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COMPASS PLANNING V1.4sml

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COMPASS PLANNING V1.4sml

  1. 1. 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 
  2. 2. 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.    
  3. 3. 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
  4. 4. MASTER PLANNING Getting it right, from the start COMPASS ASIA PACIFIC LIMITED SELECTED PROJECTS
  5. 5. 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
  6. 6. 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 • 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. 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 Site Area 68,326 sqm GFA 15,000 sqm 5-star Hotel 110 keys 1 bedroom villas 30 keys 2 bedroom villas 20 keys 3 bedroom villas 10 keys Seminar centre and Diving and water sports centre
  7. 7. HERITAGE HOTEL PHNOM PENH, CAMBODIA 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. • Development mix, size and price • Development masterplan • Cost Plan and Development Program • Financial Feasibility study • 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
  8. 8. ANGKOR ESTATE SIEM REAP, CAMBODIA For Leopard Capital DEVELOPMENT YIELD Site Area 30,000 sqm 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. • Market research and recommendations • Development mix, size and price • Development masterplan • Aedas as design architect • Cost Plan and Development Program • Financial Feasibility study • Investment Memorandum and Development 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.
  9. 9. 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. • Financial Feasibility study • 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
  10. 10. 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. • Development mix, size and price • Development masterplan • Cost Plan and Development Program • Financial Feasibility study • Investment Memorandum and Development Business Plan. COMPASS MASTERPLAN Site Area 4,500 sqm Gated Houses @ 27 5,143 Shophouses @ 8 1,652 TOTALS 35 6,795 sqm
  11. 11. KS SITE REDEVELOPMENT PHNOM PENH, CAMBODIA 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
  12. 12. 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 MASTERPLAN Site Area 50,575 sqm 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
  13. 13. YEN HOA COMMUNITY PARK CAU GIAY, HA NOI, VIETNAM 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 MASTERPLAN Site Area 112,000 sqm 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
  14. 14. MASTER PLANNING Getting it right, from the start SE SELECTED PROJECTS prior to COMPASS
  15. 15. TIME SQUARE HANOI CAU GIAY, HA NOI, VIETNAM 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. • Representation and liaison with Gov’t Authorities • Cost planning and cost management. • Financial Feasibility study • Representation and liaison with potential investors and major anchor tenants. DEVELOPMENT MASTERPLAN Site Area 40,000 sqm GFA of Final Scheme Residential 187,800 Retail 81,000 Hotel 22,800 Office 28,400 . TOTAL GFA 320,000 sqm
  16. 16. MANDARIN GARDENS CAU GIAY, HA NOI, VIETNAM 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 • Representation and liaison with Gov’t Authorities • Cost management of development and the development company. • Financial Feasibility study • Liaison with potential investors. DEVELOPMENT MASTERPLAN Site Area 24,000 sqm Development as sold; Apartments 1,400 apart’s Support retail Recreational facilities . GFA 150,000 sqm
  17. 17. PAVILION SQUARE DISTRICT 1, HCMC, VIETNAM For VinaCapital Real Estate 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. • Financial Feasibility study • Liaison with potential investors. DEVELOPMENT MASTERPLAN Site Area 31,000 sqm Development Data Apartments 1,100 apart’s Support retail Podium parking Basement parking + retail . GFA 170,000 sqm
  18. 18. 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. DEVELOPMENT MASTERPLAN 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
  19. 19. TRU’ONG THINH GARDENS DISTRICT 9, HCMC, VIETNAM For VinaCapital Real Estate 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. • Development brief and engagement and management of local consulting team. Winter Group as lead architect. • Representation and liaison with Gov’t Authorities • Cost management of development and the development company. • Financial Feasibility study • Liaison with potential investors. DEVELOPMENT MASTERPLAN Site Area 337,500 sqm GFA 310,000 sqm Development Data Residential Allotments 353 lots Apartments 2,900 apt
  20. 20. 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. • Development brief and engagement and management of local consulting team. AJC (Syd.) as lead architect. • Representation and liaison with Gov’t Authorities • Cost management of development • Financial Feasibility study • Liaison with potential investors. DEVELOPMENT MASTERPLAN 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
  21. 21. 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. • Financial Feasibility study • Liaison with potential investors. DEVELOPMENT MASTERPLAN 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
  22. 22. 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. DEVELOPMENT MASTERPLAN Site Area 35,000 sqm Hotel 150 keys Office 12,000 sqm Serviced Apartments 80 keys Sports Club 5,000 sqm
  23. 23. 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
  24. 24. 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 DEVELOPMENT MASTERPLAN 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
  25. 25. 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 
  26. 26. 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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