- The document provides details of a feasibility study for a proposed hotel and apartment development called One Grosvenor Place.
- It includes schedules for the proposed accommodation, areas, development costs for the hotel portion and sales projections.
- The hotel portion would include 94 rooms and suites across 10 levels, with a total constructed area of 20,773 square meters. Development costs are estimated at £222.9 million. Hotel sales are projected at £235 million.
4. One Grosvenor Place
Summary
• Total summary
• Accomodation schedule
• Total project area schedule
Hotel
• Development cost
• Sales prognosis
• Construction cash flow
• Interior area program
• FF&E , OS&E & Equipment program
• Operational prognosis
• IRR analysis
Apartments
• Development cost
• Sales forecast
• Sales prognosis
• Construction cash flow
• Interior area program
• FF&E , OS&E & Equipment program
• Operational prognosis
Logan International
2
5. ONE GROSVENOR PLACE - Option 4
30-06-2011
TOTAL SUMMARY
Option 4 d
HOTEL
APARTMENTS
TOTAL
-
-
5 458
Specifications
Total Land Area
Number of Rooms/Apartments
Total Area NIA
% allocation
Average NIA Area per Unit
Total Area GIA
SALES REVENUE , VAT incl.
Gross Sales Revenue , VAT incl.
Rooms / Apartments
Parkings
Price per m² NIA
Avg Price Per Unit
m²
#
m²
%
m²
m²
£
£
£
£/m²
94
57
151
10 090
38%
107
20 773
16 804
62%
295
26 480
26 894
100%
178
47 253
235 000 000
235 000 000
871 272 000
849 522 000
21 750 000
32 397
5 770 013
£
23 290
2 500 000
636 272 000
614 522 000
21 750 000
37 864
11 162 667
£
£
£
£
£
£
0
0
0
0
0
0
-19 088 160
-9 544 080
-18 435 660
-31 813 600
0
0
-19 088 160
-9 544 080
-18 435 660
-31 813 600
0
0
0
-78 881 500
-78 881 500
Sales costs
Sales transaction fees
Sales & Marketing costs
Royalties
Sales taxes
Sales VAT
Working Capital
Subtotal Sales Costs
£
NET SALES REVENUES , excl VAT
£
235 000 000
557 390 500
792 390 500
£
£
£
£
£
£
£
£
-83 476 798
-76 341 590
-10 857 000
-15 798 632
-500 000
-7 875 492
0
-28 046 103
-139 023 202
-88 271 387
-9 949 275
-16 903 285
-500 000
-3 527 323
0
-25 464 715
-222 500 000
-164 612 977
-20 806 275
-32 701 917
-1 000 000
-11 402 815
0
-53 510 818
£
£
-222 895 615
12 104 385
-283 639 187
273 751 313
-506 534 802
285 855 698
0%
-12%
-9%
DEVELOPMENT COSTS
Land acquisition
Construction
FF&E
Soft costs
Permits
Financing (construction)
Opening costs
Development overhead
Total Costs
GROSS PROFIT (before taxes)
ROI without Operations
5%
43%
In the optimistic scenario of the apartment sales , the gross profit (before taxes) would increase to £
Required Financing
Senior Debt
Construction Loan
Mezzanine VAT
Total Financing
33%
400 391 653
£
£
£
112 116 961
0
0
0
51 159 584
0
112 116 961
51 159 584
0
163 276 545
Equity
Mezzanine by shareholders
Other Contribution
Working Capital/Pre-opening
Provided Equity
£
112 116 961
51 159 584
%
50%
22%
36%
£
£
£
£
70 000 000
130 000 000
40 000 000
0
53 510 818
0
200 000 000
0
93 510 818
0
293 510 818
0
0
Equity + Financing
£
110 000 000
183 510 818
%
50%
78%
64%
£
222 116 961
234 670 402
456 787 363
6. ONE GROSVENOR PLACE - Option 4
30-06-2011
ACCOMODATION SCHEDULE
Option 4 d
Level
Qty
Type
Type
Hotel
Range
m²
Avg
m²
Total
m²
Apartment
Type
Avg
m²
Qty
Total
m²
Total
m²
Remarks
Level 1
0
0
8
1
Rooms
Suite
Suite
Suite
Suite
Executive
Junior
Senior
Ambassador
Presidential
40-45
46-55
56-80
81-145
200-315
61
144
9
0
0
484
144
1
1
1
1
1
5
628
267
895
BOH
206
263
296
303
317
Offices
206
263
296
303
317
1 385
490
1 875
2 013
757
2 770
Levels 2-5
4 Levels
0
6
8
1
Rooms
Suite
Suite
Suite
Suite
Executive
Junior
Senior
Ambassador
Presidential
40-45
46-55
56-80
81-145
200-315
52
61
144
15
0
312
484
144
1
1
1
1
1
1
1
1
1
9
158
206
263
278
293
298
303
317
374
277
158
206
263
278
293
298
303
317
374
2 490
3 430
1
1
1
1
1
1
1
1
1
9
158
191
206
244
255
278
293
296
374
255
158
191
206
244
255
278
293
296
374
2 295
3 235
0
0
0
0
625
625
0,5
1
1
1
1304
652
279
258
188
3,5
393
1 377
0
156
224
144
0
524
0,5
1
1
1
1304
652
279
258
188
3,5
393
1 377
940
Level 6
0
6
8
1
Rooms
Suite
Suite
Suite
Suite
Executive
Junior
Senior
Ambassador
Presidential
40-45
46-55
56-80
81-145
200-315
52
61
144
15
0
312
484
144
940
Level 7
1 Level
0
0
0
0
2
2
Rooms
Suite
Suite
Suite
Suite
0
3
4
1
0
8
Rooms
Suite
Suite
Suite
Suite
Executive
Junior
Senior
Ambassador
Presidential
40-45
46-55
56-80
81-145
200-315
313
2 002
Level 8
1 Level
Executive
Junior
Senior
Ambassador
Presidential
40-45
46-55
56-80
81-145
200-315
52
56
144
1 901
Level 9
Level 10
Total
94
Qty
69
Avg
m²
6 477
Total
m²
57
Qty
Hotel
Qty
0
33
52
7
2
94
Type
Rooms
Suite
Suite
Suite
Suite
Type
Executive
