Prepared for: Saade Construction Pty Ltd

Project Description: 65 Units Over a Double Basement

Project Address: 16-20 Smallwood Avenue, Homebush NSW

Date of Assessment: 17th February 2016

REGISTERED QUANTITY SURVEYORS

COST REPORT

QPC & C Pty Limited

ABN 78 074 731 963

Suite 1, Level 3

1C Grand Avenue, Rosehill

Postal Address:

PO Box 300, Oatlands NSW 2117

p 02 9638 5522

f 02 9638 5588

www.capital-qpc.com.au

1

Registered Quantity Surveyors Detailed Cost Report

Contents

Section 1.0 Introduction

Section 2.0 Development Description

Section 3.0 Construction Cost Summary

Section 4.0 Basis of Estimate

Section 5.0 Review of Documentation

Section 6.0 Disclaimer

Tables within Report

Table 1 - Development Information

Table 2 - Cost Estimate Summary

Table 3 - Drawing Register

Appendix

Appendix A - Council Form

Appendix B - Elemental Cost Estimate

Appendix C - Schedule of Finishes

1.0 Introduction

2.0 Development Description

82

65

Table 1 - Development Information

Residential Areas

Balcony Areas

9,476 m2Total Areas

x Units

An instruction was received from Ben Saade of Saade Construction Pty Ltd on 12th February 2016 to

complete a cost estimate for submission with DA documentation to Council. To this end we have carried out

the following:

The development proposes the construction of 65 x residential units over a double basement.

2,931 m2

5,642 m2

Parking Areas x Car Spaces

Item Area Comments

903 m2

2

Registered Quantity Surveyors Detailed Cost Report

3.0 Construction Cost Summary

Table 2 - Cost Estimate Summary

4.0 Basis of Estimate

4.1 Section 255 (EPA Regulation 2000)

4.2 Section 25J

-

-

-

-

-

-

-

4.3 Capital Investment Value

Erection of a Building (Included )

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

Comments

Excavation (Included )

$14,426,209

$15,013,029 See section4.1

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

Item Amount

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

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

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

See section4.2

See section4.3

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

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

receipt of Structural Engineering and Services Documentation.

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

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

contingency.

$13,648,208

Decontamination or Remediation (Excluded )

Total Cost of Works (Clause 255)

Demolition (Included )

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

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

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

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

GST)

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

The costs of fittings and furnishings. (Considered)

Capital Investment Value

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

Total Cost of Works (Clause 25J)

3

Registered Quantity Surveyors Detailed Cost Report

4.5 Quality

4.5 Exclusions

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-

-

-

-

-

-

5.0 Review of Documentation

Table 3 - Drawing Register

6.0 Disclaimer

Kind Regards,

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

Managing Director

National Broadband Network Implications

Acoustic treatments exceeding the nominal allowance

Interest & Finance Charges

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

developer or builder.

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

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

location.

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

The following items have been excluded from this cost estimate:

Rock Excavation

Electrical Substation / Electricicty Upgrades

Decontamination or Remediation

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

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

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

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

estimate, will not be accepted.

Urban Link Pty Ltd 15-083DA-000, DA-100 - DA-104, DA-106 -

DA-108, DA201 - DA-202, DA-204,

DA-301 - DA304

B

Reference Drawings: IssueConsultant

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

4

Appendix A

COUNCIL FORM

QPC & C Pty Limited

ABN 78 074 731 963

Suite 1, Level 3

1C Grand Avenue, Rosehill

Postal Address:

PO Box 300, Oatlands NSW 2117

p 02 9638 5522

f 02 9638 5588

www.capital-qpc.com.au

DATE OF REPORT:

DEVELOPMENT APPLICATION No.

CONSTRUCTION CERTIFICATE No.

