3-A-1-4BD-1-101 4 G3 A 4BED 214.71 1,073,550
127 GR-G3-A-1-3BD-2-103 4 G3 A 3BED 172 861,350
128 GR-G3-A-1-3BD-3-104 2 G3 A 3BED 163 817,200
129 GR-G3-A-1-3BD-1A-105 2 G3 A 3BED 171 855,050
130 GR-G3-A-1-3BD 1-106 2 G3 A 3BED 169 846,800
131 GR-G3-A-1-3BD-4A-107 2 G3 A 3BED 166 831,000
134 GR-G3-A-2-3BD-2-203 4 G3 A 3BED 172 861,350
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
17
Private & Confidential
135 GR-G3-A-2-3BD-3-204 2 G3 A 3BED 163 817,200
136 GR-G3-A-2-3BD-1A-205 2 G3 A 3BED 171 855,050
137 GR-G3-A-2-3BD-1-206 2 G3 A 3BED 169 846,800
138 GR-G3-A-2-3BD 4C-207 2 G3 A 3BED 170 852,050
139 GR-G3-A-3-4BD-1-301 4 G3 A 4BED 215 1,073,550
140 GR-G3-A-3-3BD-4-302 4 G3 A 3BED 180 901,700
141 GR-G3-A-3-3BD-2-303 4 G3 A 3BED 172 861,350
142 GR-G3-A-3-3BD-3-304 2 G3 A 3BED 163 817,200
143 GR-G3-A-3-3BD-1A-305 2 G3 A 3BED 171 855,050
144 GR-G3-A-3-3BD-1-306 2 G3 A 3BED 169 846,800
145 GR-G3-A-3-3BD-4C-307 2 G3 A 3BED 170 852,050
146 GR-G3-A-4-4BD-1-401 4 G3 A 4BED 215 1,073,550
147 GR-G3-A-4-3BD-4-402 4 G3 A 3BED 180 901,700
148 GR-G3-A-4-3BD-2-403 4 G3 A 3BED 172 861,350
149 GR-G3-A-4-3BD-3-404 2 G3 A 3BED 163 817,200
150 GR-G3-A-4-3BD-1A-405 2 G3 A 3BED 171 855,050
151 GR-G3-A-4-3BD-1-406 4 G3 A 3BED 169 846,800
152 GR-G3-A-4-3BD-4C-407 2 G3 A 3BED 170 852,050
153 GR-G3-A-PH 4BD-4-501 2 G3 A 4BED 472 2,359,600
154 GR-G3-A-PH 4BD-3-502 2 G3 A 4BED 337 1,685,150
155 GR-G3-A-PH 4BD-2-503 2 G3 A 4BED 294 1,467,750
156 GR-G3-B-1-3BD-1-101 1 G3 B 3BED 169 846,350
157 GR-G3-B-1-3BD-1A-102 1 G3 B 3BED 171 854,700
158 GR-G3-B-1-3BD-3A-103 1 G3 B 3BED 163 813,600
160 GR-G3-B-1-3BD-4-105 1 G3 B 3BED 182 907,900
161 GR-G3-B-1-4BD-1A-106 1 G3 B 4BED 219 1,096,550
162 GR-G3-B-1-3BD-4B-107 1 G3 B 3BED 167 832,950
163 GR-G3-B-2-3BD-1-201 1 G3 B 3BED 169 846,350
164 GR-G3-B-2-3BD-1A-202 1 G3 B 3BED 171 854,700
165 GR-G3-B-2-3BD-3A-203 1 G3 B 3BED 163 813,600
167 GR-G3-B-2-3BD-4-205 1 G3 B 3BED 182 907,900
169 GR-G3-B-2-3BD-4D-207 2 G3 B 3BED 171 854,000
170 GR-G3-B-3-3BD-1-301 4 G3 B 3BED 169 846,350
171 GR-G3-B-3-3BD-1A-302 4 G3 B 3BED 171 854,700
172 GR-G3-B-3-3BD-3A-303 4 G3 B 3BED 163 813,600
173 GR-G3-B-3-3BD-2A-304 4 G3 B 3BED 171 856,000
176 GR-G3-B-3-3BD-4D-307 2 G3 B 3BED 171 854,000
179 GR-G3-B-4-3BD-3A-403 2 G3 B 3BED 163 813,600
180 GR-G3-B-4-3BD-2A-404 2 G3 B 3BED 171 856,000
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
18
Private & Confidential
181 GR-G3-B-4-3BD-4-405 3 G3 B 3BED 182 907,900
183 GR-G3-B-4-3BD-4D-407 2 G3 B 3BED 171 854,000
184 GR-G3-B-PH 4BD-2-501 3 G3 B 4BED 321 1,606,950
185 GR-G3-B-PH 4BD-6-502 3 G3 B 4BED 346 1,729,750
186 GR-G3-B-PH 4BD-5-503 3 G3 B 4BED 486 2,432,050
188 GR-G3-C-1-3BD-1-102 1 G3 C 3BED 169 846,800
193 GR-G3-C-1-3BD-3-107 1 G3 C 3BED 163 817,200
196 GR-G3-C-2-3BD-4C-203 1 G3 C 3BED 170 852,050
197 GR-G3-C-2-4BD-1-204 1 G3 C 4BED 215 1,073,550
198 GR-G3-C-2-3BD-4-205 1 G3 C 3BED 180 901,700
202 GR-G3-C-3-3BD-1-302 1 G3 C 3BED 169 846,800
203 GR-G3-C-3-3BD-4C-303 1 G3 C 3BED 170 852,050
204 GR-G3-C-3-4BD-1-304 1 G3 C 4BED 215 1,073,550
205 GR-G3-C-3-3BD-4-305 1 G3 C 3BED 180 901,700
206 GR-G3-C-3-3BD-2-306 1 G3 C 3BED 172 861,350
208 GR-G3-C-4-3BD-1A-401 1 G3 C 3BED 171 855,050
210 GR-G3-C-4-3BD-4C-403 1 G3 C 3BED 170 852,050
211 GR-G3-C-4-4BD-1-404 1 G3 C 4BED 215 1,073,550
213 GR-G3-C-4-3BD-2-406 1 G3 C 3BED 172 861,350
214 GR-G3-C-4-3BD-3-407 1 G3 C 3BED 163 817,200
215 GR-G3-C-PH 4BD-2-501 1 G3 C 4BED 294 1,467,750
216 GR-G3-C-PH 4BD-4-502 1 G3 C 4BED 472 2,359,600
217 GR-G3-C-PH 4BD-3-503 1 G3 C 4BED 337 1,685,150
218 GR-G3-D-1-4BD-1A-101 1 G3 D 4BED 219 1,096,550
219 GR-G3-D-1-3BD-4B-102 1 G3 D 3BED 167 832,950
220 GR-G3-D-1-3BD-1-103 1 G3 D 3BED 169 846,350
228 GR-G3-D-2-3BD-1A-204 1 G3 D 3BED 171 854,700
229 GR-G3-D-2-3BD-3A-205 1 G3 D 3BED 163 813,600
233 GR-G3-D-3-3BD-4D-302 1 G3 D 3BED 171 854,000
239 GR-G3-D-4-4BD-1A-401 1 G3 D 4BED 219 1,096,550
240 GR-G3-D-4-3BD-4D-402 1 G3 D 3BED 171 854,000
243 GR-G3-D-4-3BD-3A-405 1 G3 D 3BED 163 813,600
246 GR-G3-D-PH 4BD-5-501 1 G3 D 4BED 486 2,432,050
247 GR-G3-D-PH 4BD-2-502 1 G3 D 4BED 321 1,606,950
248 GR-G3-D-PH 4BD-6-503 1 G3 D 4BED 346 1,729,750
249 GR-G4-A-1-4BD-1-101 5 G4 A 4BED 215 1,073,550
250 GR-G4-A-1-3BD-4-102 5 G4 A 3BED 180 901,700
251 GR-G4-A-1-3BD-2-103 5 G4 A 3BED 172 861,350
252 GR-G4-A-1-3BD-3-104 5 G4 A 3BED 163 817,200
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
19
Private & Confidential
253 GR-G4-A-1-3BD-1A-105 5 G4 A 3BED 171 855,050
254 GR-G4-A-1-3BD-1-106 5 G4 A 3BED 169 846,800
255 GR-G4-A-1-3BD-4A-107 5 G4 A 3BED 166 831,000
256 GR-G4-A-2-4BD-1-201 5 G4 A 4BED 215 1,073,550
257 GR-G4-A-2-3BD-4-202 5 G4 A 3BED 180 901,700
258 GR-G4-A-2-3BD-2-203 5 G4 A 3BED 172 861,350
259 GR-G4-A-2-3BD-3-204 5 G4 A 3BED 163 817,200
260 GR-G4-A-2-3BD-1A-205 5 G4 A 3BED 171 855,050
261 GR-G4-A-2-3BD-1-206 5 G4 A 3BED 169 846,800
262 GR-G4-A-2-3BD-4C-207 5 G4 A 3BED 170 852,050
263 GR-G4-A-3-4BD-1-301 5 G4 A 4BED 215 1,073,550
264 GR-G4-A-3-3BD-4-302 5 G4 A 3BED 180 901,700
265 GR-G4-A-3-3BD-2-303 5 G4 A 3BED 172 861,350
266 GR-G4-A-3-3BD-3-304 5 G4 A 3BED 163 817,200
267 GR-G4-A-3-3BD-1A-305 5 G4 A 3BED 171 855,050
268 GR-G4-A-3-3BD-1-306 5 G4 A 3BED 169 846,800
269 GR-G4-A-3-3BD-4C-307 5 G4 A 3BED 170 852,050
270 GR-G4-A-4-4BD-1-401 5 G4 A 4BED 215 1,073,550
271 GR-G4-A-4-3BD-4-402 5 G4 A 3BED 180 901,700
272 GR- G4 -A- 4-3BD- 2- 403 5 G4 A 3BED 172 861,350
273 GR- G4 A- 4- 3BD- 3- 404 5 G4 A 3BED 163 817,200
274 GR-G4-A-4-3BD-1A-405 5 G4 A 3BED 171 855,050
275 GR-G4-A-4-3BD-1-406 5 G4 A 3BED 169 846,800
276 GR-G4-A-4-3BD-4C-407 5 G4 A 3BED 170 852,050
277 GR-G4-A-PH 4BD-4-501 5 G4 A 4BED 472 2,359,600
278 GR-G4-A-PH 4BD-3-502 5 G4 A 4BED 337 1,685,150
279 GR-G4-A-PH 4BD-2-503 5 G4 A 4BED 294 1,467,750
