COMPASS PLANNING V1.4sml

11
C O M P A S S
ASIA PACIFIC LTD
VA LU E A D D E D P R O P E R T Y S O LU T I O N S

PLANNING

V1.4
PLANNING FINANCE DEVELOPMENT

THE BUSINESS OF PROPERTY DEVELOPMENT
Risk Management by attention to detail
Compass adheres to an ethic of working diligently and collaboratively
with our Clients to add value to their real estate investments.
We provide a high level of transparency of process and due
diligence through market driven real world financial modeling and
analysis, to maximize returns and minimize investor risk.
Compass is a all about the business of property development.
• We focus on the emerging economies of SE Asia.
• Our core lines of business activity are.
•DEVELOPMENT MASTERPLANNING– land use and estate
layout and rationalization of building layout for increased
efficiency.
• DEVELOPMENT FINANCE– financial due diligence and
“packaging” of developments to present for institutional and
private equity funding.
• DEVELOPMENT MANAGEMENT– strategic planning based
on actual market pressures to minimize risk and maximize
financial returns to investors.
• DEVELOPMENT “RESCUE AND RESCUSITATION” - re-
structuring and re-finance of under-performing development
projects - usually involves simplification of overly ambitious
proposals.
Property development is among the most public of business activities,
and we are mindful of our social responsibilities to maintain and
create better communities.

DEVELOPMENT MASTER PLAN
Getting it right, from the start
MASTER PLANNING
Compass provides MARKET DRIVEN development
solutions.
•New Sites, sub-division and urban development sites, as
well as
•Design Review of existing master plans to improve
development yield and buildability.
It is essential to get the masterplan right
A good masterplan is the driver for the entire development
strategy. From the masterplan derives;
• Schedule of Areas
• Development staging strategy
• Development Program
• Cost Plan
• Feasibility – modeling and analysis
• Cashflow
• Sales and Marketing strategy
Compass provides Planning Services in 4 main groupings;
A. MARKET RESEARCH – Compass is an independent
consultancy and can bring together data from a range of
sources.
B. DEVELOPMENT BRIEF – this a written document
that combines company policy, market research and
resources available – to present a clear and QUANTIFIED
set of development goals.
C. CONCEPT MASTERPLAN - this is the main working
document – that gets worked and re-worked.
D. APPROVAL MASTERPLAN – these are the various
documents as required by the statutory approval
authorities.
DEVELOPMENT
BRIEF
Define the Project
As schedules and market
goals
CONCEPT
MASTERPLAN
Working document for
review and analysis
MARKET RESEARCH
RISK
ANALYSIS
RISK
ANALYSIS
Project
Finance
Debt Security
Market
absorption
COST
ANALYSIS
Cashflow
Acquisition
Design + App
Const’n +
Fitout
REALITY CHECK
CLIENT
APPROVAL
APPROVAL
MASTERPLAN
and
CONCEPT DESIGN
DEVELOPMENT
FINANCE +
INVESTMENT

MASTER PLANNING
COMPASS ASIA
PACIFIC
LIMITED
SELECTED
PROJECTS

NORTHBRIDGE ESTATE
PHNOM PENH, CAMBODIA
For Northbridge Communities
CLIENT REQUIREMENTS
Northbridge Communities comprises a 57ha site
that also accommodates the Northbridge
International School.
The Client required a masterplan that maximized
the development potential of the 30ha
residential development site.
COMPASS SCOPE
• Site Analysis
• Market research and recommendations
• Development mix, size and price
• Development masterplan
• Cost Plan and Development Program
• Financial Feasibility study
• Investment Memorandum and Development
Business Plan.
The project is designed in 3 major stages to be
undertaken over a 7 to 9 year period.
COMPASS MASTERPLAN
Site Area 291,447 sqm
GFA 273,935 sqm
Townhouses 308 hs
Semi detached 405 hs
Villa 74 hs
Total Houses 787 houses
Low rise Apart’s 650 units
Total Residences 1,437
Plus a Sports and Community Centre