APPLICANT'S NAME:

APPLICANT'S ADDRESS:

DEVELOPMENT DESCRIPTION:

DEVELOPMENT ADDRESS:

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

Total Development Cost $

Total Construction Cost $Total GST (Included Above) $

Excavation $ Fit-Out - Commercial $

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

Demolition & Site Prep $ Fit-Out - Residential $

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

Construction - Commercial $ External Works / Landscaping $

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

Construction - Residential $ Professional Fees $

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

Construction - Retail $ % of Construction Cost %

Cost per m2 of retail area $

Car Park $

Cost per m2 of site area $

Cost per space $

I certify that I have:

Signed:

Name: Tony Sassine AIQS Membership Number: 1565

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

17th February 2016

65 Units Over a Double Basement

16-20 Smallwood Avenue, Homebush NSW

DEVELOPMENT DETAILS

9,476

6,545 2,208

82

2,931

15,013,029

14,718,656

1,364,821

ESTIMATE DETAILS

469,266

212.49 /m2

2.00

113,320 6,537,135

51.31 /m2 998.83 /m2

351,327

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

Development Contributions Plan of the council at current prices.

Included GST in the calculation of development cost

159.09 /m2

5,716,558 294,373

18,671 /space Incl GST

873.45 /m2 1.96

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

Cost Management Manual Volume 1 (Appendix A2)

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

693.28 /m2 Total Development Cost: $ 15,013,029

1,531,049

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

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

Management Manuals from the Australian Institute of Quantity Surveyors.

6

Appendix B

ELEMENTAL ESTIMATE

QPC & C Pty Limited

ABN 78 074 731 963

Suite 1, Level 3

1C Grand Avenue, Rosehill

Postal Address:

PO Box 300, Oatlands NSW 2117

p 02 9638 5522

f 02 9638 5588

www.capital-qpc.com.au

Prepared by: Saade Construction Pty LtdProject Description: 65 Units Over a Double BasementProject Address: 16-20 Smallwood Avenue, Homebush NSWDate: 17th February 2016

ELEMENT GFA Rate % TOTAL ELEMENTAL COST

SITE PREPARATION $9.19 0.65% $87,126

EXCAVATION $38.08 2.70% $360,795

SUBSTRUCTURE $124.23 8.80% $1,177,145

SUPERSTRUCTURE

Upper Floors $205.71 14.57% $1,949,263

Roof $26.97 1.91% $255,552

External Walls $88.21 6.25% $835,802

Windows $51.45 3.64% $487,500

External Doors $4.40 0.31% $41,700

Internal Walls $66.21 4.69% $627,404

Internal Screens $9.12 0.65% $86,450

Internal Doors $11.77 0.83% $111,500

FINISHES

Wall Finishes $108.98 7.72% $1,032,599

Floor Finishes $34.44 2.44% $326,376

Ceiling Finishes $26.38 1.87% $249,953

FITTINGS

Fitments $89.58 6.34% $848,853

Sanitary Fixtures $16.61 1.18% $157,430

SERVICES

Water & Gas Supply $96.44 6.83% $913,825

Heating, Ventilation & AC $28.09 1.99% $266,187

Fire Protection $29.96 2.12% $283,843

Electrical Light & Power $66.43 4.70% $629,503

Trasportation Systems $27.44 1.94% $260,000

Special Services $6.07 0.43% $57,500

EXTERNAL WORKS $28.51 2.02% $270,118

Subtotal - Elements $11,316,424

Preliminaries $150.60 10.66% $1,427,001

Profit & Overheads $67.24 4.76% $637,171

Total Construction Cost 9,476 m2 $1,412.12 100% $13,380,596

Professional Fees $267,612

Total Development Cost (Excluding GST) $13,648,208

Goods & Services Tax $1,364,821

Total Development Cost (Including GST) $15,013,029

ELEMENTAL COST PLAN SUMMARY

8

Prepared by: Saade Construction Pty LtdProject Description: 65 Units Over a Double BasementProject Address: 16-20 Smallwood Avenue, Homebush NSWDate: 17th February 2016

Qty Unit Rate Total

SITE PREPARATIONDemolition 1 Item 54,000.00$ 54,000.00$ Site Clearance 2,208 m2 15.00$ 33,126.00$

EXCAVATIONBasement Excavation in OTR 9,232 m3 35.00$ 323,114.09$ Trim, level and compact entire building area. 1,465 m2 12.00$ 17,584.44$ Detailed Foundation Excavation 167 m3 120.00$ 20,096.50$

