KURSUS PEMBANGUNAN TANAH

KAJIAN
KEDAYA HIDUPAN
Topik: Oleh
1. Faktor penentuan kedayahidupan Dr. Mohd Nadzri bin Jaafar
Jabatan Harta Tanah
2. Kajian Konsep Pembangunan Fakulti Geoinformasi Dan Harta Tanah
3. Kajian Kemungkinan Universiti Teknologi Malaysia

4. Pengiraan kedayahidupan.

INSPIRING CREATIVE AND INNOVATIVE MINDS

FAKTOR PENENTUAN KEUPAYAAN
KEDAYA HIDUPAN
 FAKTOR PENENTUAN KEUPAYAAN
KEDAYAHIDUPAN

Terdapat berbagai faktor yang diambilkira

dalam membuat penentuan keupayaan
sesuatu projek pembangunan.

1. Potensi Tapak Dan Lokasi.

Pemilikkan tanah dan syarat-syarat yang
berkaitan dengan tanah.

Pelan Tapak yang dapat menunjukkan

rupa tapak dan elemen- elemen tertentu.
Peta topo yang menunjukkan tahap
kecerunan, ketinggian, tumbuh-tumbuhan
dan keadaan lanskap kawasan sekitar.

Jenis tanah, sistem saliran bawah tanah

dan ciri-ciri alam sekitar.
 FAKTOR PENENTUAN KEUPAYAAN
KEDAYAHIDUPAN

2. Aspek Perancangan.

Merujuk kepada aspek perancangan

a. pelan tempatan,
b. pelan struktur atau pelan induk.

Merujuk khusus terhadap

a. bentuk-bentuk pembangunan yang boleh dijalankan
b. pembangunan yang sedia ada
c. cadangan-cadangan pembangunan pada masa hadapan.
d. Polisi-polisi pembangunan semasa Kerajaan
e. Aspek perancangan melibatkan zon gunatanah, piawaian,
kawalan nisbah, kepadatan, ketinggian bangunan, peruntukkan
tempat letak kereta dan sebagainya.
 FAKTOR PENENTUAN KEUPAYAAN
KEDAYAHIDUPAN

3. Aspek Undang-undang
Aspek undang-undang boleh menunjukkan sama ada sebidang tanah
tersebut mempunyai nilai potensi untuk dibangunkan atau tidak. Ianya
merujuk kepada syarat-syarat penggunaan tanah, syarat-syarat nyata dan
sekatan hakmilik terhadap tanah.

4. Pembangunan Sekitar.
Melihat kepada pembangunan sekitar yang sedia ada dan kesannya
kepada projek yang dicadangkan. Juga merujuk kepada sistem jalan raya
yang sedia ada dan tahap keberkesanannya.

5. Kemudahan Asas Yang Sedia ada.

Menganalisis kemudahan-kemudahan asas yang sedia ada, seperti jalan
utama, jalan masuk sistem bekalan elektrik, air, pembentungan, perparitan,
pengangkutan awam, tempat pembuangan sampah dan sebagainya.
Segala kemudahan-kemudahan ini memberikan implikasi terhadap berapa
keupayaan yang ada, berapa kos terlibat dan bagaimana peluang-peluang
untuk mendapatkan kemudahan tersebut pada masa hadapan.
 FAKTOR PENENTUAN KEUPAYAAN
KEDAYAHIDUPAN

6. Faktor Penawaran Dan Permintaan. Needs,

Wants and
Melihat kepada setakat mana kadar Demand?
penawaran dan permintaan terhadap
sesuatu jenis gunaan harta tanah itu
ditawarkan di kawasan tersebut.

Contohnya penawaran ruang pejabat,

dengan merujuk kepada jumlah
penawaran ruang pejabat yang sedia
ada dan berapakah kadar penghunian
yang telah menempati ruang pejabat
tersebut.
 FAKTOR PENENTUAN KEUPAYAAN
KEDAYAHIDUPAN

• Faktor penawaran ini juga perlu merujuk

secara jelas terhadap persaingan dengan
projek-projek yang dalam pembinaan dan
dalam cadangan pembangunan. Secara
khusus merujuk keadaan taburan
pembangunan masa hadapan.