Junior
Senior
Ambassador
Presidential
Range
m²
40-45
46-55
56-80
81-145
200-315
Qty
5
9
16
21
5
0
1
57
288
Avg
m²
Apartment
Type
Type A
Type B
Type C
Type D
Type E
Type F
Type G
Avg
m²
125-160
160-210
220-270
300-330
350-370
390-440
1300
16 394
Total
m²
Type
1-bedroom
2-bedroom
3-bedroom
4-bedroom
4-bedroom
5-bedroom
duplex
22 871
Total
m²
7. ONE GROSVENOR PLACE - Option 4
PROPOSED AREA SCHEDULE
Level
HOTEL RESID HOTEL RESID TOTAL
H+R
KEYS
APP
NIA
NIA
NIA
#
#
m²
m²
m²
Level -3/ car park
68
17
2 040
510
2 550
Level -2 / car park
0
70
0
2 100
2 100
1 178
0
1 178
Level -1
Ground Floor
2 435
410
2 845
First Floor
9
5
628
1 385
2 013
Second Floor
15
9
940
2 490
3 430
Third Floor
15
9
940
2 490
3 430
Fourth Floor
15
9
940
2 490
3 430
Fifth Floor
15
9
940
2 490
3 430
Sixth Floor
15
9
940
2 295
3 235
Seventh Floor
2
3,5
625
1 377
2 002
Eight Floor
8
3,5
524
1 377
1 901
Ninth Floor
Tenth Floor
Total
94
57
10 090 16 804 26 894
Proportion of NIA
38%
62%
MEP
NIA
m²
0
800
718
0
incl
incl
incl
incl
incl
incl
incl
incl
Inner patio ; 50/50 divided
2
2
3
3
6
1 518
BOH
BOH RETAIL HOTEL RESID TOTAL TOTAL
H+R
SUM
HOTEL RESID
NIA
NIA
NIA
GIA
GIA
GIA
GEA
m²
m²
m²
m²
m²
m²
m²
200
0
0
3 106
707
3 813
4 077
0
0
0
713
4 453
5 166
5 458
1 300
0
0
4 586
580
5 166
5 458
0
150
0
2 515
715
3 230
3 460
757
0
1 796
1 796
3 591
3 776
incl
1 298
3 011
4 309
4 492
1 298
3 011
4 309
4 492
incl
1 298
3 011
4 309
4 492
incl
1 298
3 011
4 309
4 492
incl
1 298
2 815
4 113
4 301
incl
incl
784
1 685
2 469
2 598
incl
784
1 685
2 469
2 598
2 257
150
0 20 773
Proportion of GIA
44%
Coefficient GEA / GIA
Coefficient GIA / NIA
26 480
56%
3 818
16 954
Parking levels
Other levels
Terraces
Ground floor
Sixth floor
Seventh floor
Total
30-06-2011
Option 4 d
5 161
21 320
8 979
38 274
999
999
196
550
1 745
61%
1 998
196
650
2 844
100%
100
1 099
39%
47 253
100%
49 694
1,05
1,33
Notes :
The areas above are indicative at the schematic stage , and are subject by verification by the architects , and subject to change and final
All NIA figures include all internal walls , but exclude the corridors and the shared areas
9. ONE GROSVENOR PLACE - ***** HOTEL PROFORMA
2011-06-30
Option 4 d
£
Summary of Development Cost
Land acquisition
Land
Acquisition costs
Predevelopment
Subtotal
Construction costs
78 787 090
3 939 355
750 353
83 476 798
Building surface GIA
Demolition works
Siteworks , Infrastructure & excavation
Building Structure , M&E & Finishings
Fixed Furniture & Decorative elements
Parking Structure & M&E
Terraced buildings
Pool
Contingency
Subtotal
FF&E , OS&E and Special Equipments
Rooms & Public spaces
OS&E
Low voltage systems
IT systems & equipment
Signage
Kitchens, bars & laundry
Contingency
Subtotal
Professional Soft Costs / Consultants
Legal
Project management
Architects & Engineers
Interior Decorator
Interior Decorators Spa & other specials
Bookkeeping & audit
Technical Services Hotel Operator
Builders Risk insurance
Taxes during Construction
Owners representative
Contingency
Subtotal
Permits
Building Permits & Municipal Taxes
Subtotal
Financing
Finance & Inspection Fees
Interest during Construction
Subtotal
Opening Costs
Working Capital
Pre-opening costs
Subtotal
Development Overhead
Overhead costs
Subtotal
16 954
16 954
3 818
1 099
72 706 276
m² @
m² @
m² @
m² @
3 200
300
2 000
300
@
2 000 000
3 000 000
54 253 485
5 086 264
7 636 827
329 700
400 000
3 635 314
76 341 590
£/m²
£/m²
£/m²
£/m²
5,00%
94
94
@ per unit
@ per unit
81 064
11 277
10 340 000
@
5,00%
76 341 590
rooms @
@
0,30%
5,00%
9,00%
12,00%
0,40%
0,1%
3 000
1,00%
15 798 632
@
185 914 775
87 198 590
87 198 590
10 857 000
87 198 590
185 730 241
94
7 620 000
1 060 000
210 000
200 000
50 000
1 200 000
517 000
10 857 000
of all
of CC,FF&E
of CC,FF&E
of FF&E
of CC,FF&E
of all
559 244
4 359 929
7 847 873
1 302 840
348 794
184 535
282 000
763 416
150 000
0
of CC
0% of all
5,00%
inclusive
15 798 632
500 000
500 000
113 000 000
@
0,25%
282 500
7 592 992
7 875 492
by Operator
by Operator
0
0
0
(excl on financing)
TOTAL DEVELOPPEMENT COST
excl opening & financing
TOTAL DEVELOPPEMENT COST
186 974 020
@
15,00%
28 046 103
28 046 103
94
@
2 287 448
215 020 123 £
94
@
2 371 230
222 895 615 £
10. ONE GROSVENOR PLACE - ***** HOTEL PROFORMA
2011-06-30
Option 4 d
Hotel Sales
Total Constructed Covered Surface ('GIA')
Total Constructed Covered Surface (incl terraces)
Average Gross Surface GIA per Room
Number of Rooms & Suites
20 773 m²
21 872 m²
221 m²
94
235 000 000 £
2 500 000 £
11 313 £/m²
Total Gross Sales Price
Gross Sales Price per Room
Gross Sales Price per Gross Surface ('GIA')
Sales Fees (incl. commission, transaction, etc.)