280 GR-G4-B-1-3BD-1-101 5 G4 B 3BED 169 846,350
281 GR-G4-B-1-3BD-1A-102 5 G4 B 3BED 171 854,700
282 GR-G4-B-1-3BD-3A-103 5 G4 B 3BED 163 813,600
283 GR-G4-B-1-3BD-2A-104 5 G4 B 3BED 171 856,000
284 GR-G4-B-1-3BD-4-105 5 G4 B 3BED 182 907,900
285 GR-G4-B-1-4BD-1A-106 5 G4 B 4BED 219 1,096,550
286 GR-G4-B-1-3BD-4B-107 5 G4 B 3BED 167 832,950
287 GR-G4-B-2-3BD-1-201 5 G4 B 3BED 169 846,350
288 GR-G4-B-2-3BD-1A-202 5 G4 B 3BED 171 854,700
289 GR- G4 B -2 -3BD- 3A -203 5 G4 B 3BED 163 813,600
290 GR -G4- B -2 -3BD -2A -204 5 G4 B 3BED 171 856,000
291 GR -G4- B- 2- 3BD -4 -205 5 G4 B 3BED 182 907,900
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
20
Private & Confidential
292 GR- G4 -B -2- 4BD- 1A- 206 5 G4 B 4BED 219 1,096,550
293 GR -G4- B- 2 -3BD- 4D- 207 5 G4 B 3BED 171 854,000
294 GR- G4- B -3 -3BD- 1 -301 5 G4 B 3BED 169 846,350
295 GR -G4 -B- 3- 3BD- 1A -302 5 G4 B 3BED 171 854,700
296 GR- G4- B -3- 3BD- 3A- 303 5 G4 B 3BED 163 813,600
297 GR- G4- B- 3 -3BD -2A- 304 5 G4 B 3BED 171 856,000
298 GR- G4 -B- 3- 3BD- 4 -305 5 G4 B 3BED 182 907,900
299 GR -G4- B- 3- 4BD- 1A- 306 5 G4 B 4BED 219 1,096,550
300 GR -G4 -B- 3 -3BD- 4D- 307 5 G4 B 3BED 171 854,000
301 GR- G4 -B -4- 3BD- 1- 401 5 G4 B 3BED 169 846,350
302 GR- G4- B -4- 3BD- 1A- 402 5 G4 B 3BED 171 854,700
303 GR -G4- B- 4- 3BD- 3A -403 5 G4 B 3BED 163 813,600
304 GR- G4- B- 4- 3BD- A -404 5 G4 B 3BED 171 856,000
305 GR- G4 -B- 4-3BD- 4 -405 5 G4 B 3BED 182 907,900
306 GR- G4- B- 4- 4BD -1A -406 5 G4 B 4BED 219 1,096,550
307 GR- G4 -B- 4- 3BD- 4D -407 5 G4 B 3BED 171 854,000
308 GR- G4- B- PH 4BD- 2- 501 5 G4 B 4BED 321 1,606,950
309 GR -G4- B- PH 4BD -6 -502 5 G4 B 4BED 346 1,729,750
310 GR- G4- B -PH 4BD- 5 -503 5 G4 B 4BED 486 2,432,050
311 GR -G4- C -1 -3BD- 1A -101 2 G4 C 3BED 171 855,050
312 GR -G4 -C -1 -3BD -1 -102 2 G4 C 3BED 169 846,800
313 GR -G4 -C- 1 -3BD- 4A- 103 2 G4 C 3BED 166 831,000
314 GR -G4 -C -1 -4BD- 1- 104 2 G4 C 4BED 215 1,073,550
315 GR -G4- C -1 -3BD- 4 -105 2 G4 C 3BED 180 901,700
316 GR -G4 -C -1- 3BD- 2 -106 2 G4 C 3BED 172 861,350
317 GR- G4- C- 1- 3BD -3 -107 1 G4 C 3BED 163 817,200
318 GR -G4- C- 2 -3BD -1A -201 2 G4 C 3BED 171 855,050
319 GR-G4- C -2- 3BD- 1 -202 2 G4 C 3BED 169 846,800
320 GR- G4- C- 2- 3BD -4C- 203 2 G4 C 3BED 170 852,050
321 GR -G4 C- 2 -4BD -1-204 2 G4 C 4BED 215 1,073,550
322 GR- G4 -C- 2 -3BD-4 -205 3 G4 C 3BED 180 901,700
323 GR -G4- C -2 -3BD -2 -206 3 G4 C 3BED 172 861,350
324 GR -G4 C- 2 -3BD -3 -207 3 G4 C 3BED 163 817,200
325 GR -G4 C- 3 -3BD -1A- 301 3 G4 C 3BED 171 855,050
326 GR -G4- C-3- 3BD- 1 -302 3 G4 C 3BED 169 846,800
327 GR -G4- C- 3- 3BD- 4C -303 3 G4 C 3BED 170 852,050
328 GR -G4- C -3- 4BD -1-304 3 G4 C 4BED 215 1,073,550
329 GR -G4- C- 3- 3BD- 4-305 3 G4 C 3BED 180 901,700
330 GR-G4 C- 3- 3BD -2 -306 3 G4 C 3BED 172 861,350
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
21
Private & Confidential
331 GR -G4 -C 3 -3BD- 3 -307 3 G4 C 3BED 163 817,200
332 GR -G4 -C -4- 3BD -1A-401 3 G4 C 3BED 171 855,050
333 GR- G4- C- 4- 3BD -1 -402 3 G4 C 3BED 169 846,800
334 GR -G4 -C- 4 -3BD -4C -403 3 G4 C 3BED 170 852,050
335 GR -G4 C- 4 -4BD- 1 -404 3 G4 C 4BED 215 1,073,550
336 GR -G4 -C -4- 3BD -4-405 3 G4 C 3BED 180 901,700
337 GR -G4- C- 4 -3BD- 2 -406 3 G4 C 3BED 172 861,350
338 GR -G4 -C -4 -3BD- 3- 407 3 G4 C 3BED 163 817,200
339 GR -G4 -C -PH 4BD- 2 -501 3 G4 C 4BED 294 1,467,750
340 GR- G4-C -PH 4BD -4- 502 3 G4 C 4BED 472 2,359,600
341 GR -G4 -C -PH 4BD- 3- 503 3 G4 C 4BED 337 1,685,150
342 GR -G4 -D- 1 -4BD -1A -101 3 G4 D 4BED 219 1,096,550
343 GR -G4 D- 1 -3BD- 4B- 102 3 G4 D 3BED 167 832,950
344 GR- G4 -D -1- 3BD -1 -103 3 G4 D 3BED 169 846,350
345 GR -G4 D-1- 3BD -1A- 104 3 G4 D 3BED 171 854,700
346 GR- G4- D -1- 3BD -3A-105 3 G4 D 3BED 163 813,600
347 GR- G4- D- 1- 3BD- 2A- 106 3 G4 D 3BED 171 856,000
348 GR- G4- D- 1 -3BD- 4 -107 3 G4 D 3BED 182 907,900
349 GR- G4 -D- 2- 4BD- 1A -201 3 G4 D 4BED 219 1,096,550
350 GR- G4- D- 2- 3BD- 4D -202 3 G4 D 3BED 171 854,000
351 GR- G4- D- 2- 3BD -1 -203 3 G4 D 3BED 169 846,350
352 GR- G4- D- 2- 3BD- 1A -204 3 G4 D 3BED 171 854,700
353 GR -G4 -D -2 -3BD- 3A- 205 3 G4 D 3BED 163 813,600
354 GR -G4- D -2 -3BD -2A- 206 3 G4 D 3BED 171 856,000
355 GR -G4- D- 2- 3BD -4 -207 3 G4 D 3BED 182 907,900
356 GR -G4- D -3 -4BD- 1A -301 3 G4 D 4BED 219 1,096,550
357 GR -G4- D -3- 3BD -4D -302 3 G4 D 3BED 171 854,000
358 GR- G4 D- 3 -3BD- 1- 303 3 G4 D 3BED 169 846,350
359 GR- G4- D -3- 3BD -1A- 304 3 G4 D 3BED 171 854,700
360 GR -G4- D -3- 3BD -3A -305 3 G4 D 3BED 163 813,600
361 GR- G4 -D -3 -3BD -2A- 306 3 G4 D 3BED 171 856,000
362 GR-G4-D--3-3BD-4-307 3 G4 D 3BED 182 907,900
363 GR-G4-D-4-4BD-1A-401 3 G4 D 4BED 219 1,096,550
364 GR-G4-D-4-3BD-4D-402 3 G4 D 3BED 171 854,000
365 GR-G4-D-4-3BD-1-403 3 G4 D 3BED 169 846,350
366 GR-G4-D-4-3BD-1A-404 3 G4 D 3BED 171 854,700
367 GR-G4-D-4-3BD-3A-405 3 G4 D 3BED 163 813,600
368 GR-G4-D-4-3BD-2A-406 3 G4 D 3BED 171 856,000
369 GR-G4-D-4-3BD-4-407 3 G4 D 3BED 182 907,900
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
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370 GR-G4-D-PH 4BD-5-501 3 G4 D 4BED 486 2,432,050
371 GR-G4-D-PH4BD-2-502 3 G4 D 4BED 321 1,606,950
372 GR-G4-D-PH 4BD-6-503 3 G4 D 4BED 346 1,729,750
Total [Rounded] 65,455 327,000,700
Source: Client 2017
2.10 ENVIRONMENT MATTERS
We are not aware of the content of any environmental audit or other environmental
investigation or soil survey which may have been carried out on the property and
which may draw attention to any contamination or the possibility of any such
contamination. In undertaking our work, we have been instructed to assume that no
contaminative or potentially contaminative use has ever been carried out on the
property.