• Manakala faktor permintaan merujuk

secara khusus terhadap permintaan dan
unjuran keperluannya kepada orang
ramai dikawasan tersebut. Ianya juga
melihat secara khusus terhadap punca
tarikan utama dan adakah pembangunan
yang bakal dijalankan ini telah sedia ada
atau baru dikawasan tersebut.
 FAKTOR PENENTUAN KEUPAYAAN
KEDAYAHIDUPAN

7. Kos Pembangunan
• Kos pembangunan adalah perbelanjaan
yang terlibat dalam membina sesuatu
projek pembangunan di atas tapak
sesuatu tapak tanah.
• Kos pembangunan tersebut adalah
seperti berikut:-
 FAKTOR PENENTUAN KEUPAYAAN
KEDAYAHIDUPAN

TAHAP KOS-KOS TERLIBAT

Kos Awalan

1. Pengukuran Tanah Dan Pecah

Sempadan.
2. Premium Tukar Syarat
3. Bayaran Hakmilik Baru
4 Penyediaan Pelan Dan Hakmilik.
5. Bayaran Permohonan Perancangan.
6. Kerja-kerja Tanah melibatkan menebang
pokok, meruntuhkan bangunan,
memotong tanah, menambun dan
meratakan tanah.
 FAKTOR PENENTUAN KEUPAYAAN
KEDAYAHIDUPAN

Kos Pertengahan

1. Kos Infrastruktur melibatkan kos menyediakan sistem bekalan air

dan elektrik, jalan dan longkang, sub stesen TNB, perparitan dan
lanskap.
2. Kos pembinaan bangunan.
3. Bayaran Profesional kepada Arkitek, Juruukur Bahan, Jurutera
Struktur, Jurutera Elektrikal dan Mekanikal, Perancang Bandar dan
sebagainya.
4. Perbelanjaan Pengurusan Projek daripada bermula projek hingga
akhir semua pengurusan am.
5. Bayaran Agen Pemasaran, Pihak Guaman dan Pentadbiran.
6. Bayaran pengiklanan, promosi dan pameran
7. Bayaran faedah atas pinjaman projek.
8. Kos terhadap Elaun Luar Jangka (Kontigensi)
FAKTOR PENENTUAN KEUPAYAAN
KEDAYAHIDUPAN

Kos Akhir
Bayaran Pengurusan,
Penyelenggaraan
Dan Pembaikkan
terhadap bangunan
yang telah dibina.
 FAKTOR PENENTUAN KEUPAYAAN
KEDAYAHIDUPAN

8. Fasa Dan Tempoh Masa Pembangunan.

Menentukan tempoh masa projek dapat
disiapkan dengan membuat pembahagian
projek mengikut fasa-fasa tertentu dengan
satu jadual rangkaian kerja yang
dijadualkan.

99. Analisa Harga

Analisa harga ini merupakan keadaan harga
pasaran yang ditawarkan terhadap bentuk-
bentuk hartanah yang sama dengan projek
pembangunan yang bakal dijalankan. Ia
merujuk kepada perbagai jarak harga
bergantung kepada lokasi, masa, kos, umur,
kualiti bangunan, luas bangunan,
perkhidmatan yang disediakan, rekabentuk
dan sebagainya.
 FAKTOR PENENTUAN KEUPAYAAN
KEDAYAHIDUPAN

10. Stategik Pemasaran

Merujuk khusus terhadap bentuk pemasaran yang bakal
dilakukan, kerana ianya melibatkan bakal pembeli atau
penyewa berpotensi yang sedia ada melalui ketepatan lokasi,
kualiti, harga dan masa.
KAJIAN KONSEP PEMBANGUNAN
 CONTOH KES

Cadangan Pelan Induk Pembangunan Bercampur

GAMBARAJAH LOKASI TAPAK

PLOT B

PLOT B

PLOT A

PLOT A
PLOT A

-2-
GAMBARAJAH PEMBANGUNAN SEKITAR
TAPAK

TAPAK CADANGAN

-4-
KONSEP PEMBANGUNAN
KOMPONEN PEMBANGUNAN BAGI PLOT A
1. HOTEL 2.0 ekar
2. ARKED DAN MEDAN SELERA 2.0 ekar
3. TEMPAT LETAK KENDERAAN 2.0 ekar
4. KAWASAN REKREASI/ STARTING BAY/
JETI 2.0 ekar
5. TEMPAT PENYIMPANAN JET SKI 0.5 ekar
JUMLAH KECIL 8.5 ekar