Management break up fee
0,0%
0,0%
-
Total Net Sales Revenue of the Hotel
£
£
235 000 000 £
Working capital
-
Development Cost (exclusive financial cost, pre-opening, working capital)
£
(215 020 123) £
Gross Profit
19 979 877 £
Intermediate financial cost , pre-opening + working capital
(7 875 492) £
Net Profit , Land & predevelopment Inclusive
Notes :
Sales price is taken at cost price of the development
5,2%
12 104 385 £
12. ONE GROSVENOR PLACE - ***** HOTEL PROFORMA
2011-06-30
Option 4 d
PROJECT INTERIOR AREAS
BUILT SPACES ('NIA')
GUEST ROOMS
Rooms Executive
Suite Junior
Suite Senior
Suite Ambassador
Suite Presidential
Corridors, Maids, Storage
Room Terraces
SUB TOTAL
HOTEL PUBLIC AREA
Luggage/Valet
Reception & Concierge
Lobby
Public Restrooms
Public Stores
Restaurant - All day
Restaurant - Speciality
Lounge bar
Fitness bar
Terraces
SUBTOTAL
MEETING & BOARD ROOMS
Ball & Banquet Room
Board Rooms
Pre Function
Business Center
Restrooms
B&M Pantry & Storage
SUBTOTAL
BACK OF HOUSE
Kitchen/F&B
Administration
House Keeping & Laundry
Repairs & Maintenance
Mechanical & Electrical
Staff Facilities
SUBTOTAL
RECREATION
Spa
Pool
Fitness
SUB TOTAL
OTHER
Garages
Garages
SUB TOTAL
TOTAL AREA NIA
Shared spaces
TOTAL AREA GIA
TOTAL AREA GEA
BRIEF
x units of x m²
x units of x m²
x units of x m²
x units of x m²
x units of x m²
included in the GIA
see Terraces
PROJECT
m²
units @ m²
units @ m²
units @ m²
units @ m²
units @ m²
94
x seats @ x m²
x seats @ x m²
0
33
52
7
2
units @ m²
6 477
150
100
seats @ m²
seats @ m²
52
60
144
313
0%
0
1 716
3 128
1 008
625
0
69
6 477
100
2
2,2
included in spa
see Terraces
20
50
200
50
585
300
220
150
0
0
1 575
x units of x m²; connected & dividable
x units of x m²
1
4
units @ m²
units @ m²
480
30
for Restaurant Cafe, Bar, Room Service, B&M
all inclusive (back office, accounting, exec, etc.)
500
400
600
142
759
600
3 001
included Security, Cafeteria, Lockers, etc.
including lockers/rest rooms
including lockers/rest rooms
including lockers/rest rooms
Single
Double ( single parking plus storage )
480
120
200
10
50
15
875
728
350
100
1 178
68
0
68
units @ m²
units @ m²
27,1%
NIA + Shared spaces
GEA = GIA * %
5,2%
30
60
2 040
0
2 040
m²
m²
m²
m²
15 146
5 627
20 773
21 846
TERRACES
Room Terraces
Ground floor
TERRACES
outside
inner patio
2
1 998
units @ m²
m²
m²
50
50%
Notes
The areas above are indicative at the schematic stage , and are subject by verification by the architects , and subject to change and final confirmation.