We have not carried out any investigation into past or present use, either of the
property or of any neighbouring land, to establish whether there is any contamination
or potential for contamination to the subject property from the use or site and have
therefore assumed that none exists.
However, should it be established subsequently that contamination exists at the
property or on any neighbouring land, or that the premises has been or is being put
to any contaminative use, this might reduce the value now reported.
Details
Area Based on the information provided by the client, the total gross area of the 329 apartment units is 65,455 square meters
Topography Generally, the land of the apartment buildings appears to be level and regular in shape
Drainage Assumed available and connected.
Flooding
ValuStrat’s verbal inquiries with local authorities were unable to confirm whether flooding is a point of concern at the subject property. For the purposes of this valuation, ValuStrat has assumed that the subject property is not flood prone. A formal written submission will be required for any further investigation which is outside of this report’s scope of work. Note that it was understood that there is no known flooding in this area.
Landslip
ValuStrat’s’ verbal inquiries with local authorities were unable to confirm whether land slip is a point of concern at the subject property. For the purposes of this valuation, ValuStrat has assumed that the subject property is not within a landslip designated area. A formal written submission will be required for any further investigation which is outside of this report’s scope of work.
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
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2.10.1 TOWN PLANNING
Neither from our knowledge nor as a result of our inspection are we aware of any
planning proposals which are likely to directly adversely affect this property.
In the absence of any information to the contrary, it is assumed that the existing use
is lawful, has valid planning consent and the planning consent is not personal to the
existing occupiers and there are no particularly onerous or adverse conditions which
would affect our valuation.
In arriving at our valuation, it has been assumed that each and every building enjoys
permanent planning consent for their existing use or enjoys, or would be entitled to
enjoy, the benefit of a “Lawful Development” Certificate under the Town & Country
Planning Acts, or where it is reasonable to make such an assumption with continuing
user rights for their existing use purposes, subject to specific comments.
We are not aware of any potential development or change of use of the property or
properties in the locality which would materially affect our valuation. For the purpose
of this valuation, we have assumed that all necessary consents have been obtained
for the subject villas referred within this report. Should this not be the case, we
reserve the right to amend our valuation and report.
2.10.2 SERVICES
The property referred within this report is assumed to be connected to mains
electricity, water, drainage, and other municipality services.
2.11 TENURE/TITLE
Unless otherwise stated we have assumed the freehold title is free from
encumbrances and that Solicitors’ local searches and usual enquiries would not
reveal the existence of statutory notices or other matters which would materially
affect our valuation.
We are unaware of any rights of way, easements or restrictive covenants which
affect the property, however we would recommend that the solicitors investigate the
title in order to ensure this is correct.
The valuation assumes that the freehold title should confirm arrangements for future
management of the building and maintenance provisions are adequate, and no
onerous obligations affecting the valuation. This should be confirmed by your legal
advisers.
We were not provided with the individual title deeds of the subject apartment units
although the title deeds of the lands were provided as shown below, which we had
assumed them to be on freehold basis. Should this not be the case we reserve the
right to amend our valuation and this report.
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
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Plot No. Title Deed No. Title Deed Date Land Area (m²) Owner Interest
2 320205015177 13-08-1435 HD 8,642 NCB Capital Real Estate Investment
Freehold 3 920205015176 13-08-1435 HD 8,650
4 320205015178 13-08-1435 HD 8,642
Total 25,934
NB: All aspects of tenure/title should be checked by the client’s legal representatives
prior to exchange of contract/drawdown and insofar as any assumption made within
the body of this report is proved to be incorrect then the matter should be referred
back to the valuer in order to ensure the valuation is not adversely affected.
2.12 METHODOLOGY & APPROACH
In determining our opinion of Market Value for the freehold interest in the subject
apartments we have utilized the Comparative Approach to valuation.
2.12.1 COMPARATIVE APPROACH
This method requires the collection of comparative market transactions that have
occurred within the location of the subject site. Upon analysis and subsequent
subjective adjustments, such evidence has then been applied to the subject
property. Due to the nature of the property market within the Kingdom of Saudi
Arabia, sales for similar properties are not readily available or transparent. Much if
not all of the evidence is anecdotal and consequently in most circumstances this can
place limitations on the veracity of such information and subsequently impact on
values reported.
Accordingly, the valuation has been prepared in accordance with normal practice
taking into account our usual research and enquiries and our discussions with
leading local commercial agents. We have analysed existing market commentaries
and data in determining our opinion as to the applicable values. Information has also
been sought from internal records and internet based property intelligence sites.
We draw your attention to any assumptions made within this report. We consider
that the assumptions we have made accord with those that it would be reasonable
to expect a purchaser to make.
2.12.2 MARKET PRICES
We are currently experiencing a very uncertain property market and due to the
reduced level of transactions, there is an acute shortage of comparable evidence
upon which to base valuations. Due to this shortage, it may be necessary at times
for a Valuer to draw upon evidence which is of a historical nature.
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
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We discussed the tone of the property values in the immediate vicinity of the subject
property with local agents/sellers. The following comparable evidence was compiled
and analysed.