EDEN COVE RESORT
NHA TRANG, VIETNAM
Alternative development strategy
CLIENT REQUIREMENTS
The client owns the land which is located
about 5 km north of the town of Nha Trang.
Seeking a workable and affordable resort
development concept and masterplan for
approval.
COMPASS SCOPE
• Site Analysis
• Investment Memorandum and
Development Business Plan.
Based on market research and analysis,
Compass proposed an alternative
development model that was structured to
appeal to the domestic Vietnamese market
for tourist and affordable holiday home.
COMPASS MASTERPLAN
GFA 15,000 sqm
5-star Hotel 110 keys
1 bedroom villas 30 keys
Seminar centre and
Diving and water sports centre

HERITAGE HOTEL
For the Royal Group Cambodia
CLIENT REQUIREMENTS
The existing building is a former Police
Station built in French Colonial style in
1892 and forms part of a very attractive
historic streetscape.
Adaptive re-use of an historic building
and revitalization of historic city
precinct.
COMPASS SCOPE
• Site Analysis
• Market and historical research and
development recommendations.
• Investment Memorandum and
Development Business Plan.
COMPASS MASTERPLAN
Site Area 4,321 sqm
Post Office Park 2,600 sqm
Hotel GFA 18,000 sqm
HOTEL FS MODEL
Directors Suites @ 71m 20 keys
Executive Suites @ 48m 30 keys
Corner Rms @ 75m 5 keys
Standard Rms @ 42m 132 keys
TOTAL KEYS 178 keys

ANGKOR ESTATE
SIEM REAP, CAMBODIA
For Leopard Capital
DEVELOPMENT YIELD
GFA 23,000 sqm
Row Houses 42 lots
Semi-Detached 36
Villa A – sml 12
Villa B – big 10
TOTAL No. 100 lots
Plus community sports club and tennis court
CLIENT REQUIREMENTS
Leopard Capital is a Thai based specialist
emerging economies investment Fund. .
Leopard had acquired the site some time earlier
and required a low risk divestment strategy.
COMPASS SCOPE
• Site Analysis.
• Aedas as design architect
Business Plan.
COMPASS MASTERPLAN
Gated and secured residential sub-division offers
much needed high quality family homes.
The project can be divided into 2 stages, sell land
only for quicker revenue.

TRUC BACH LAKE HOTEL
TAY HO DISTRICT, HANOI, VIETNAM
Development Feasibility Study
CLIENT REQUIREMENTS
This was a very rare opportunity to acquire a
significantly large site in Hanoi with a lake front location.
Working within the design parameters of a previously
approved masterplan, design a new modern hotel that
exploits the natural advantages of the site.
COMPASS SCOPE
• Site Analysis
• Market analysis and market sector recommendation.
• Site Analysis.
• Concept design to support FS study.
• Review of hotel rates and costs.
• Representation and liaison with Gov’t Authorities
• Cost planning and programming.
• Liaison with potential investors.
DEVELOPMENT MASTERPLAN
Site Area 2,177 sqm
Development FS Model
Standard Modules @ 28m 160 keys
Suites @ 48m 16 keys
Total Keys 176 keys
GFA 9,000 sqm
Ht in Storeys 9
Basements 2
GBA 12,600 sqm

OASIS TOWNHOUSES
HCMC, VIETNAM
For private investor group
CLIENT REQUIREMENTS
Our Client consolidated multiple ownerships
and was seeking a
low risk exit strategy.
2014-15 the HCMC real estate market is
heavily over-supplied with unsold high rise
apartments and there is strong demand for
“landed” housing.
COMPASS SCOPE
• Site Analysis
• Market research and development strategy.
Business Plan.
COMPASS MASTERPLAN
Site Area 4,500 sqm
Gated Houses @ 27 5,143
Shophouses @ 8 1,652
TOTALS 35 6,795 sqm

KS SITE REDEVELOPMENT
For ANZR Cambodia
CLIENT REQUIREMENTS
The Board of the Bank was faced with 3 options
for its long term property future;
1. Build on the existing site.
2. Acquire adjoining site and build.
3. Sell the site and rent space in
another development.
Compass was engaged to examine the long
term financial implication of each option.
The site is on what is becoming the main
“banking street” of Phnom Penh and has strict
development controls regarding height and site
coverage.
COMPASS SCOPE
• Alternative development masterplans
• Market review of comparative rents and
occupancies.
• Concept design for each option.
• Cost Plans and Development Program
• Financial Feasibility studies.
• Long term cashflows and agreed Key
Performance Indicators.
• Report and recommendation to Bank Board
of Directors.
MASTERPLAN DATA
Option 1 Option 2
Site Areas 1,199 1,558 sqm
GFA 7,621 12,510 sqm