All NIA figures include all internal walls and circulation areas
100
999
1 099
13. ONE GROSVENOR PLACE - ***** HOTEL PROFORMA
2011-06-30
Option 4 d
FF&E , OS&E and Special equipments
FF&E
Rooms Executive
incl lights
Suite Junior
incl lights
Suite Senior
incl lights
incl lights
Suite Ambassador
incl lights
Suite Presidential
Public Areas (Lobby/Living Room Bar)
Restaurants
Bars
Meeting rooms
Public Stores
Decorative Lighting (excluding guest rooms)
Spa & fitness
Garden & Pool
BOH areas incl engineering & maintenance
Model mock-up
Contingencies
Subtotal FF&E
OS&E
Rooms, Lobby, Corridors
Restaurants&Bars/Kitchen
Spa & Fitness
BOH areas
Contingencies
Subtotal OS&E
0
33
52
7
2
Units @
Units @
Units @
Units @
Units @
£45 000
£50 000
£60 000
£75 000
£150 000
2
1
Units @
Units @
£200 000
£200 000
not included
included
5%
94
Notes :
£10 000
included
5%
Owner's Direct / Special equipments
Security Camera CCTV System
Sound System Equipment
Signage (interior & exterior)
IT
Kitchen & Bar equipment
Laundry equipment
Miscellaneous & contingencies
Subtotal Owner's Direct / Special equipments
Total FF&E , OS&E , special equipments
Units @
5%
94
£115 500
£0
£1 650 000
£3 120 000
£525 000
£300 000
£300 000
£400 000
£200 000
£200 000
£0
£250 000
£500 000
£0
£25 000
£150 000
£381 000
£8 001 000
£940 000
£100 000
£20 000
£0
£53 000
£1 113 000
£60 000
£150 000
£50 000
£200 000
£1 000 000
£200 000
£83 000
£1 743 000
£10 857 000
15. ONE GROSVENOR PLACE - ***** HOTEL PROFORMA
2011-06-30
Option 4 d
Analysis 'IRR'
Total Development Cost
222 895 615 £
Construction Financing
Hotel
% of the Cost
0%
50%
50%
100%
Mezzanine Financing
Senior Debt
Equity
Total Construction Sources
Permanent Financing & Sales Proceeds
Hotel
% of the Cost
50%
50%
Senior Debt
Equity
Total Permanent Financing Sources
£
112 116 961 £
110 000 000 £
222 116 961 £
112 116 961 £
110 000 000 £
222 116 961 £
Return Projections
Hotel & Club Net Operating Income (Based on First Stabilized Year - Year 3)
Hotel Unleveraged Return On Investment (ROI) Permanent Financing
Debt Service on Hotel Loan (interest only)
@ 5,25%
Annual Cash Flow
Leveraged Return On Investment (ROI)
Total Project Seven Year IRR Calculation
Period Year
1
Cash Entry
2
No Cash Flow during Construction
3
Cash Flow (Hotel in year 3)
4
Cash Flow (Stabilized Year 4)
5
Cash Flow Year 5
6
Cash Flow Year 6
7
Cash Flow and Net Sales Revenues
Sales at the end of the 7th year , less the Debts
11 277 262 £
5,08%
(5 886 140) £
5 391 122 £
4,90%
13%
Total Development
(110 000 000)
4 606 001
6 072 734
6 992 255
7 249 822
192 519 074
185 269 251 £
Sale at 15 Cap on NOI at End of Year 7 less Debt
Percentage of Reverse Capitalization
Cash Flow of the Hotel Operation (exclusive sales of apartments) (in year 3)
Notes
£
£
£
£
£
£
£
6,50%
17. ONE GROSVENOR PLACE - APARTMENT PROFORMA
2011-06-30
Option 4 d
£
Summary of Development Cost
Land acquisition
Land
Acquisition costs
Predevelopment
Subtotal
Construction costs
Demolition works
Siteworks , Infrastructure & excavation
Building Structure , M&E & Finishings
Fixed Furniture & Decorative elements
Parking Structure & M&E
Terraced buildings
Pool
Contingency
Subtotal
FF&E , OS&E and Special Equipments
Rooms & Public spaces
OS&E
Low voltage systems
IT systems & equipment
Signage
Kitchens, bars & laundry
Contingency
Subtotal
Professional Soft Costs / Consultants
Legal
Project management
Architects & Engineers
Interior Decorator
Interior Decorators Spa & other specials
Bookkeeping & audit
Technical Services Hotel Operator
Builders Risk insurance
Taxes during Construction
Owners representative
Contingency
Subtotal
Permits
Building Permits & Municipal Taxes
Subtotal
Financing
Finance & Inspection Fees
Interest during Construction
Subtotal
Opening Costs
Working Capital
131 212 910
6 560 645
1 249 647
139 023 202
Building surface
21 320
21 320
5 161
1 745
m² @
m² @
m² @
m² @
3 200
2 000
300
2 000 000
3 000 000
68 223 315
0
10 321 173
523 500
£/m²
£/m²
£/m²
£/m²
-
5,00%
4 203 399
88 271 387
57 @ per unit
57 @ per unit
112 807
-
@
5,00%
6 430 000
0
40 000
50 000
20 000
2 935 500
473 775
9 949 275
appts @
@
0,30%
5,00%
9,00%
8,00%
0,20%
0,1%
2 000
1,00%
84 067 988
9 475 500
@
253 386 988
98 220 662
98 220 662
9 949 275
98 220 662
253 133 855
57
88 271 387
254 147 149
16 903 285
@
of all
of CC,FF&E
of CC,FF&E
of FF&E
of CC,FF&E
of all
760 161
4 911 033
8 839 860
795 942
196 441
253 134
114 000
882 714
150 000
0
of CC
0% of all
5,00%
inclusive
16 903 285
500 000
500 000
109 000 000
@
0,25%
272 500
3 254 823
3 527 323
by Hotel operator
0
Pre-opening costs
by Hotel operator
Subtotal
Development Overhead
Overhead costs
(excl on land & financing)
254 647 149
Subtotal
0
0
@
10,00%
25 464 715
25 464 715
TOTAL DEVELOPPEMENT excl opening & financing
57
@
4 914 243
280 111 864 £
TOTAL DEVELOPPEMENT COST
57
@
4 976 126
283 639 187 £
18. ONE GROSVENOR PLACE - Option 4
30-06-2011
SALES PRICES OF THE APARTMENTS & PARKINGS
Option 4 d
APARTMENTS
Level
Qty
Avg
m²
Type
Total
m²
Conservative Scenario
Price
Price £
£/m²
Apartment
Optimistic Scenario
Price
Price £
£/m²
Apartment
Level 1
0
1
1
3
0
0
0
5
1
1
2
4
1
0
0
9
36
Type A
Type B
Type C
Type D
Type E
Type F
Type G
1
2
3
2
1
0
0
9
Type A
Type B
Type C
Type D
Type E
Type F
Type G
0