6. BAKI TANAH UNTUK PEMBANGUNAN

TAPAK PEMBANGUNAN OLEH RAKAN KONGSI 7.124 ekar
PLOT B
JUMLAH KESELURUHAN 15.624 EKAR

KOMPONEN PEMBANGUNAN BAGI PLOT B

1. PADANG 1.0 ekar
2. PUSAT SUKAN LASAK 1.0 ekar
3. PUSAT KOMUNITI 1.0 ekar
4. TAPAK INDUSTRI DESA 1.0 ekar
5. INFRASTRUKTUR DAN UTILITI 1.0 ekar
JUMLAH KECIL 5.0 ekar
6. BAKI TANAH UNTUK PEMBANGUNAN
RAKAN KONGSI 5.4 ekar

JUMLAH KESELURUHAN 10.4 ekar

TAPAK
PEMBANGUNAN PLOT
A

-7-
PELAN KONSEP
CADANGAN PEMBANGUNAN PLOT A

CAMPING AREA

T A S I K

TIMBER
W ATCH DECK&SHEL
TOW ER TER

PROMANADE
BRIDGE
BEACH
JETTY
STARTING BAY
HOTEL TRANSITION
PLAZA
JET SKI BEACH
SEATWALL
PLAYGROUND
KIOSK
LAW N PLAYGROUND
MANAGEMENT
OFFICE
SHOP

PLAYGROUND OPEN CAR PARK

APPARTMENT

APPARTMENT

-8-
PANDANGAN DARI ATAS
APPARTMENT

APPARTMENT

JET SKI

RECREATION PLAYGROUND
AREA
JETTY

PLAYGROUND
BEACH
HOTEL
SHOP
OPEN CAR PARK TRANSITION
PLAZA
KIOSK
ADMINISTRATION

SEATWALL BRIDGE
BEACH

W ATCH TOWER

PLAYGROUND
LAW N

PROMANADE

TASIK

STARTING BAY

-9-
PANDANGAN DARI ATAS
APPARTMENT

JET SKI
JETTY

HOTEL
W ATCH
TOW ER
RECREATION BRIDGE
PLAYGROUND
AREA

KIOSK
BEACH TASIK TIMBER
DECK&SHEL
SHOP SEATWALL TER

ADMINISTRATION STARTING BAY

PROMANADE
LAW N

OPEN CAR PARK

APPARTMENT

- 10 -
T R A N S I T I O N P L A Z A

W ALKWAY ENTRANCE TO TRANSITION

PLAZA

TRANSITION PLAZA

- 11 -
K I O S K
KIOSK
20 UNIT OF KIOSK.
SIZE = 10’ X 10’
OPEN SEATING AREA

- 12 -
B R I D G E

HANGING BRIDGE
Length : 89m
Width : 3.0m
Steel structure

- 13 -
W A T C H T O W E R

TENSILE ROOF

WACTH TOWER
Height : 20m
Width : 7.5m
Steel structure

- 14 -
P L A Y G R O U N D

- 15 -
ARKED DAN KEDAI
SHOP
20 UNIT OF SHOP.
SIZE 20’ X 55’

- 16 -
KAWASAN REKREASI
REACREATION AREA

CURVILLINEAR SEATWALL

- 17 -
 H O T E L

HOTEL (3 STAR)
3 STOREY
100 UNIT
100 PARKING
BANQUET HALL

- 18 -
PEJABAT PENGURUSAN

- 19 -
P R O M A N A D E & S H E L T E R

SHELTER WITH TIMBER DECKING

PROMANADE
SHELTER WITH TIMBER DECKING

- 20 -
TEMPAT PENYIMPANAN JET SKI

JET SKI STORAGE

100 UNIT OF JET SKI SOTAGE
DECK
JETTY

- 21 -
LAPORAN PEMBANGUNAN
TAPAK PLOT A

PECAHAN GUNA TANAH – TAPAK PLOT A

Bil. Laporan Gunatanah Keluasan/Ekar Unit %
1. Hotel 2.0 Ekar 300 bilik 12.8%
2. Kedai (Shop) 2.0 Ekar 20 12.8%
Medan Selera/Arked (Kiosk) 20
3. Tempat letak Kenderaan (Parking 2.0 Ekar 12.8%
4. Kawasan Lapang/Rekreasi/Starting 2.0 Ekar 2 12.8%
bay/Jeti
5. Tempat Peyimpanan Jet Ski 0.5Ekar 1 3.2%
Jumlah Unit Kecil 8.4 Ekar 54%
Baki Serahan Untuk Cadangan
Pembangunan JV Partner. 7.124 Ekar - 45.6%