STAR CITY CENTRAL
CAU GIAY, HA NOI, VIETNAM
For Ocean Group
CLIENT REQUIREMENTS
The site is a very high profile location in the new
development zone around Cau Giay in western
Hanoi.
Compass was engaged to re-organze the
development strategy and prepare a
comprehensive consultant design brief for a
long term staged development strategy.
COMPASS SCOPE
• Market analysis of existing residential, retail and
commercial office markets in Hanoi.
• Overall Development Strategy
• Liaison and briefing workshops with in-house
design consultants.
• Review of workshop outcomes
• Preparation of comprehensive Design Brief as a
base document for the engagement of foreign
and local specialist design consultants.
• Financial Feasibility study – alt. options
• Liaison and Report to Client Board.
Development Data
Apartments @ 1,000 144,000 sqm
Retail 120,000 sqm
Hotel @ 260keys 36,000 sqm
Office 50,000 sqm
TOTAL GFA 350,000 sqm

YEN HOA COMMUNITY PARK
For Ocean Group
CLIENT REQUIREMENTS
The site is an abandoned development site surrounded
by low cost high-rise residential apartments.
Compass was engaged to propose and design an urban
recreational masterplan. The site was to become a
“hub” for community activities.
The lake had to occupy no less than 30% of the site
area, the site included an old graveyard that had to be
preserved.
COMPASS SCOPE
• Site review and analysis.
• Overall Development Strategy
• Conduct in-house design workshops with Ocean
staff.
• Preparation of a general Design Brief as a base
document for the engagement of local specialist
design consultants.
• Financial Feasibility study – alt. options
• Liaison and Report to Client Board.
Development Components
• Lakeside Food Street – managed dining and food
preparation
• Local managed retail
• Night market for local stall holders
• Swimming centre
• Wedding Centre
• Youth Park – skateboarding etc

MASTER PLANNING
SE
SELECTED
PROJECTS
prior to
COMPASS

TIME SQUARE HANOI
For Vinacapital Real Estate
CLIENT REQUIREMENTS
The site is designated by Hanoi City authorities as being
one of the most significant locations in the new Hanoi
being developed around Cau Giay District.
Redesign of a previous but flawed design to be a
commercially viable Landmark Development with a
mixture of uses to maximize the development potential of
the site.
SE SCOPE
• General Director of the development company and
Development Director of VCRE.
• Development configuration to accommodate a variety
of future development strategies.
• Development brief and engagement and management
of international consulting team.
• PT Consultants as lead architect.
• Preparation and lodgment of masterplan.
• Cost planning and cost management.
• Representation and liaison with potential investors and
major anchor tenants.
GFA of Final Scheme
Residential 187,800
Retail 81,000
Hotel 22,800
Office 28,400 .
TOTAL GFA 320,000 sqm

MANDARIN GARDENS
For VinaCapital Real Estate
CLIENT REQUIREMENTS
The site is adjacent to a proposed very large public park in the
new Hanoi being developed around Cau Giay District.
Redesign of a previous but flawed design to be a
commercially viable high density residential development
for sale.
The approved development was sold at the end of 2010 to a
Hanoi based builder developer.
SE SCOPE
• Director of the development company and Development
Director of VCRE.
• Development configuration for maximum allowable GFA
within City planning guidelines.
• Development brief and engagement and management of
international consulting team. PT Consultants as lead
architect.
• Preparation of development masterplan.
• Lodgment of masterplan and management of approval
process
• Cost management of development and the development
company.
Development as sold;
Apartments 1,400 apart’s
Support retail
Recreational facilities .
GFA 150,000 sqm

PAVILION SQUARE
DISTRICT 1, HCMC, VIETNAM
CLIENT REQUIREMENTS
The site is in a very densely developed part
of District 1 near D5 in HCMC.
Redesign of a previous but flawed design to
be a commercially viable high density
residential development for sale.
SE SCOPE
• Director of the development company and
Development Director of VCRE.
• Development configuration for maximum
allowable GFA within City planning
guidelines.
• Development brief and engagement and
management of international consulting
team. Aedas (Vn) as lead architect.
• Design and review of numerous design
massing options.
• Representation and liaison with Gov’t
Authorities
• Cost management of development and the
development company.
Development Data
Apartments 1,100 apart’s
Support retail
Podium parking
Basement parking + retail .
GFA 170,000 sqm