1
2
0
0
0
0,5
3,5
7
S.TOT
Type A
Type B
Type C
Type D
Type E
Type F
Type G
Type A
Type B
Type C
Type D
Type E
Type F
Type G
125-160
160-210
220-270
300-330
350-370
390-440
206
263
305
277
0
206
263
916
0
0
0
1 385
32 000
36 000
37 000
38 000
39 000
40 000
40 000
0
7 416 000
9 731 000
34 808 000
0
0
0
51 955 000
35 000
40 000
45 000
47 000
48 000
50 000
50 000
158
206
541
1 209
374
0
0
2 488
9 952
32 000
36 000
37 000
38 000
39 000
40 000
40 000
5 056 000
7 416 000
20 017 000
45 942 000
14 586 000
0
0
93 017 000
372 068 000
35 000
40 000
45 000
47 000
48 000
50 000
50 000
5 530 000
8 240 000
24 345 000
56 823 000
17 952 000
0
0
112 890 000
451 560 000
158
397
777
589
374
0
0
2 295
32 000
36 000
37 000
38 000
39 000
40 000
40 000
5 056 000
14 292 000
28 749 000
22 382 000
14 586 000
0
0
85 065 000
35 000
40 000
45 000
47 000
48 000
50 000
50 000
5 530 000
15 880 000
34 965 000
27 683 000
17 952 000
0
0
102 010 000
0
188
537
0
0
0
652
1 377
2 754
32 000
36 000
37 000
38 000
39 000
40 000
40 000
0
6 768 000
19 869 000
0
0
0
26 080 000
52 717 000
105 434 000
35 000
40 000
45 000
47 000
48 000
50 000
50 000
Levels 2-5
S.TOT
S.TOT
0
8 240 000
11 835 000
43 052 000
0
0
0
63 127 000
4 Levels
125-160
160-210
220-270
300-330
350-370
390-440
158
206
271
302
374
276
Level 6
S.TOT
125-160
160-210
220-270
300-330
350-370
390-440
158
199
259
295
374
255
Levels 7-8
S.TOT
S.TOT
2 Levels
125-160
160-210
220-270
300-330
350-370
390-440
duplex
188
269
1 304
393
0
7 520 000
24 165 000
0
0
0
32 600 000
64 285 000
128 570 000
Level 9
Level 10
Total
Avg
57
287
16 386
37 503
614 522 000
10 781 088
745 267 000
13 074 860
45 482
PARKINGS
Total
87 Single parkings
0 Double parkings
0
Average Conservative Price per Apartment
57
Notes :
Sales taxes and/or VAT included.
Unit price Total Price
250 000
21 750 000
330 000
0
0
21 750 000
Average
Total
11 162 667
21 750 000
Total
636 272 000
767 017 000
19. 2011-06-30
Option 4 d
ONE GROSVENOR PLACE - APARTMENT PROFORMA
Sales of the Apartments & Parkings
Apartments
Total Constructed Covered Surface ('NIA')
Total Constructed Covered Surface (' GIA ')
Total Constructed Covered Surface (incl terraces)
Average Net Surface ('NIA') per Apartment
Average Gross Surface ('GIA') per Apartment
Number of Apartments
20 323
26 480
28 225
288
465
57
m²
m²
m²
m²
m²
Average Sales price per Apartment (incl VAT)
Average Sales price per Net m² Apartment Surface (incl VAT)
Total Sales Revenue of the Apartments (incl VAT)
100%
VAT on Sales
0%
10 781 088
37 485
614 522 000
-
Total Sales Revenue of the Apartments (excl VAT)
614 522 000 £
Sales fees (inclusive commission)
Royalty
Marketing costs
Sales taxes
3,0%
3,0%
1,5%
5,0%
(18 435 660)
(18 435 660)
(9 217 830)
(30 726 100)
Gross Profit Apartments , before taxes
41,3%
£
£
£
£
254 067 563 £
87
250 000 £
21 750 000 £
£
100%
0%
Total Sales Revenue of the Parkings (excl VAT)
Sales fees (inclusive commission)
Royalty
Marketing costs
Sales taxes
£
£
£
£
537 706 750
(144 615 985)
393 090 765
(139 023 202)
Total Net Sales Revenue of the Apartments (excl VAT)
Total Development Costs , Land exclusive
Gross Profit , Land exclusive
Land & predevelopment costs
Parkings
Number of Parkings
Average Sales price per Parking (incl VAT)
Total Sales Revenue of the Parkings (incl VAT)
VAT on Sales
£
£
£
£
21 750 000 £
3,0%
0,0%
1,5%
5,0%
(652 500)
(326 250)
(1 087 500)
19 683 750
19 683 750
-
Total Net Sales Revenue of the Parkings (excl VAT)
Total Development Costs , Land exclusive
Gross Profit , Land exclusive
Land & predevelopment costs
Gross Profit Parkings , before taxes
£
£
£
£
£
£
£
£
90,5%
19 683 750 £
43,0%
636 272 000 £
273 751 313 £
11 162 667 £
Apartments & Parkings
Total Sales Revenue of the Apartments & Parkings (excl VAT)
Gross Profit Apartments & Parkings , before taxes
Average Sales Price per Apartment , Parking inclusive
Notes:
No land and/or building costs are being atributed to the Parkings
No VAT on the sales
21. ONE GROSVENOR PLACE - APARTMENT PROFORMA
2011-06-30
Option 4 d
PROJECT INTERIOR AREAS
BUILT AREAS "NIA"
APARTMENTS
Type A - 1 bedroom
Type B - 2 bedroom
Type C - 3 bedroom
Type D - 4 bedroom
Type E - 4 bedroom
Type F - 5 bedroom
Type G - duplex
Corridors
Maids, Storage
Guest Room Terraces
Garages
Individual pools
SUB TOTAL
PUBLIC AREA
Luggage/Valet
Reception & Concierge
Lounge Bar
Public Restrooms
Store
Restaurant
SUBTOTAL
BACK OF HOUSE
Kitchen/F&B
Administration
House Keeping & Laundry
Repairs & Maintenance
Mechanical & Electrical
Staff Facilities
SUBTOTAL
RECREATIONAL
Outside Pool
Other
SUB TOTAL
OTHER
Garages, in the building
Garages, in the building
SUB TOTAL
TOTAL AREA NIA
Shared spaces
TOTAL AREA GIA
TOTAL AREA GEA
BRIEF
x units of NIA x m²
x units of NIA x m²
x units of NIA x m²
x units of NIA x m²
x units of NIA x m²
x units of NIA x m²
x units of NIA x m²
included in GIA
not foreseen
PROJECT
m²
5
9
16
21
5
0
1
units @ m²
units @ m²
units @ m²
units @ m²
units @ m²
units @ m²
units @ m²
6
125-160
160-210
220-270
300-330
350-370
390-440
1300
790
1 803
4 278
6 341
1 870
0
1 304
0
units @ m²
746
see Others
not foreseen
57
16 386
20
200
0
0
0
0
220
incl Security
not foreseen
not foreseen
not foreseen
not foreseen
for Room Service
all included (back office, accounting, exec, etc.)