No. of Bedroom Area (m²) Year Constructed Selling Price (SAR) Price/m² (SAR)
4 217 2017 1,350,000 6,221
5 250 2015 1,500,000 6,000
4 105 - 580,000 5,524
4 107 2016 500,000 4,673
5 190 2015 850,000 4,474
4 125 2017 580,000 4,640
4 180 - 800,000 4,444
Average per m² (SAR) 4,959
Based from the above information, the prevailing selling prices of apartment units in
the vicinity of the subject property ranges from SAR 4,500 to SAR 6,220 per square
meter or an average of approximately SAR 5,000 per square meter. The client has
also provided us below the details of the previously sold 43 apartment units as
follows:
# ID Unit Number Block # Building # Type Area (sq. m) Sold Price (SAR)
126 GR-G3-A-1-3BD-4-102 G3 A 3BED 180.34 1,185,900
132 GR-G3-A-2-4BD-1-201 G3 A 4BED 214.71 1,440,570
133 GR-G3-A-2-3BD-4-202 G3 A 3BED 180.34 1,185,600
159 GR-G3-B-1-3BD-2A-104 G3 B 3BED 171.2 1,010,910
166 GR-G3-B-2-3BD-2A-204 G3 B 3BED 171.2 1,033,230
168 GR-G3-B-2-4BD-1A-206 G3 B 4BED 219.31 1,377,330
174 GR-G3-B-3-3BD-4-305 G3 B 3BED 181.58 1,106,700
175 GR-G3-B-3-4BD-1A-306 G3 B 4BED 219.31 1,400,580
177 GR-G3-B-4-3BD-1-401 G3 B 3BED 169.27 1,097,400
178 GR-G3-B-4-3BD-1A-402 G3 B 3BED 170.94 1,096,470
182 GR-G3-B-4-4BD-1A-406 G3 B 4BED 219.31 1,494,760
187 GR-G3-C-1-3BD-1A-101 G3 C 3BED 171.01 981,150
189 GR-G3-C-1-3BD-4A-103 G3 C 3BED 166.2 880,710
190 GR-G3-C-1-4BD-1-104 G3 C 4BED 214.71 1,241,550
191 GR-G3-C-1-3BD-4-105 G3 C 3BED 180.34 978,360
192 GR-G3-C-1-3BD-2-106 G3 C 3BED 172.27 962,550
194 GR-G3-C-2-3BD-1A-201 G3 C 3BED 171.01 1,003,470
195 GR-G3-C-2-3BD-1-202 G3 C 3BED 169.36 980,220
199 GR-G3-C-2-3BD-2-206 G3 C 3BED 172.27 1,009,870
200 GR-G3-C-2-3BD-3-207 G3 C 3BED 163.44 894,660
201 GR-G3-C-3-3BD-1A-301 G3 C 3BED 171.01 1,021,140
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
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207 GR-G3-C-3-3BD-3-307 G3 C 3BED 163.44 911,400
209 GR-G3-C-4-3BD-1-402 G3 C 3BED 169.36 1,015,560
212 GR-G3-C-4-3BD-4-405 G3 C 3BED 180.34 1,039,740
221 GR-G3-D-1-3BD-1A-104 G3 D 3BED 170.94 916,980
222 GR-G3-D-1-3BD-3A-105 G3 D 3BED 162.72 906,640
223 GR-G3-D-1-3BD-2A-106 G3 D 3BED 171.2 979,180
224 GR-G3-D-1-3BD-4-107 G3 D 3BED 181.58 1,048,000
225 GR-G3-D-2-4BD-1A-201 G3 D 4BED 219.31 1,343,300
226 GR-G3-D-2-3BD-4D-202 G3 D 3BED 170.8 918,840
227 GR-G3-D-2-3BD-1-203 G3 D 3BED 169.27 964,410
230 GR-G3-D-2-3BD-2A-206 G3 D 3BED 171.2 1,001,500
231 GR-G3-D-2-3BD-4-207 G3 D 3BED 181.58 1,046,250
232 GR-G3-D-3-4BD-1A-301 G3 D 4BED 219.31 1,366,100
234 GR-G3-D-3-3BD-1-303 G3 D 3BED 169.27 982,080
235 GR-G3-D-3-3BD-1A-304 G3 D 3BED 170.94 957,900
236 GR-G3-D-3-3BD-3A-305 G3 D 3BED 162.72 919,770
237 GR-G3-D-3-3BD-2A-306 G3 D 3BED 171.2 994,170
238 GR-G3-D-3-3BD-4-307 G3 D 3BED 181.58 1,064,850
241 GR-G3-D 4-3BD-1-403 G3 D 3BED 169.27 999,750
242 GR-G3-D-4-3BD-1A-404 G3 D 3BED 170.94 975,570
244 GR-G3-D-4-3BD-2A-406 G3 D 3BED 171.2 1,012,770
245 GR-G3-D-4-3BD-4-407 G3 D 3BED 181.58 1,084,380
45,832,270
Source: Client 2016/17
Based upon the foregoing information and as a result taking into account the
prevailing market prices of comparable apartment units in the vicinity of the subject
property, as well as the previously sold apartment units provided by the client and
considering the current market conditions in KSA; we are of the opinion that the
subject apartments are reasonably priced at an average of SAR 5,000 per sq. m.
We can accurately reflect the Market Value of the subject apartments as follows:
# Unit Number Batch Block # Building # Type Area (sq. m) Price (SAR)
1 GR-G2-A-1-4BD-1-101 5 G2 A 4BED 214.71 1,073,550
2 GR-G2-A-1-3BD-4-102 5 G2 A 3BED 180.34 901,700
3 GR-G2-A -1-3BD-2-103 5 G2 A 3BED 172.27 861,350
4 GR-G2-A-1 -3BD-3-104 5 G2 A 3BED 163.44 817,200
5 GR-G2-A-1-3BD-1A-105 5 G2 A 3BED 171.01 855,050
6 GR-G2-A-1-3BD-1-106 5 G2 A 3BED 169.36 846,800
7 GR-G2-A-1-3BD-4A-107 5 G2 A 3BED 166.2 831,000
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
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8 GR-G2-A-2-4BD-1-201 5 G2 A 4BED 214.71 1,073,550
9 GR-G2-A-2-3BD-4-202 5 G2 A 3BED 180.34 901,700
10 GR-G2-A-2-3BD-2-203 5 G2 A 3BED 172.27 861,350
11 GR-G2-A-2-3BD-3-204 5 G2 A 3BED 163.44 817,200
12 GR-G2-A-2-3BD-1A-205 5 G2 A 3BED 171.01 855,050
13 GR-G2-A-2-3BD-1-206 5 G2 A 3BED 169.36 846,800
14 GR-G2-A-2-3BD-4C-207 5 G2 A 3BED 170.41 852,050
15 GR-G2-A-3-4BD-1-301 5 G2 A 4BED 214.71 1,073,550
16 GR-G2-A-3-3BD-4-302 5 G2 A 3BED 180.34 901,700
17 GR-G2-A-3-3BD-2-303 5 G2 A 3BED 172.27 861,350
18 GR-G2-A-3-3BD-3-304 5 G2 A 3BED 163.44 817,200
19 GR-G2-A-3-3BD-1A-305 5 G2 A 3BED 171.01 855,050
20 GR-G2-A-3-3BD-1-306 5 G2 A 3BED 169.36 846,800
21 GR-G2-A-3-3BD-4C-307 5 G2 A 3BED 170.41 852,050
22 GR-G2 A-4-4BD-1-401 5 G2 A 4BED 214.71 1,073,550
23 GR-G2-A-4-3BD-4-402 5 G2 A 3BED 180.34 901,700
24 GR-G2-A-4-3BD-2-403 5 G2 A 3BED 172.27 861,350
25 GR-G2-A-4-3BD-3-404 5 G2 A 3BED 163.44 817,200
26 GR-G2-A-4-3BD-1A-405 5 G2 A 3BED 171.01 855,050
27 GR-G2-A-4-3BD-1-406 5 G2 A 3BED 169.36 846,800
28 GR-G2-A-4-3BD-4C-407 5 G2 A 3BED 170.41 852,050
29 GR-G2-A -PH 4BD-4-501 5 G2 A 4BED 471.92 2,359,600
30 GR-G2-A-PH 4BD-3-502 5 G2 A 4BED 337.03 1,685,150
31 GR-G2-A-PH 4BD-2-503 5 G2 A 4BED 293.55 1,467,750
32 GR-G2-B-1-3BD-1-101 5 G2 B 3BED 169.27 846,350
33 GR -G2 -B -1- 3BD -1A -102 5 G2 B 3BED 170.94 854,700
34 GR- G2- B -1 -3BD -3A -103 5 G2 B 3BED 162.72 813,600
35 GR- G2- B -1 -3BD- 2A -104 5 G2 B 3BED 171.2 856,000