Jumlah Keseluruhan 15.624 Ekar - 100%

- 22 -
LAPORAN PEMBANGUNAN
TAPAK PLOT A

JADUAL KOS PEMBANGUNAN

Bil. KOMPONEN GUNATANAH ANGGARAN KOS (RM)
1. Hotel 15 Juta
2. Kedai (Shop) 7 juta
Medan Selera/Arked (Kiosk)
3. Pengalihan Jalan Utama dan kerja-kerja infrastruktur 3 juta
yang lain.
4. Tempat letak Kenderaan (Parking) 500,000
5. Tempat Penyimpanan Jet Ski 500,000
6. Penyediaan Infra untuk “Oulet Discharge” 1 juta
7. Jambatan gantung 2 juta
8. Menara Pandang 800 ,000
9. Starting Bay 500,000
10. Pembinaan benteng 2 juta
11. Jeti 500,000
12. Taman rekreasi 1 juta
JUMLAH 33.8 Juta

- 23 -
LAPORAN PEMBANGUNAN TAPAK
PLOT A

Profit Cash Flow

i. 7.124 ekar
(Plot ratio 1 : 8)
43, 560 x 8 x 7.124 = 2, 482, 571 kp

ii. Bil Unit

= 1000 kp/ 1 unit
= 2483 unit

iii. Harga Jualan Kasar

= RM 120, 000/ 1 unit
= RM 297, 260, 000. 00

iv. Anggaran Keuntungan

Profit = RM 89, 388, 000.00

- 24 -
 1.0 PECAHAN GUNA TANAH – TAPAK B

Bil. Laporan Gunatanah Keluasan/Ekar Unit %

PEMBANGUNAN 1. Padang bola 1.0 Ekar 1 9.6%

TAPAK B (Pemindahan)
2. Pusat Sukan Lasak 1.0 ekar 1 9.6%
3. Pusat Komuniti 1.0 Ekar 1 9.6%
4. Industri Desa 1..0 Ekar 20 9.6%
5. Infrastruktur dan Utility 1.0 Ekar - 9.6%
Jumlah Kecil 5.0 Ekar - 48%
Baki Faedah Untuk Cadangan 5.4 ekar - 52%
Pembangunan JV Partner
Jumlah Keseluruhan 10.4 Ekar - 100%

PELAN KONSEP CADANGAN

PEMBANGUNAN PLOT B

- 25 -
 DEWAN SERBAGUNA:
1. DEWAN BESAR.
2. PEJABAT PENGHULU
3. BILIK MESYUARAT.
4. PERPUSTAKAAN

PADANG BOLA 5. PEJABAT JKKK

KELUASAN TAPAK 1.0 EKAR

EXTREME PARK
Skate Board
Rock Climb SERVICE
Mountain Bike Track APARTMENT
Flying Fox 3.6 EKAR
(1 EKAR) KEDAI IKS
20 Unit

PEMBANGUNAN TAPAK PLOT B

- 26 -
PEMBANGUNAN TAPAK PLOT B

PECAHAN GUNA TANAH – TAPAK B

Bil. Laporan Gunatanah Keluasan/Ekar Unit %
1. Padang bola (Pemindahan) 1.0Ekar 1 9.6%
2. Pusat Sukan Lasak 1.0 ekar 1 9.6%
3. Pusat Komuniti 1.0 Ekar 1 9.6%
4. Industri Desa 1.0 Ekar 20 9.6%
5. Infrastruktur dan Utility 1.0 Ekar - 9.6%
Jumlah Kecil 5.0 Ekar - 48%
Baki Faedah Untuk Cadangan 5.4 ekar - 52%
Pembangunan JV Partner
Jumlah Keseluruhan 10.4 Ekar - 100%

- 28 -
PEMBANGUNAN TAPAK PLOT B

JADUAL KOS PEMBANGUNAN

Bil. Komponen Gunatanah Anggaran Kos (RM)