Maids storage
integrated in Hotel
Mechanical rooms
integrated in Hotel
50
150
148
0
759
0
1 107
not foreseen
not foreseen
Single
Double
NIA + Shared spaces
GEA = GIA * %
0
0
0
87
0
units @ m²
units @ m²
m²
m²
m²
m²
30
60
23,3%
5,2%
2 610
0
2 610
20 323
6 157
26 480
27 848
TERRACES
Room Terraces
Ground floor
TERRACES
Penthouse 500m² & others
Outside
6 units @ m²
1 998
50%
m²
m²
Notes :
The areas above are indicative at the schematic stage , and are subject by verification by the architects , and subject to change and final confirmation.
All NIA figures include all internal walls and circulation areas
746
999
1 745
22. ONE GROSVENOR PLACE - APARTMENT PROFORMA
2011-06-30
Option 4 d
FF&E , OS&E and Special equipments
FF&E
Type A - 1 bedroom
incl lights
Type B - 2 bedroom
incl lights
Type C - 3 bedroom
incl lights
Type D - 4 bedroom
incl lights
Type E - 4 bedroom
incl lights
Type F - 5 bedroom
incl lights
Type G - duplex
incl lights
Public Area
Restaurant
Decorative Lighting (excluding guest rooms)
Garden & Pool FF&E
BOH areas incl engineering & maintenance
Model mock-up room
Contingencies
Subtotal FF&E
OS&E
Rooms, Lobby, Corridors,…
Restaurant/Kitchen
BOH areas
Contingencies
Subtotal OS&E
Owner's Direct / Special equipments
Security Camera CCTV System
Sound System Equipment
Signage (interior & exterior)
IT
Kitchen & Bar equipment
Laundry equipment
Miscellaneous & contingencies
Subtotal Owner's Direct / Special equipments
Total FF&E , OS&E , special equipments
5
9
16
21
5
0
1
Units @
Units @
Units @
Units @
Units @
Units @
Units @
£85 000
£95 000
£105 000
£115 000
£125 000
£135 000
£200 000
57
Units @
5%
£118 447
57
57
Units @
Units @
0
0
£
€0
€0
€0
€0
€0
included
57
Units @
£425 000
£855 000
£1 680 000
£2 415 000
£625 000
£0
£200 000
£25 000
£0
£5 000
£0
£100 000
£100 000
£321 500
6 751 500
5%
£0
£
57
57
57
Units @
Units @
£40 000
£0
£20 000
£50 000
£2 850 000
£85 500
£152 275
3 197 775
£
9 949 275
£50 000
£1 500
5%
£174 549
Notes :
The FF&E for the Apartments does include only the fixed furniture in the rooms e.g. the buit-in cupboards) & bathrooms
28. Organisational Strategy
A
Services
Grid to suit
B
Clear Servicing Patterns
Organisational Strategy
Efficient Services
Access off central courtyard
Structural Flexibilty
Prominent Views
Maximise Potential with dual facing units
Flexibilty
Daylight / Sunlight
Architects. Masterplanners.
29. Organisational Strategy
A
Services
B
Organisational Patterns
Efficient Services
Clear Servicing Strategy
Structural Flexibilty
Maximise Potential with dual facing units
Flexibilty
Heirarchy of use
Hyde Park
Access off central courtyard
Prominent Views over Hyde Park
Architects. Masterplanners.
30. Massing - Existing Building
View from Front - Showing Existing Building
View from Rear - Showing Existing Building
View from Front - Showing Existing Buildings and Rights to Light Constraint
View from Rear - Showing Existing Buildings and Rights to Light Constraint
Architects. Masterplanners.