SUBSTRUCTUREConcrete, Reo & Labour to Footings 167 m3 450.00$ 75,361.89$ Basement / Parking Perimeter Walls 938 m2 538.00$ 504,556.20$ Basement Internal Walls 146 m2 165.00$ 24,157.98$ Concrete Slab on Ground 1,465 m2 84.03$ 123,132.11$ Suspended Concrete Slabs 1,465 m2 254.70$ 373,233.84$ Basement Driveway 80 m2 254.70$ 20,330.38$ Subsoil Drainage

Car Wash Pit 1 No. 8,000.00$ 8,000.00$ Stormwater Pits within Basement 1,465 m2 8.00$ 11,722.96$ Discharge Control Pit 1 No. 900.00$ 900.00$ Detention Tank 65 Units 550.00$ 35,750.00$

SUPERSTRUCTUREUpper Floors

Concrete Suspended Slabs 7,343 m2 209.70$ 1,539,747.00$ Extra over for podium areas 1,465 m2 50.00$ 73,268.50$ Stairs & Stair Shaft 2 No. 77,449.73$ 154,899.46$ Internal Unit Stairs Excl. -$ Lift Shaft 2 No. 90,034.93$ 180,069.87$ Termite Protection to Perimeter Wall 128 m 10.00$ 1,278.00$

RoofConcrete Roof Structure 867 m2 294.70$ 255,551.53$ Roof Lining & Plumbing N/A m2 N/A N/AAwnings N/A m2 N/A N/A

External WallsPerimeter Walls 3,641 m2 208.65$ 759,778.11$ Extra over for cladding 264 m2 180.00$ 47,606.40$ External Screens / Louvers 114 m2 250.00$ 28,417.50$

WindowsAluminium framed windows & doors 65 Units 7,500.00$ 487,500.00$ Commercial Glazing N/A Item N/A N/A

External DoorsDoors in Shop Fronts Excl. -$ -$ Fly Doors 65 Units 480.00$ 31,200.00$ Automatic Doors N/A -$ Roller Doors / Tilt Doors to Basement Entry 1 Item 10,500.00$ 10,500.00$

Internal WallsParty Walls 2,934 m2 160.00$ 469,392.77$ Internal Walls 3,511 m2 45.00$ 158,010.75$

Internal ScreensStorage Cages 65 No. 450.00$ 29,250.00$ Semi Framed Shower Screen 104 No. 550.00$ 57,200.00$

ELEMENTAL COST PLAN BREAKUP

Item

9

Internal DoorsUnit Entry Doors 65 No. 550.00$ 35,750.00$ Internal Unit Doors 278 No. 180.00$ 50,040.00$ Hardware to above 278 No. 45.00$ 12,510.00$ Lobby Fire Doors 24 No. 550.00$ 13,200.00$

FINISHESWall Finishes

Plasterboard to Perimeter Walls 3,641 m2 20.00$ 72,828.00$ Plasterboard to Party Walls 5,867 m2 20.00$ 117,348.19$ Insulation to above 9,509 m2 8.00$ 76,070.48$ Plasterboard to Internal Walls 7,023 m2 20.00$ 140,454.00$ Cornice to above 5,904 m 15.00$ 88,561.66$ Painting to above 16,532 m2 8.00$ 132,252.08$ Wall tiles to Bathrooms 137 No. 2,600.00$ 354,900.00$ Skirting within unit 5,904 m 8.50$ 50,184.94$

Floor FinishesCarpet to living and bedroom areas 3,035 m2 35.00$ 106,207.50$ Carpet to lobby areas 1,307 m2 35.00$ 45,735.90$ Waterproofing to Wet Areas 104 No. 300.00$ 31,200.00$ Tiling to bathroom areas 956 m2 65.00$ 62,107.50$ Tiling to kitchen areas 345 m2 65.00$ 22,425.00$ Tiling to Balconies 903 m2 65.00$ 58,700.20$ Tiling to rooftop terrace. N/A -$