36 GR -G2- B -1 -3BD -4- 105 5 G2 B 3BED 181.58 907,900
37 GR -G2-B -1 -4BD -1A -106 5 G2 B 4BED 219.31 1,096,550
38 GR -G2 -B -1- 3BD- 4B -107 5 G2 B 3BED 166.59 832,950
39 GR- G2- B-2 -3BD -1- 201 5 G2 B 3BED 169.27 846,350
40 GR -G2 -B -2 -3BD- 1A- 202 5 G2 B 3BED 170.94 854,700
41 GR -G2 -B -2 -3BD- 3A -203 5 G2 B 3BED 162.72 813,600
42 GR -G2- B -2 -3BD- 2A- 204 5 G2 B 3BED 171.2 856,000
43 GR- G2- B -2- 3BD- 4 -205 5 G2 B 3BED 181.58 907,900
44 GR- G2- B -2 -4BD -1A- 206 5 G2 B 4BED 219.31 1,096,550
45 GR-G2-B-2-3BD-4D-207 5 G2 B 3BED 170.8 854,000
46 GR-G2-B-3-3BD-1-301 5 G2 B 3BED 169.27 846,350
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
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47 GR-G2-B-3-3BD-1A-302 5 G2 B 3BED 170.94 854,700
48 GR-G2-B-3-3BD-3A-303 5 G2 B 3BED 162.72 813,600
49 GR-G2-B-3-3BD-2A-304 5 G2 B 3BED 171.2 856,000
50 GR-G2-B-3-3BD-4-305 5 G2 B 3BED 181.58 907,900
51 GR-G2-B-3-4BD-1A-306 5 G2 B 4BED 219.31 1,096,550
52 GR-G2-B-3-3BD-4D-307 5 G2 B 3BED 170.8 854,000
53 GR-G2-B-4-3BD-1-401 5 G2 B 3BED 169.27 846,350
54 GR-G2-B-4-3BD-1A-402 5 G2 B 3BED 170.94 854,700
55 GR-G2-B-4-3BD-3A-403 5 G2 B 3BED 162.72 813,600
56 GR-G2-B-4-3BD-2A-404 5 G2 B 3BED 171.2 856,000
57 GR-G2-B-4-3BD-4-405 5 G2 B 3BED 181.58 907,900
58 GR-G2-B-4-4BD-1A-406 5 G2 B 4BED 219.31 1,096,550
59 GR-G2-B-4-3BD-4D-407 5 G2 B 3BED 170.8 854,000
60 GR-G2-B-PH 4BD-2-501 5 G2 B 4BED 321.39 1,606,950
61 GR-G2-B-PH 4BD-6-502 5 G2 B 4BED 345.95 1,729,750
62 GR-G2-B-PH 4BD-5-503 5 G2 B 4BED 486.41 2,432,050
63 GR-G2-C-1-3BD-1A-101 5 G2 C 3BED 171.01 855,050
64 GR-G2-C-1-3BD-1-102 5 G2 C 3BED 169.36 846,800
65 GR-G2-C-1-3BD-4A-103 5 G2 C 3BED 166.2 831,000
66 GR-G2-C-1-4BD-1-104 5 G2 C 4BED 214.71 1,073,550
67 GR-G2-C-1-3BD-4-105 5 G2 C 3BED 180.34 901,700
68 GR-G2-C-1-3BD-2-106 5 G2 C 3BED 172.27 861,350
69 GR-G2-C-1-3BD-3-107 5 G2 C 3BED 163.44 817,200
70 GR-G2-C-2-3BD-1A-201 5 G2 C 3BED 171.01 855,050
71 GR-G2-C-2-3BD-1-202 5 G2 C 3BED 169.36 846,800
72 GR-G2-C-2-3BD-4C-203 5 G2 C 3BED 170.41 852,050
73 GR-G2-C-2-4BD-1-204 4 G2 C 4BED 214.71 1,073,550
74 GR-G2-C-2-3BD-4-205 4 G2 C 3BED 180.34 901,700
75 GR-G2-C-2-3BD-2-206 4 G2 C 3BED 172.27 861,350
76 GR-G2-C-2-3BD-3-207 4 G2 C 3BED 163.44 817,200
77 GR-G2-C-3-3BD-1A-301 4 G2 C 3BED 171.01 855,050
78 GR-G2-C-3-3BD-1-302 4 G2 C 3BED 169.36 846,800
79 GR-G2-C-3-3BD-4C-303 4 G2 C 3BED 170.41 852,050
80 GR-G2-C-3-4BD-1-304 4 G2 C 4BED 214.71 1,073,550
81 GR-G2-C-3-3BD-4-305 4 G2 C 3BED 180.34 901,700
82 GR-G2-C-3-3BD-2-306 4 G2 C 3BED 172.27 861,350
83 GR-G2-C-3-3BD-3-307 4 G2 C 3BED 163.44 817,200
84 GR-G2-C-4-3BD-1A-401 4 G2 C 3BED 171.01 855,050
85 GR-G2-C-4-3BD-1-402 4 G2 C 3BED 169.36 846,800
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
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Private & Confidential
86 GR-G2-C-4-3BD-4C-403 4 G2 C 3BED 170.41 852,050
87 GR-G2-C-4-4BD-1-404 4 G2 C 4BED 214.71 1,073,550
88 GR-G2-C-4-3BD-4-405 4 G2 C 3BED 180.34 901,700
89 GR-G2-C-4-3BD-2-406 4 G2 C 3BED 172.27 861,350
90 GR-G2-C-4-3BD-3-407 4 G2 C 3BED 163.44 817,200
91 GR-G2-C-PH 4BD-2-501 4 G2 C 4BED 293.55 1,467,750
92 GR-G2-C-PH 4BD-4-502 4 G2 C 4BED 471.92 2,359,600
93 GR-G2-C-PH 4BD-3-503 4 G2 C 4BED 337.03 1,685,150
94 GR-G2-D-1-4BD-1A-101 4 G2 D 4BED 219.31 1,096,550
95 GR-G2-D-1-3BD-4B-102 4 G2 D 3BED 166.59 832,950
96 GR-G2-D-1-3BD-1-103 4 G2 D 3BED 169.27 846,350
97 GR-G2-D-1-3BD-1A-104 4 G2 D 3BED 170.94 854,700
98 GR-G2-D-1-3BD-3A-105 4 G2 D 3BED 162.72 813,600
99 GR-G2-D-1-3BD-2A-106 4 G2 D 3BED 171.2 856,000
100 GR-G2-D-1-3BD-4-107 4 G2 D 3BED 181.58 907,900
101 GR-G2-D-2-4BD-1A-201 4 G2 D 4BED 219.31 1,096,550
102 GR-G2-D-2-3BD-4D-202 4 G2 D 3BED 170.8 854,000
103 GR-G2-D-2-3BD-1-203 4 G2 D 3BED 169.27 846,350
104 GR-G2-D-2-3BD-1A-204 4 G2 D 3BED 170.94 854,700
105 GR-G2-D-2-3BD-3A-205 4 G2 D 3BED 162.72 813,600
106 GR-G2-D-2-3BD-2A-206 4 G2 D 3BED 171.2 856,000
107 GR-G2-D-2-3BD-4-207 4 G2 D 3BED 181.58 907,900
108 GR-G2-D-3-4BD-1A-301 4 G2 D 4BED 219.31 1,096,550
109 GR-G2-D-3-3BD-4D-302 4 G2 D 3BED 170.8 854,000
110 GR-G2-D-3-3BD-1-303 4 G2 D 3BED 169.27 846,350
111 GR-G2-D-3-3BD-1A-304 4 G2 D 3BED 170.94 854,700
112 GR-G2-D-3-3BD-3A-305 4 G2 D 3BED 162.72 813,600
113 GR-G2-D-3-3BD-2A-306 4 G2 D 3BED 171.2 856,000
114 GR-G2-D-3-3BD-4-307 4 G2 D 3BED 181.58 907,900
115 GR-G2-D-4-4BD-1A-401 4 G2 D 4BED 219.31 1,096,550
116 GR-G2-D-4-3BD-4D-402 4 G2 D 3BED 170.8 854,000
117 GR-G2-D-4-3BD-1-403 4 G2 D 3BED 169.27 846,350
118 GR-G2-D-4-3BD-1A-404 4 G2 D 3BED 170.94 854,700
119 GR-G2-D-4-3BD-3A-405 4 G2 D 3BED 162.72 813,600
120 GR-G2-D-4-3BD-2A-406 4 G2 D 3BED 171.2 856,000
121 GR-G2-D-4-3BD-4-407 5 G2 D 3BED 181.58 907,900
122 GR-G2-D-PH 4BD-5-501 4 G2 D 4BED 486.41 2,432,050
123 GR-G2-D-PH 4BD-2-502 4 G2 D 4BED 321.39 1,606,950
124 GR-G2-D-PH 4BD-6-503 4 G2 D 4BED 345.95 1,729,750
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
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125 GR-G3-A-1-4BD-1-101 4 G3 A 4BED 214.71 1,073,550
127 GR-G3-A-1-3BD-2-103 4 G3 A 3BED 172 861,350
128 GR-G3-A-1-3BD-3-104 2 G3 A 3BED 163 817,200
129 GR-G3-A-1-3BD-1A-105 2 G3 A 3BED 171 855,050
130 GR-G3-A-1-3BD 1-106 2 G3 A 3BED 169 846,800
131 GR-G3-A-1-3BD-4A-107 2 G3 A 3BED 166 831,000
134 GR-G3-A-2-3BD-2-203 4 G3 A 3BED 172 861,350
135 GR-G3-A-2-3BD-3-204 2 G3 A 3BED 163 817,200
136 GR-G3-A-2-3BD-1A-205 2 G3 A 3BED 171 855,050
137 GR-G3-A-2-3BD-1-206 2 G3 A 3BED 169 846,800