31. Development Studies
Options explored relating to client preference
hotel
residential
hotel
hotel
residential
Option 2
Option 1
residential
Option 3
hotel
residential
Option 4: Ground Floor
Option 4 : Typical Upper Floor
Option 4
hamiltons architects
33. ONE GROSVENOR PL ACE - Option 4
Ground Floor Plan
Lifts
Lifts
Lifts
Lifts
N
Key
Hotel
Residential
Hotel Back of House
Shared Hotel / Residential Core
Retail
Plant
hamiltons architects
34. ONE GROSVENOR CRESCENT - Option 4
Level One Floor Plan
Approx. Rooms Sizes
(Room number)
8 x Hotel Room B
Lifts
70-100 sqm
Lifts
Lifts
60 sqm
1 x Hotel Suite
Lifts
GIA
apt 5
apt 1
apt 2
apt 3
apt 4
303m2
263m2
317m2
296m2
N
206m2
Key
Hotel
Residential
Hotel Back of House
Shared Hotel / Residential Core
Retail
Plant
hamiltons architects
35. ONE GROSVENOR PL ACE - Option 4
Level Two - Five - Floor Plan
Approx. Rooms Sizes
(Room number)
6 x Hotel Room A
apt 7
apt 8
278m2
100 sqm
apt 9
293m2
60 sqm
1 x Hotel Suites
apt 6
50 sqm
8 x Hotel Room B
374m2
GIA
158m2
Lifts
Lifts
Lifts
Lifts
apt 5
apt 1
apt 2
apt 3
apt 4
303m2
263m2
317m2
296m2
N
206m2
Key
Hotel
Residential
Hotel Back of House
Shared Hotel / Residential Core
Retail
Plant
hamiltons architects
36. ONE GROSVENOR PL ACE - Option 4
Level Six Floor Plan
Approx. Rooms Sizes
(Room number)
6 x Hotel Room A
apt 7
apt 8
278m2
100 sqm
apt 9
293m2
60 sqm
1 x Hotel Suites
374m2
50 sqm
8 x Hotel Room B
apt 6
GIA
158m2
Lifts
Lifts
Lifts
Lifts
apt 5
apt 1
apt 2
apt 3
apt 4
244m2
191m2
255m2
296m2
N
206m2
Key
Hotel
Residential
Hotel Back of House
Shared Hotel / Residential Core
Retail
Plant
hamiltons architects
37. ONE GROSVENOR PL ACE - Option 4
Level Seven Floor Plan
Approx. Rooms Sizes
(Room number)
1 x Presidential Suite
apt 2
apt 3
258m2
625 sqm
apt 4
279m2
GIA
188m2
Presidential
Suite
apt 1
652m2
N
Key
Hotel
Residential
Hotel Back of House
Shared Hotel / Residential Core
Retail
Plant
hamiltons architects
38. ONE GROSVENOR PL ACE - Option 4
Level Eight Floor Plan
Approx. Rooms Sizes
(Room number)
7 x Hotel Room A
apt 2
apt 3
100 sqm
apt 4
258m2
55 sqm
1 x Hotel Suites
279m2
GIA
188m2
apt 1
652m2
N
Key
Hotel
Residential
Hotel Back of House
Shared Hotel / Residential Core
Retail
Plant
hamiltons architects
39. ONE GROSVENOR PL ACE - Option 4
Level Basement 1 - Floor Plan
Lifts
Lifts
Lifts
N
Lifts
Key
Hotel
Residential
Hotel Back of House
Shared Hotel / Residential Core
Retail
Plant
hamiltons architects
40. ONE GROSVENOR PL ACE - Option 4
Level Basement 2 - Floor Plan
Lifts
Lifts
Lifts
N
Lifts
Key
Hotel
Residential
Hotel Back of House
Shared Hotel / Residential Core
Retail
Plant
hamiltons architects
41. ONE GROSVENOR PL ACE - Option 4
Level Basement 3 - Floor Plan
Lifts
Lifts
Lifts
Lifts
N
Key
Hotel
Residential
Hotel Back of House
Shared Hotel / Residential Core
Retail
Plant
hamiltons architects
42. ONE GROSVENOR PL ACE - Option 4
Area Schedule
1-3 Grosvenor Place
Proposed Area Schedule
LEVEL
HOTEL
NIA
RESIDENTIAL
NIA
(MEP)
NIA
BOH (hotel)
NIA
BOH (residential)
NIA
RETAIL
NIA
HOTEL
GIA
RESIDENTIAL
GIA
HOTEL & RESIDENTIAL
GEA
sqm
sqft
sqm
sqft
sqm
sqft
sqm
sqft
sqm
sqft
sqm
sqft
sqm
sqft
sqm
sqft
sqm
sqft
Level 3 - Carpark Level
Level 2 - Carpark Level
Level 1 - Basement Level
Ground Floor
First Floor
Second Floor
Third Floor
Fourth Floor
Fifth Floor
Sixth Floor
Seventh Floor
Eighth Floor
0
0
1,178
2,435
608
940
940
940
940
940
625
524
0
0
12,680
26,210
6,545
10,118
10,118
10,118
10,118
10,118
6,728
5,640
0
0
0
560
1385
2488
2488
2488
2488
2295
1377
1377
0
0
0
6,028
14,908
26,781
26,781
26,781
26,781
24,703
14,822
14,822
0
697
1,518
0
0
7,503
16,340
0
0
0
679
0
267
0
0
7,309
0
2,874
0
0
0
0
490
0
0
0
0
5,274
0
0
0
0
0
0
0
0
3813
5166
5166
2515
1281
1298
1298
1298
1298
1298
784
784
41,043
55,607
55,607
27,071
13,789
13,972
13,972
13,972
13,972
13,972
8,439
8,439
0
0
0
715
2310
3011
3011
3011
3011
2815
1695
1695
0
0
0
7,696
24,865
32,410
32,410
32,410
32,410
30,301
18,245
18,245
4077
5458
5458
3460
3776
4492
4492
4492
4492
4301
2598
2598
43,885
58,750
58,750
37,243
40,645
48,352
48,352
48,352
48,352
46,296
27,965
27,965
Total
10,070
108,393
16,946
182,407
2,215
23,842
946
10,183
490
5,274
0
0
25,999
279,853
21,274
228,993
49,694
534,906
TOTAL CAR PARKING NO: 139
NOTE:
The areas above are indicative at the feasibilty stage only and are subject to change and confirmation. All NIA figures include all internal walls and circulation areas.