Ceiling FinishesPlasterboard to ceiling 5,642 m2 32.00$ 180,535.68$ Access hatches per unit 65 No. 200.00$ 13,000.00$ Painting to above 5,642 m2 10.00$ 56,417.40$

FITTINGSFitments

Sliding Mirror Wardrobe 109 No. 650.00$ 70,850.00$ Kitchen Joinery 65 No. 3,500.00$ 227,500.00$ Kitchen Benchtops 65 No. 1,200.00$ 78,000.00$ Kitchen Splashback 65 No. 600.00$ 39,000.00$ Vanity Joinery Custom Made 104 No. 550.00$ 57,200.00$ Mirror above Vanity 104 No. 80.00$ 8,320.00$ Internal Stair Handrails 1 Item 27,997.20$ 27,997.20$ Balcony Balustrades 1 Item 180,616.00$ 180,616.00$ Mail Boxes 66 No. 120.00$ 7,920.00$ Required Signage 1 Item 13,000.00$ 13,000.00$ Vertical Fabric Blinds 65 No. 500.00$ 32,500.00$ Appliances -$

Oven 600mm 65 No. 500.00$ 32,500.00$ Cooktop 600mm 65 No. 280.00$ 18,200.00$ Rangehood 600mm 65 No. 200.00$ 13,000.00$ Dishwasher 600mm 65 No. 650.00$ 42,250.00$ Microwave N/A No. N/A N/A

Sanitary FixturesToilet Suite Dual Flush 104 No. 280.00$ 29,120.00$ Urinals N/A -$ Bath Tubs & Tapware n/a -$ Vanity Basin & Mixer 104 No. 500.00$ 52,000.00$ Shower Mixer & Rose 104 No. 210.00$ 21,840.00$ Kitchen Sink & Tapware 65 No. 300.00$ 19,500.00$ Laundry Tub & Tapware 65 No. 250.00$ 16,250.00$ Bathroom Accessories 104 No. 180.00$ 18,720.00$

10

SERVICESWater & Gas Supply

Sanitary plumbing and drainage (Units) 65 No. 12,500.00$ 812,500.00$ Sanitary plumbing and drainage (Commerical) N/A Item N/A N/AStormwater Pits, OSD, Etc. 1 Item 40,625.00$ 40,625.00$ Allowance for standard sewer connection 1 Item 10,000.00$ 10,000.00$ Supply of Hot Water Units 65 No. 780.00$ 50,700.00$ Gas Reticulation incl -$

Heating, Ventilation & ACAir Conditioning Split System 65 No. 1,650.00$ 107,250.00$ Ventilation to Wet Areas 169 No. 220.00$ 37,180.00$ Ventilation to Kitchen 65 No. 250.00$ 16,250.00$ Stair Pressurisation Excl.Mechanical Ventilation to Basement 2,931 m2 36.00$ 105,506.64$

Fire ProtectionBooster - Sprinkler 1 Item 8,500.00$ 8,500.00$ Fire Sprinklers to Basement 2,931 m2 45.00$ 131,883.30$ Fire Sprinklers to Upper Levels 4,335 m2 -$ -$ Booster - Hydrant 1 Item 8,500.00$ 8,500.00$ Diesel Pump 1 Item 16,000.00$ 16,000.00$ Fire Hydrant Per Level 22 No. 2,500.00$ 55,000.00$ Fire Hose Reels 11 No. 480.00$ 5,280.00$ Fire Extinguishers 11 No. 250.00$ 2,750.00$ Fire Indicator Panel (FIP) 1 Item 42,250.00$ 42,250.00$ Emergency Warning & Intercommunication System (EWIS) Incl. -$ Thermal Detectors Incl. -$ Smoke Detectors to Units & Lobbies 76 No. 180.00$ 13,680.00$

Electrical Light & PowerElectrical Services (Units) 65 Units 8,000.00$ 520,000.00$ Electrical Services (Commercial) N/A Item N/A N/ATemporary Electrical Boards 16 No. 450.00$ 7,200.00$ Connection Fees 65 No. 250.00$ 16,250.00$ Substation Excl.Light fittings to Units 65 No. 900.00$ 58,500.00$ Light fittings to Basement 2,931 m2 7.50$ 21,980.55$ Light fittings to Common External Areas 743 m2 7.50$ 5,572.73$