138 GR-G3-A-2-3BD 4C-207 2 G3 A 3BED 170 852,050
139 GR-G3-A-3-4BD-1-301 4 G3 A 4BED 215 1,073,550
140 GR-G3-A-3-3BD-4-302 4 G3 A 3BED 180 901,700
141 GR-G3-A-3-3BD-2-303 4 G3 A 3BED 172 861,350
142 GR-G3-A-3-3BD-3-304 2 G3 A 3BED 163 817,200
143 GR-G3-A-3-3BD-1A-305 2 G3 A 3BED 171 855,050
144 GR-G3-A-3-3BD-1-306 2 G3 A 3BED 169 846,800
145 GR-G3-A-3-3BD-4C-307 2 G3 A 3BED 170 852,050
146 GR-G3-A-4-4BD-1-401 4 G3 A 4BED 215 1,073,550
147 GR-G3-A-4-3BD-4-402 4 G3 A 3BED 180 901,700
148 GR-G3-A-4-3BD-2-403 4 G3 A 3BED 172 861,350
149 GR-G3-A-4-3BD-3-404 2 G3 A 3BED 163 817,200
150 GR-G3-A-4-3BD-1A-405 2 G3 A 3BED 171 855,050
151 GR-G3-A-4-3BD-1-406 4 G3 A 3BED 169 846,800
152 GR-G3-A-4-3BD-4C-407 2 G3 A 3BED 170 852,050
153 GR-G3-A-PH 4BD-4-501 2 G3 A 4BED 472 2,359,600
154 GR-G3-A-PH 4BD-3-502 2 G3 A 4BED 337 1,685,150
155 GR-G3-A-PH 4BD-2-503 2 G3 A 4BED 294 1,467,750
156 GR-G3-B-1-3BD-1-101 1 G3 B 3BED 169 846,350
157 GR-G3-B-1-3BD-1A-102 1 G3 B 3BED 171 854,700
158 GR-G3-B-1-3BD-3A-103 1 G3 B 3BED 163 813,600
160 GR-G3-B-1-3BD-4-105 1 G3 B 3BED 182 907,900
161 GR-G3-B-1-4BD-1A-106 1 G3 B 4BED 219 1,096,550
162 GR-G3-B-1-3BD-4B-107 1 G3 B 3BED 167 832,950
163 GR-G3-B-2-3BD-1-201 1 G3 B 3BED 169 846,350
164 GR-G3-B-2-3BD-1A-202 1 G3 B 3BED 171 854,700
165 GR-G3-B-2-3BD-3A-203 1 G3 B 3BED 163 813,600
167 GR-G3-B-2-3BD-4-205 1 G3 B 3BED 182 907,900
169 GR-G3-B-2-3BD-4D-207 2 G3 B 3BED 171 854,000
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
31
Private & Confidential
170 GR-G3-B-3-3BD-1-301 4 G3 B 3BED 169 846,350
171 GR-G3-B-3-3BD-1A-302 4 G3 B 3BED 171 854,700
172 GR-G3-B-3-3BD-3A-303 4 G3 B 3BED 163 813,600
173 GR-G3-B-3-3BD-2A-304 4 G3 B 3BED 171 856,000
176 GR-G3-B-3-3BD-4D-307 2 G3 B 3BED 171 854,000
179 GR-G3-B-4-3BD-3A-403 2 G3 B 3BED 163 813,600
180 GR-G3-B-4-3BD-2A-404 2 G3 B 3BED 171 856,000
181 GR-G3-B-4-3BD-4-405 3 G3 B 3BED 182 907,900
183 GR-G3-B-4-3BD-4D-407 2 G3 B 3BED 171 854,000
184 GR-G3-B-PH 4BD-2-501 3 G3 B 4BED 321 1,606,950
185 GR-G3-B-PH 4BD-6-502 3 G3 B 4BED 346 1,729,750
186 GR-G3-B-PH 4BD-5-503 3 G3 B 4BED 486 2,432,050
188 GR-G3-C-1-3BD-1-102 1 G3 C 3BED 169 846,800
193 GR-G3-C-1-3BD-3-107 1 G3 C 3BED 163 817,200
196 GR-G3-C-2-3BD-4C-203 1 G3 C 3BED 170 852,050
197 GR-G3-C-2-4BD-1-204 1 G3 C 4BED 215 1,073,550
198 GR-G3-C-2-3BD-4-205 1 G3 C 3BED 180 901,700
202 GR-G3-C-3-3BD-1-302 1 G3 C 3BED 169 846,800
203 GR-G3-C-3-3BD-4C-303 1 G3 C 3BED 170 852,050
204 GR-G3-C-3-4BD-1-304 1 G3 C 4BED 215 1,073,550
205 GR-G3-C-3-3BD-4-305 1 G3 C 3BED 180 901,700
206 GR-G3-C-3-3BD-2-306 1 G3 C 3BED 172 861,350
208 GR-G3-C-4-3BD-1A-401 1 G3 C 3BED 171 855,050
210 GR-G3-C-4-3BD-4C-403 1 G3 C 3BED 170 852,050
211 GR-G3-C-4-4BD-1-404 1 G3 C 4BED 215 1,073,550
213 GR-G3-C-4-3BD-2-406 1 G3 C 3BED 172 861,350
214 GR-G3-C-4-3BD-3-407 1 G3 C 3BED 163 817,200
215 GR-G3-C-PH 4BD-2-501 1 G3 C 4BED 294 1,467,750
216 GR-G3-C-PH 4BD-4-502 1 G3 C 4BED 472 2,359,600
217 GR-G3-C-PH 4BD-3-503 1 G3 C 4BED 337 1,685,150
218 GR-G3-D-1-4BD-1A-101 1 G3 D 4BED 219 1,096,550
219 GR-G3-D-1-3BD-4B-102 1 G3 D 3BED 167 832,950
220 GR-G3-D-1-3BD-1-103 1 G3 D 3BED 169 846,350
228 GR-G3-D-2-3BD-1A-204 1 G3 D 3BED 171 854,700
229 GR-G3-D-2-3BD-3A-205 1 G3 D 3BED 163 813,600
233 GR-G3-D-3-3BD-4D-302 1 G3 D 3BED 171 854,000
239 GR-G3-D-4-4BD-1A-401 1 G3 D 4BED 219 1,096,550
240 GR-G3-D-4-3BD-4D-402 1 G3 D 3BED 171 854,000
243 GR-G3-D-4-3BD-3A-405 1 G3 D 3BED 163 813,600
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
32
Private & Confidential
246 GR-G3-D-PH 4BD-5-501 1 G3 D 4BED 486 2,432,050
247 GR-G3-D-PH 4BD-2-502 1 G3 D 4BED 321 1,606,950
248 GR-G3-D-PH 4BD-6-503 1 G3 D 4BED 346 1,729,750
249 GR-G4-A-1-4BD-1-101 5 G4 A 4BED 215 1,073,550
250 GR-G4-A-1-3BD-4-102 5 G4 A 3BED 180 901,700
251 GR-G4-A-1-3BD-2-103 5 G4 A 3BED 172 861,350
252 GR-G4-A-1-3BD-3-104 5 G4 A 3BED 163 817,200
253 GR-G4-A-1-3BD-1A-105 5 G4 A 3BED 171 855,050
254 GR-G4-A-1-3BD-1-106 5 G4 A 3BED 169 846,800
255 GR-G4-A-1-3BD-4A-107 5 G4 A 3BED 166 831,000
256 GR-G4-A-2-4BD-1-201 5 G4 A 4BED 215 1,073,550
257 GR-G4-A-2-3BD-4-202 5 G4 A 3BED 180 901,700
258 GR-G4-A-2-3BD-2-203 5 G4 A 3BED 172 861,350
259 GR-G4-A-2-3BD-3-204 5 G4 A 3BED 163 817,200
260 GR-G4-A-2-3BD-1A-205 5 G4 A 3BED 171 855,050
261 GR-G4-A-2-3BD-1-206 5 G4 A 3BED 169 846,800
262 GR-G4-A-2-3BD-4C-207 5 G4 A 3BED 170 852,050
263 GR-G4-A-3-4BD-1-301 5 G4 A 4BED 215 1,073,550
264 GR-G4-A-3-3BD-4-302 5 G4 A 3BED 180 901,700
265 GR-G4-A-3-3BD-2-303 5 G4 A 3BED 172 861,350
266 GR-G4-A-3-3BD-3-304 5 G4 A 3BED 163 817,200
267 GR-G4-A-3-3BD-1A-305 5 G4 A 3BED 171 855,050
268 GR-G4-A-3-3BD-1-306 5 G4 A 3BED 169 846,800
269 GR-G4-A-3-3BD-4C-307 5 G4 A 3BED 170 852,050
270 GR-G4-A-4-4BD-1-401 5 G4 A 4BED 215 1,073,550
271 GR-G4-A-4-3BD-4-402 5 G4 A 3BED 180 901,700
272 GR- G4 -A- 4-3BD- 2- 403 5 G4 A 3BED 172 861,350
273 GR- G4 A- 4- 3BD- 3- 404 5 G4 A 3BED 163 817,200
274 GR-G4-A-4-3BD-1A-405 5 G4 A 3BED 171 855,050
275 GR-G4-A-4-3BD-1-406 5 G4 A 3BED 169 846,800
276 GR-G4-A-4-3BD-4C-407 5 G4 A 3BED 170 852,050
277 GR-G4-A-PH 4BD-4-501 5 G4 A 4BED 472 2,359,600
278 GR-G4-A-PH 4BD-3-502 5 G4 A 4BED 337 1,685,150
279 GR-G4-A-PH 4BD-2-503 5 G4 A 4BED 294 1,467,750
280 GR-G4-B-1-3BD-1-101 5 G4 B 3BED 169 846,350
281 GR-G4-B-1-3BD-1A-102 5 G4 B 3BED 171 854,700
282 GR-G4-B-1-3BD-3A-103 5 G4 B 3BED 163 813,600
283 GR-G4-B-1-3BD-2A-104 5 G4 B 3BED 171 856,000
284 GR-G4-B-1-3BD-4-105 5 G4 B 3BED 182 907,900
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