These areas have been calculated in accordance with the RICS/ISVA Code of Measuring Practice, 6th Edition, RICS 2001 using the stated options NIA, GIA and GEA.
Conversion factor between square metres and square feet: 1sq.m = 10.764sq.ft
A cladding zone of 450mm has been adopted for the purposes of these area calculations
Areas are approximate and relate to the likely areas of the building at the current stage of the design. Any decision to be made on the basis of these predictions, whether as to project viability, pre-letting, lease agreements
and the like, should make allowance for the following:
(i) Design development.
(ii) Accurate site survey, site levels and dimensions.
(iii) Construction methods and building tolerances.
(iv) Local Authority consents.
hamiltons architects
43. ONE GROSVENOR PL ACE - Option 4
Accommodation Schedule
Level 2-5
Level 1
Room #
Type
NIA Resi
NIA
Hotel
NIA Hotel
NIA Resi
(sqm)
(sqft)
(sqm)
(sqft)
64
60
60
60
60
60
60
60
144
267
689
646
646
646
646
646
646
646
1,550
2,874
Apartment
1
2
3
4
5
BOH
Total
Type
Hotel
(sqm)
NIA
Hotel
NIA Resi
NIA Resi
NIA
(sqft)
(sqm)
(sqft)
Hotel
Hotel
1
2
3
4
5
6
7
8
9
BOH
Room #
303
263
317
296
206
490
895
9,634
3,261
2,831
3,412
3,186
2,217
5,274
1,875
20,183
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
64
60
60
60
60
60
60
60
144
52
52
52
52
52
52
689
646
646
646
646
646
646
646
1,550
560
560
560
560
560
560
Apartment
1
2
3
4
5
6
7
8
9
Total
303
263
317
296
206
374
293
278
158
940
10,118
3,261
2,831
3,412
3,186
2,217
4,026
3,154
2,992
1,701
2,488
26,781
NOTES: These areas have been calculated in accordance with the RICS/ISVA Code of Measuring Practice, 5th Edition, RICS 2001 using the
stated options NSA, GEA and GIA.
Conversion factor between square metres and square feet: 1sq.m = 10.764sq.ft
Areas are based on an exterior wall thickness of aproximately 400mm, party wall thickness 300mm and corridor width of 1500mm.
They are approximate and relate to the likely areas of the building at the current stage of the design. Any decision to be made on
the basis of these predicitons, whether as to project viability, pre-letting, lease agreements and the like, should make due allowance
for the following
(i) Design development.
(ii) Accurate site survey, site levels and dimensions.
(iii) Construction methods and building tolerances.
(iv) Local Authority consents.
hamiltons architects
44. ONE GROSVENOR PL ACE - Option 4
Accommodation Schedule
Level 7
Level 6
Room #
Type
NIA Resi
NIA
Hotel
NIA Hotel
NIA Resi
(sqm)
(sqft)
(sqm)
(sqft)
Hotel
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
Room #
Type
Hotel
NIA Hotel
NIA Resi
NIA Resi
NIA
(sqm)
(sqft)
(sqm)
(sqft)
Hotel
64
60
60
60
60
60
60
60
144
52
52
52
52
52
52
689
646
646
646
646
646
646
646
1,550
560
560
560
560
560
560
1
Presidential Suite
625
6,728
Apartment
1
2
3
4
Total
652
279
258
188
625
6,728
1,377
7,018
3,003
2,777
2,024
14,822
Apartment
1
2
3
4
5
6
7
8
9
Total
244
191
255
296
206
374
293
278
158
940
10,118
2,626
2,056
2,745
3,186
2,217
4,026
3,154
2,992
1,701
2,295
24,703
NOTES: These areas have been calculated in accordance with the RICS/ISVA Code of Measuring Practice, 5th Edition, RICS 2001 using the
stated options NSA, GEA and GIA.
Conversion factor between square metres and square feet: 1sq.m = 10.764sq.ft
Areas are based on an exterior wall thickness of aproximately 400mm, party wall thickness 300mm and corridor width of 1500mm.
They are approximate and relate to the likely areas of the building at the current stage of the design. Any decision to be made on
the basis of these predicitons, whether as to project viability, pre-letting, lease agreements and the like, should make due allowance
for the following
(i) Design development.
(ii) Accurate site survey, site levels and dimensions.
(iii) Construction methods and building tolerances.
(iv) Local Authority consents.
hamiltons architects
45. ONE GROSVENOR PL ACE - Option 4
Accommodation Schedule
Level 8
Room #
Type
Hotel
NIA Hotel
NIA Resi
NIA Resi
NIA
(sqm)
(sqft)
(sqm)
(sqft)
Hotel
1
2
3
4
5
6
7
8
56
56
56
56
144
52
52
52
603
603
603
603
1,550
560
560
560
Apartment
1
2
3
4
Total
652
279
258
188
524
5,640
1,377
7,018
3,003
2,777
2,024
14,822
NOTES: These areas have been calculated in accordance with the RICS/ISVA Code of Measuring Practice, 5th Edition, RICS 2001 using the
stated options NSA, GEA and GIA.
Conversion factor between square metres and square feet: 1sq.m = 10.764sq.ft
Areas are based on an exterior wall thickness of aproximately 400mm, party wall thickness 300mm and corridor width of 1500mm.
They are approximate and relate to the likely areas of the building at the current stage of the design. Any decision to be made on
the basis of these predicitons, whether as to project viability, pre-letting, lease agreements and the like, should make due allowance
for the following
(i) Design development.
(ii) Accurate site survey, site levels and dimensions.
(iii) Construction methods and building tolerances.
(iv) Local Authority consents.
hamiltons architects