Trasportation SystemsPassenger Lift 11 Levels 2 No. 130,000.00$ 260,000.00$ Escalators & Moving Walks Excl. -$ Car Lift Excl. -$ Turn Tables Excl. -$

Special ServicesGarbage Chute Per Level 9 No. 2,500.00$ 22,500.00$ Garbage Carousel & Compactor 1 No. 35,000.00$ 35,000.00$

EXTERNAL WORKSLandscaping 1,874 m2 55.00$ 103,066.70$ Planterbox/Retaining Walls 589 m 220.00$ 129,553.60$ Paving to nominated GF external areas 80 m2 90.00$ 7,171.20$ Outside Boundary Works 37 m 450.00$ 16,456.50$ External Gates 4 No. 400.00$ 1,600.00$ Boundary & Divisional Fencing 153 m 80.00$ 12,269.60$

11,316,423.82$

Preliminaries & Labour 12.61% % 1,427,001.04$ Profit & Overheads 5.00% % 637,171.24$

13,380,596.10$

Subtotal (Trades)

Total Construction Cost (Excluding GST)

11

Appendix C

FINISHES SCHEDULE

QPC & C Pty Limited

ABN 78 074 731 963

Suite 1, Level 3

1C Grand Avenue, Rosehill

Postal Address:

PO Box 300, Oatlands NSW 2117

p 02 9638 5522

f 02 9638 5588

www.capital-qpc.com.au

Prepared by: Saade Construction Pty Ltd

Project Description: 65 Units Over a Double Basement

Project Address: 16-20 Smallwood Avenue, Homebush NSW

Date: 17th February 2016

BASEMENT

Perimeter Walls: Shoring System

Mechanical Ventilation Included

Fire Sprinklers Included

STRUCTURE

Generally Concrete Framed Structure

Perimeter Walls Rendered Finish

Upper Levels Concrete Slabs

Roof Type Concrete Roof Structure

Roof Finish N/A

Windows & Doors: Powdercoated Aluminium Framed

Balcony Balustrades: Powdercoated Aluminium Framed

Passenger Lift Included

INTERNAL

Doors: Hollow doors

Door Furniture: Satin Chrome Lever

Wardrobes: Sliding Mirror Wardrobe

Walls: Plasterboard & Paint

Ceilings: Plasterboard & Paint

Cornice: Shadowline

Skirting/Architrave: 92mm MDF (Selected Profile)

Air Conditioning: Split System

Blinds: Vertical Fabric Blinds

Intercom: Included

Alarm: Excluded

FLOOR FINISHES

Bedrooms: Carpet

Living & Dining: Carpet

Kitchens: Tiles

Bathroom, Ensuite, Laundry: Tiles

Balcony: Tiles

KITCHEN

Joinery: Polyurethane Finish Floor & Wall Cupboards

Cupboard Hardware: Stainless steel handles or concealed

Benchtop: 20mm Ceaserstone or similar

Splashback: Vitrified Tile

Sink: Double Bowl Drop In

SCHEDULE OF FINISHES

13

APPLIANCES

Oven: 60cm Stainless steel oven with digital clock.

Cooktop: 60cm Stainless steel 4 burner incl wok.

Rangehood: 60cm Stainless steel slide out range.

Dishwasher: 60cm Stainless steel dishwasher.

Microwave: Excluded

Dryer: 4kg Dryer

Hot Water System: Gas Instantaneous fixed in recess box.

BATHROOM & ENSUITE

Vanity: Polyurethane Cabinet with 20mm stone top.

Basin: Semi Recessed Square

Mirror: Full width of vanity hung on wall.

Shower Screen: Semi Framed Shower Screen

Toilet Suite: Vitrious china suite with dual flush.

Accessories: All accessories to be chrome.

Floor Waste: Brass with Polished Chrome Finish

LAUNDRY

Tub: 45 Litre tub and cabinet

Tapware: Flick mixer with telescopic spout.

Skirting Tiling: White ceramic skirting tiling to laundries.

Splashback: Vitrified Tile

14