33
Private & Confidential
285 GR-G4-B-1-4BD-1A-106 5 G4 B 4BED 219 1,096,550
286 GR-G4-B-1-3BD-4B-107 5 G4 B 3BED 167 832,950
287 GR-G4-B-2-3BD-1-201 5 G4 B 3BED 169 846,350
288 GR-G4-B-2-3BD-1A-202 5 G4 B 3BED 171 854,700
289 GR- G4 B -2 -3BD- 3A -203 5 G4 B 3BED 163 813,600
290 GR -G4- B -2 -3BD -2A -204 5 G4 B 3BED 171 856,000
291 GR -G4- B- 2- 3BD -4 -205 5 G4 B 3BED 182 907,900
292 GR- G4 -B -2- 4BD- 1A- 206 5 G4 B 4BED 219 1,096,550
293 GR -G4- B- 2 -3BD- 4D- 207 5 G4 B 3BED 171 854,000
294 GR- G4- B -3 -3BD- 1 -301 5 G4 B 3BED 169 846,350
295 GR -G4 -B- 3- 3BD- 1A -302 5 G4 B 3BED 171 854,700
296 GR- G4- B -3- 3BD- 3A- 303 5 G4 B 3BED 163 813,600
297 GR- G4- B- 3 -3BD -2A- 304 5 G4 B 3BED 171 856,000
298 GR- G4 -B- 3- 3BD- 4 -305 5 G4 B 3BED 182 907,900
299 GR -G4- B- 3- 4BD- 1A- 306 5 G4 B 4BED 219 1,096,550
300 GR -G4 -B- 3 -3BD- 4D- 307 5 G4 B 3BED 171 854,000
301 GR- G4 -B -4- 3BD- 1- 401 5 G4 B 3BED 169 846,350
302 GR- G4- B -4- 3BD- 1A- 402 5 G4 B 3BED 171 854,700
303 GR -G4- B- 4- 3BD- 3A -403 5 G4 B 3BED 163 813,600
304 GR- G4- B- 4- 3BD- A -404 5 G4 B 3BED 171 856,000
305 GR- G4 -B- 4-3BD- 4 -405 5 G4 B 3BED 182 907,900
306 GR- G4- B- 4- 4BD -1A -406 5 G4 B 4BED 219 1,096,550
307 GR- G4 -B- 4- 3BD- 4D -407 5 G4 B 3BED 171 854,000
308 GR- G4- B- PH 4BD- 2- 501 5 G4 B 4BED 321 1,606,950
309 GR -G4- B- PH 4BD -6 -502 5 G4 B 4BED 346 1,729,750
310 GR- G4- B -PH 4BD- 5 -503 5 G4 B 4BED 486 2,432,050
311 GR -G4- C -1 -3BD- 1A -101 2 G4 C 3BED 171 855,050
312 GR -G4 -C -1 -3BD -1 -102 2 G4 C 3BED 169 846,800
313 GR -G4 -C- 1 -3BD- 4A- 103 2 G4 C 3BED 166 831,000
314 GR -G4 -C -1 -4BD- 1- 104 2 G4 C 4BED 215 1,073,550
315 GR -G4- C -1 -3BD- 4 -105 2 G4 C 3BED 180 901,700
316 GR -G4 -C -1- 3BD- 2 -106 2 G4 C 3BED 172 861,350
317 GR- G4- C- 1- 3BD -3 -107 1 G4 C 3BED 163 817,200
318 GR -G4- C- 2 -3BD -1A -201 2 G4 C 3BED 171 855,050
319 GR-G4- C -2- 3BD- 1 -202 2 G4 C 3BED 169 846,800
320 GR- G4- C- 2- 3BD -4C- 203 2 G4 C 3BED 170 852,050
321 GR -G4 C- 2 -4BD -1-204 2 G4 C 4BED 215 1,073,550
322 GR- G4 -C- 2 -3BD-4 -205 3 G4 C 3BED 180 901,700
323 GR -G4- C -2 -3BD -2 -206 3 G4 C 3BED 172 861,350
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
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Private & Confidential
324 GR -G4 C- 2 -3BD -3 -207 3 G4 C 3BED 163 817,200
325 GR -G4 C- 3 -3BD -1A- 301 3 G4 C 3BED 171 855,050
326 GR -G4- C-3- 3BD- 1 -302 3 G4 C 3BED 169 846,800
327 GR -G4- C- 3- 3BD- 4C -303 3 G4 C 3BED 170 852,050
328 GR -G4- C -3- 4BD -1-304 3 G4 C 4BED 215 1,073,550
329 GR -G4- C- 3- 3BD- 4-305 3 G4 C 3BED 180 901,700
330 GR-G4 C- 3- 3BD -2 -306 3 G4 C 3BED 172 861,350
331 GR -G4 -C 3 -3BD- 3 -307 3 G4 C 3BED 163 817,200
332 GR -G4 -C -4- 3BD -1A-401 3 G4 C 3BED 171 855,050
333 GR- G4- C- 4- 3BD -1 -402 3 G4 C 3BED 169 846,800
334 GR -G4 -C- 4 -3BD -4C -403 3 G4 C 3BED 170 852,050
335 GR -G4 C- 4 -4BD- 1 -404 3 G4 C 4BED 215 1,073,550
336 GR -G4 -C -4- 3BD -4-405 3 G4 C 3BED 180 901,700
337 GR -G4- C- 4 -3BD- 2 -406 3 G4 C 3BED 172 861,350
338 GR -G4 -C -4 -3BD- 3- 407 3 G4 C 3BED 163 817,200
339 GR -G4 -C -PH 4BD- 2 -501 3 G4 C 4BED 294 1,467,750
340 GR- G4-C -PH 4BD -4- 502 3 G4 C 4BED 472 2,359,600
341 GR -G4 -C -PH 4BD- 3- 503 3 G4 C 4BED 337 1,685,150
342 GR -G4 -D- 1 -4BD -1A -101 3 G4 D 4BED 219 1,096,550
343 GR -G4 D- 1 -3BD- 4B- 102 3 G4 D 3BED 167 832,950
344 GR- G4 -D -1- 3BD -1 -103 3 G4 D 3BED 169 846,350
345 GR -G4 D-1- 3BD -1A- 104 3 G4 D 3BED 171 854,700
346 GR- G4- D -1- 3BD -3A-105 3 G4 D 3BED 163 813,600
347 GR- G4- D- 1- 3BD- 2A- 106 3 G4 D 3BED 171 856,000
348 GR- G4- D- 1 -3BD- 4 -107 3 G4 D 3BED 182 907,900
349 GR- G4 -D- 2- 4BD- 1A -201 3 G4 D 4BED 219 1,096,550
350 GR- G4- D- 2- 3BD- 4D -202 3 G4 D 3BED 171 854,000
351 GR- G4- D- 2- 3BD -1 -203 3 G4 D 3BED 169 846,350
352 GR- G4- D- 2- 3BD- 1A -204 3 G4 D 3BED 171 854,700
353 GR -G4 -D -2 -3BD- 3A- 205 3 G4 D 3BED 163 813,600
354 GR -G4- D -2 -3BD -2A- 206 3 G4 D 3BED 171 856,000
355 GR -G4- D- 2- 3BD -4 -207 3 G4 D 3BED 182 907,900
356 GR -G4- D -3 -4BD- 1A -301 3 G4 D 4BED 219 1,096,550
357 GR -G4- D -3- 3BD -4D -302 3 G4 D 3BED 171 854,000
358 GR- G4 D- 3 -3BD- 1- 303 3 G4 D 3BED 169 846,350
359 GR- G4- D -3- 3BD -1A- 304 3 G4 D 3BED 171 854,700
360 GR -G4- D -3- 3BD -3A -305 3 G4 D 3BED 163 813,600
361 GR- G4 -D -3 -3BD -2A- 306 3 G4 D 3BED 171 856,000
362 GR-G4-D--3-3BD-4-307 3 G4 D 3BED 182 907,900
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
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363 GR-G4-D-4-4BD-1A-401 3 G4 D 4BED 219 1,096,550
364 GR-G4-D-4-3BD-4D-402 3 G4 D 3BED 171 854,000
365 GR-G4-D-4-3BD-1-403 3 G4 D 3BED 169 846,350
366 GR-G4-D-4-3BD-1A-404 3 G4 D 3BED 171 854,700
367 GR-G4-D-4-3BD-3A-405 3 G4 D 3BED 163 813,600
368 GR-G4-D-4-3BD-2A-406 3 G4 D 3BED 171 856,000
369 GR-G4-D-4-3BD-4-407 3 G4 D 3BED 182 907,900
370 GR-G4-D-PH 4BD-5-501 3 G4 D 4BED 486 2,432,050
371 GR-G4-D-PH4BD-2-502 3 G4 D 4BED 321 1,606,950
372 GR-G4-D-PH 4BD-6-503 3 G4 D 4BED 346 1,729,750
Total [Rounded] 65,455 327,000,000
2.12.3 SUMMARY & ANALYSIS
No. of Apartment Total Gross Area (m²) Total Value (SAR) [Rounded]
Sold Units 43 7,728.88 45,832,270
Unsold Units 329 65,455 327,000,000
The aggregate value for both sold & unsold units currently is in the region of 372,832,000. Do note this is an indicator and should not be used in an official capacity unless sold transactions are verified by agreed sales memorandums or agreed sales contracts.