KEBON MELATI
JAKARTA, INDONESIA
For PT Gajah Tunggal
CLIENT REQUIREMENTS
The site is in central Jakarta. The project was a
joint Government and Private Enterprise
cooperation.
The masterplan was major urban renewal
program incorporating a wide range of uses
including infrastructure services and road design.
The centre piece of the development strategy was
to build a major retail centre incorporating
entertainment and public open space facilities.
SE SCOPE
• Director and senior design and development
director of the development company.
• Market analysis and formulation of
comprehensive design brief.
• International design competition.
• Wong and Oayang (HK) as lead architect.
• Engagement and management of local and
international design and market consultants.
• Contact with and negotiation with prospective
major anchor tenants and joint investors.
Site Area 28 ha
Development Data
Retail + Entertaiment 500,000 sqm
Residential High Rise 450,000 sqm
Hotels (4) 304,000 sqm
Office (13) 450,000 sqm
Recreation 81,000 sqm
Convention Centre 15,000 sqm
TOTAL GFA 1,850,000 sqm
Plus - lake refurbishment and district road
planning

TRU’ONG THINH GARDENS
DISTRICT 9, HCMC, VIETNAM
CLIENT REQUIREMENTS
The site is in District 9 of HCMC. The client
entered into a JV arrangement with the site
owner to acquire a portion of the total site.
Adapt existing approved masterplan for
immediate development as a medium cost
residential sub-division.
SE SCOPE
• Board of Management of the development
company and Development Director of
VCRE.
• Development configuration for maximum
allowable GFA within City planning
guidelines.
management of local consulting team.
Winter Group as lead architect.
Authorities
• Cost management of development and the
development company.
GFA 310,000 sqm
Development Data
Residential Allotments 353 lots
Apartments 2,900 apt

TAM PHUOC MIXED USE RESIDENTIAL
LONG THANH, DONG NAI, VIETNAM
For Sai Gon Cay Canh Ltd
CLIENT REQUIREMENTS
The site is within the overall new airport precinct.
The Client was seeking a
long term development strategy.
Adapt the Government prepared 1:2000
masterplan to create a modern residential
environment for a projected population of 16,000
people.
SE SCOPE
• Site investigation and analysis.
• Development configuration staged
development.
management of local consulting team. AJC
(Syd.) as lead architect.
Authorities
• Cost management of development
Site Area 160 ha
Development Data
Residential Allotments 1,000 lots
Residential Apartments 3,000 apts
Schools @ 4 30,000 sqm
Commercial Office 180,000 sqm
Retail 220,000 sqm

BAYAN BAY
PENANG, MALAYSIA
For Eternal Resources Snd Bhd
CLIENT REQUIREMENTS
The site is within a Special Duty Free Industrial
Zone on reclaimed land, between the
Butterworth Bridge and the Airport.
The Client was seeking a mixed use
staged development masterplan .
SE SCOPE
• Site analysis and Land Use Plan
• Market analysis and Development Design
Brief.
• Initial concept design of residential and
Rukoh (Shophouses) market campaign for
pre-development sales.
• Development masterplan tested against
sales and market analysis and major tenant
requirements.
• Cost planning and programming.
Site Area 60 ha
Development Data
Residential Apts + Villas 600 lots
Retail 42,000 sqm
Office 48,000 sqm
Theme Park 40,000 sqm
Hotels (3) 120,000 sqm
Marina 350 berths
Yacht Club + Fisherman’s Wharf restaurant
zone

MIXED USE DEVELOPMENT
SIGNAL PAGODA ROAD, YANGON, MYANMAR
As DEM Group Australia
CLIENT REQUIREMENTS
The site is a walled compound within the city
of Yangon.
The existing building is a trading office built
in an English Colonial style in the 1850’s.
Adaptive re-use of an historic building
and creation of a secured gated urban
estate.
SE SCOPE
• Site Analysis and land use planning
• Market analysis and formulation of
comprehensive design brief.
• Masterplan design of all components.
• Engagement and management of
selected specialist consultants.
• Liaise with prospective tenants and joint
venture investors.
Hotel 150 keys
Office 12,000 sqm
Serviced Apartments 80 keys
Sports Club 5,000 sqm