2.13 VALUATION
2.13.1 MARKET VALUE
ValuStrat is of the opinion that the Market Value of the freehold interest in the subject
villas (Unsold Units) referred within this report, as of the date of valuation, based
upon the Comparative Approach assumptions expressed within this report, may be
fairly stated as follows;
Market Value (rounded and subject to details in the full report):
SAR 327,000,000 (Three Hundred Twenty-Seven Million Saudi Arabian Riyals).
The client is advised that whilst all reasonable measures have been taken to supply an accurate valuation as possible as at the Valuation date, this figure should be considered in the context of the volatility of today’s market place.
We are currently experiencing a very uncertain property market and due to the reduced level of transactions, there is an acute shortage of comparable evidence upon which to base valuations. Due to this shortage, it may be necessary at times for a Valuer to draw upon evidence which is of a historical
nature.’
In the event should it transpire that all of the apartments are to be sold to a single purchaser/investor, we would assume a quantum discounting factor would be applicable for the summation of the value.
Accordingly, the values referred in this report ignore any potential discounting factor resulting from the plots forming part of a portfolio or connected purchase.
Valuation considered full figure and may not be easily achievable in the event of an early re-sale.
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
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2.14 MARKET CONDITIONS SNAPSHOT
The real estate sector generally follows the fortunes of the greater economy. As oil
prices remained strong in previous years, the Saudi economy and consequently its
real estate market remained buoyant too. However, for the past 18 months, KSA has
been facing a protracted spell of economic stress, much of which can be attributed
to the falling oil prices coupled with regional political issues. The resulting budget
deficit earlier in 2017 had prompted the Saudi government to implement subsidy
reforms, review its investment strategies and cut capital spending. All of this has
resulted in declining capital and rental values in the real estate market with prices
falling across all sectors including land. Despite short term challenges and both
investors and buyers remaining cautious, the Saudi economy has shown signs of
ambition with the government unveiling a number of reforms, including full foreign
ownership of retail and wholesale operations along with opening up of the Tadawul
Stock Market to foreign investment. Moreover, tax on development land should keep
the construction sector afloat, encouraging real estate developers. Adapting to a new
KSA economic reality has been inevitable, although the Kingdom’s oil dynamics
remain pivotal for future development within the KSA 2030 economic vision plan.
We expect demand to remain stable due to fundamentals of a growing young
population, reducing family size, increasing middle-class and a sizeable affluent
population – all of which keeps the long-term growth potential intact. On the other
hand, market volatility remains currently, and prices are likely to witness further
deterioration in the short term. A watching brief should be kept on the economy as
2017 closes, although we expect the economy to gather some pace in 2018.
Property values are subject to fluctuation over time as market conditions may
change. Valuation considered full figure and may not be easily achievable in the
event of an early re-sale.
2.14.1 RISK ASSESSMENT
The residential market has for some time been dominated by a shortage of suitable
units and a constrained development pipeline. In turn the sales market has shown
weaker performance as a lack of affordability and limited access to finance has
focused demand towards the rental market. This current dynamic may prevail in the
short term while stimulus packages and sector reform work through the system.
Below are some of the factors that currently restrain the residential market.
• Lack of alternative investments
• High land prices
• Financing schemes to ease home ownership
• Affordability of the housing units
• Size of the housing units
• Suitability of stocks that meets the requirements of home buyers
• Potential taxation under consideration by the government
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
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• The quality of construction, though it has been improved recently
• Sustainable zoning to ensure that future developments meet the needs of the
market.
2.14.2 PRINCIPAL GAINS AND RISK (SWOT ANALYSIS)
Strengths Weaknesses
• Located in Salamah District, west of Jeddah City
where residential demands are mostly
concentrated.
• Growing infrastructure in surrounding areas.
• Good visibility of the subject site provides good
exposure for any potential development;
• The site’s surrounding infrastructure, and future
plans will further enhance the connectivity of the
property within Jeddah city center and the
upcoming sub-centers.
• The private sector is dependent on expat
labor, reflecting a shortage of marketable
skills among nationals and a fairly high
unemployment rate among locals.
Opportunities Threats
• Due to the great number of upcoming development
in the area, the subject development can be
developed to benefit from this uplift and
establishment in the market.
• Continued investment in the economy by the
government will help maintain growth and
business.
• Various regulatory efforts by the government
aimed to ease accessibility and affordability of real
estate assets.
• Perceptions of high security risks deter some
investors and the possibility of change in
governmental policies causing an effect on
investment value and general business
activity.
• Vacant Lands/Undeveloped land have the
recent threat of land tax levy which may
affect land prices in the near future
• Lower family disposable income due to the
effects of the government’s subsidy reform
and impending VAT implementation.
• Threat of KSA recession in 2018.
2.15 VALUATION UNCERTAINTY
This valuation has been undertaken against a background of significant levels of
Market volatility is one of the main reasons of Valuation uncertainty in the real estate
market in the Kingdom and within the GCC region given the dramatic changes in
markets in current oil price slump and other factors too. We are currently
experiencing a very uncertain property market and due to the reduced level of
transactions, there is an acute shortage of comparable evidence upon which to base
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
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valuations. Given the current uncertainties it may be necessary at times for a Valuer
to draw upon evidence which is of a historical nature. The current shortage of
transaction, combined with a rapidly changing market only serves to highlight the
unpredictability of the current market, which is subject to change on a day by day
basis. The RICS valuation standards consider it essential to draw attention to
foreseen valuation uncertainties that could have a material effect on valuations, and
further advises to indicate the cause of the uncertainty and the degree to which this
is reflected in reported valuations. We further state that given the valuation
uncertainty stated above our valuation represents our impartial calculated opinion /
judgement of the properties, based on relevant market data and perceptions as at
the date of valuation. The client is advised that whilst all reasonable measures have
been taken to supply as accurate a valuation as possible as at the Valuation date,
this figure should be considered in the context of the volatility of today’s market place
The client is also recommended to consider the benefits in such a market, of having
more frequent valuations to monitor the value of the subject property.
2.16 DISCLAIMER
In undertaking and executing this assignment, an extreme care and precaution has
been exercised. This report is based on information provided by the Client. Values
will differ or vary periodically due to various unforeseen factors beyond our control
such as supply and demand, inflation, local policies and tariffs, poor maintenance,
variation in costs of various inputs, etc. It is beyond the scope of our services to
ensure the consistency in values due to changing scenarios.
2.17 CONCLUSION
This report is compiled based on the information received to the best of our belief,
knowledge and understanding. The information revealed in these report is strictly
confidential and issued for the consideration of the Client. No part of this report may
be reproduced either electronically or otherwise for further distribution without our
prior and written consent. We trust that this report and valuation fulfils the
requirement of your instruction. This report is issued without any prejudice and
personal liability.
For and on Behalf of, ValuStrat
Ramez Al Medlaj (Taqeem Member No. 1210000320) Senior Associate Real Estate, KSA
Yousuf Siddiki (Taqeem Member No. 1210001039) Director – Real Estate, KSA
3 RESIDENTIAL BLOCKS (G2, G3 & G4), SALAMAH DISTRICT, JEDDAH
39
Private & Confidential
APPENDIX 1 - EXTERNAL PHOTOGRAPHS ONLY
Dubai, United Arab EmiratesOffice 703, Palace TowersDubai Silicon Oasis, Emirates RoadP.O.Box 341234Dubai, United Arab Emirates
Phone +971 4 326 2233Fax +971 4 326 2223email [email protected]
Riyadh, Saudi Arabia6th floor, South Tower, King Faisal Foundation,Faisaliah Complex, King Fahad Rd,Riyadh, Kingdom of Saudi Arabia
Phone + 966 1 293 5127Fax +966 1 293 3683email [email protected]
Jeddah, Saudi ArabiaOffice 105, Jameel SquareTahlia RoadJeddah, Kingdom of Saudi Arabia
Phone +966 12 2831455Fax +966 12 2831530email [email protected]
Doha, QatarOffice 404, QFC Tower 2West BayDohaQatar
Phone +974 4 496 8121email [email protected]