MALAYSIAN PROJECTS
AS DEM GROUP AUSTRALIA
Various projects in Malaysia
PULAU REBAK
LANGKAWI, KEDAH STATE
MERANG NEW TOWN
TERENGGANU
HIDEAWAY RESORT
LANGKAWI, KEDAH STATE
ROYAL MALAYSIAN NAVY RECRUIT TRAINING CENTRE
JOHOR, MALAYSIA

PROJECT FINANCE and INVESTMENT
GET THE MONEY
COMPASS FINANCE and INVESTMENT
Compass is able to arrange project finance and, for
selected projects, Compass can arrange for Investor
acquisition.
FINANCIAL MODELING
Feasibility study and analysis requires that we build the
development as a financial model – Compass uses a
specialist property finance software Estate Master.
SENSITIVITY ANALYSIS
This looks at the financial implications of varying the
DCF inputs, typically;
• Land Acquisition
• Construction costs
• Construction timing
• Sales prices
• Sales period
• Debt interest rates
• Equity structure
INVESTMENT MEMORANDUM
This document presents the project as a financial
proposition. It is the “base document” that must be
prepared in order to approach the investor market
place.
TOTAL PROJECT DELIVERY ©
This is a specialist financial program developed by
Compass designed to insulate Investors from the
inherent risks of the property development process.
By a combination of debt collaterals and turn key
contract, the Investor does not have to commit it’s
financial or management resources through the
development process.
DCF
DISCOUNTED
CASHFLOW
INVESTMENT
MEMORANDUM
BANKABLE DOC
Development as a
financial proposition
Land Use Infrastructure Services
Traffic Water Management Landscape
Development Yield and Schedules
INVESTOR
Turn Key Contract - Staged
Investment Funds
Institutional + Private Equity
PROJECT FUNDING
Domestic and/or Off-Shore
Debt + Equity Structures
Bonds and Convert Notes
FUNDING
STRUCTURES
Debt Equity
Security
PROGRAM
Staged
Design + App’l
Const’n + Op’s
COSTS
Land Acquisition
Approvals
Construction
REVENUES
Sales
Rental + Lease
(Marketing)
SENSITIVITY
ANALYSIS

COMPASS ASIA PACIFIC LIMITED (HK)
COMPASS ASIA PACIFIC LIMITED (Hong Kong)

Compass is the short form name for the Hong Kong registered
company Compass Asia Pacific Limited (HK).

Compass provides a management framework that is both, familiar
to international investors as well as being adaptable to regional
and project requirements.

We rely on fundamental principles of good management;
•  Transparency of Process
•  Realistic and market tested feasibility modeling.
•  Clear and open communications.
•  Commercial reality – value v’s cost.
•  Good design, that respects our social and community
responsibilities as people who shape our environment

The shareholders of Compass are;
Stephen Evans – CEO and Managing Director.
Stephen has an honours degree in architecture as well  as
a post graduate diploma in property finance and
investment.

Stephen’s specialty is strategic development planning and
management of the delivery process.

Channing Dirckze – Channing has extensive experience in
real estate and business planning , company structures
and corporate governance.

OUR CUSTOMERS

Investors with an appetite for revenue producing real estate assets,
but who do not want to become involved in the inherent risks of
the real estate development processes.

Typically;
•  Real Estate Investment Funds – LPT’s and ULPT’s
•  Real Estate Investment Trust ‐ REIT
•  Private Equity Funds
•  Private Equity individuals
•  Investment Club

Compass has a particular advantage in the emerging economies of
South East Asia – it’s where we live.

Market advantage, by our personal experience over many years;
•  Vietnam
•  Cambodia
•  Indonesia
•  Thailand
•  Philippines
•  Myanmar
•  Pakistan
•  India

CONTACT US
COMPASS ASIA PACIFIC
Registered Office:
Suite 801, Singga Commercial Centre
144-151 Connaught Road West
Hong Kong
Regional Office:
Suite 801, HDTC Building
36 Bui Thi Xuan Street
Ben Thanh Ward, District 1
HCMC, Vietnam
Stephen Evans
CEO + Managing Director
M: +84 (0) 904 349 198
E: stephen.evans@compass-ap.com

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