1. Padang bola (Pemindahan) 1 Juta
2. Pusat Sukan Lasak 1 Juta
3. Pusat Komuniti 5 juta
4. Penyusunan Semula Industri Desa 2 Juta
5. Infrastruktur dan Utility (Pembinaan 5 Juta
terowong)
JUMLAH 14 Juta

- 29 -
LAPORAN PEMBANGUNAN TAPAK
PLOT A

Profit Cash Flow

i. 7.124 ekar
(Plot ratio 1 : 8)
43, 560 x 8 x 7.124 = 2, 482, 571 kp

ii. Bil Unit

= 1000 kp/ 1 unit
= 2483 unit

iii. Harga Jualan Kasar

= RM 120, 000/ 1 unit
= RM 297, 260, 000. 00

iv. Anggaran Keuntungan

Profit = RM 89,388,000.00

- 24 -
LAPORAN PEMBANGUNAN TAPAK
PLOT B

Profit Cash Flow

i. 5.4 ekar
(Plot ratio 1 : 8)
43, 560 x 8 x 5.4 = 1, 881, 792 kp

ii. Bil Unit

= 1000 kp/ 1 unit
= 1881 unit

iii. Harga Jualan Kasar

= RM 120, 000/ 1 unit
= RM 225, 720, 000. 00

iv. Anggaran Keuntungan

Profit = RM 67,716,000

- 30 -
TAKE five (Rehat sekejap)
FEASIBILITY STUDY
Feasibility study is broader than market study.

In general, feasibility study is a combination of market study and

cash flow analysis of a proposed real estate project

Feasibility study is a multi-dimensional investigation that seeks to

assess the desirability of a proposed project, based on the analysis
of selected pertinent aspects or factors that determine the success
or failure of the project.
• The main purpose of a feasibility study is not to make the developer,
investor, or financier feel delighted because the outcome of the
study agrees with their whims but to objectively determine whether
or not there are reasons to accept, reject, revise or modify, or
postpone the project under study.

• In this context, the feasibility of a project is determined based on any

or combination of the following factors: physical factors (e.g. the
location, size, soil, environment); technical factors (e.g. project
management, construction technology); financial factors (project
costing and pricing, loan and equity), market and economic
conditions (demand and supply, competition, interest rate, inflation,
economic cycle); and social factors
• A feasibility study is a structured report containing an assessment
and evaluation of all possible ramifications of a proposed real estate
project.

• For example, the technical aspects of project management may also

relate to project finance, whereby the pre-financing work (sometimes
referred to as due diligence) is to make sure there is no "dry rot" in
the project and to identify project risks to ensure they can be
mitigated and managed in addition to ascertaining “debt service”
capability.
 TYPES OF FEASIBILITY ANALYSIS

• 1. Technical Feasibility

• Technical feasibility refers to the ability of development project to take

advantage of the current state of the technology in pursuing best
project outcomes. The technical capability of the personnel,
management, as well as the available technology should be
considered. Technology transfer between geographical areas and
cultures needs to be analyzed to understand productivity loss (or gain)
due to differences.

• 2. Managerial Feasibility

• Managerial feasibility involves the capability of the infrastructure of a

process to achieve and sustain process improvement. Management
support, employee involvement, and commitment are key elements
required to ascertain managerial feasibility.
• 3. Economic and Financial Feasibility

• Economic feasibility involves an assessment of how far the proposed project

can achieve its target to generate economic benefits. A benefit-cost analysis
and a break-even analysis are among important aspects of evaluating the
economic feasibility of say, a new industrial project. The tangible and intangible
aspects of the project should be translated into economic terms to facilitate a
consistent basis for evaluation.

• Financial feasibility should be distinguished from economic feasibility. Again,

financial feasibility should be distinguished from financial analysis Financial
feasibility involves the capability of the project organization to raise the
appropriate funds needed to implement the proposed project. Project financing
can be a major obstacle in large multi-party projects because of the level of
capital required. Many project proponents have wonderful project ideas
surpassing the limit of their financial capacities. Short of financial backing,
these wonderful ideas seldom become a reality. Financial resources, loan
availability, ability to find for financiers, credit worthiness, equity, and loan
schedule are important aspects of financial feasibility analysis.
 4. Social and Cultural Feasibility

• Social feasibility addresses the influences that a proposed project

may have on the social system in the project environment. The
ambient social structure may be such that certain categories of
workers may be in short supply or nonexistent. The effect of the
project on the social status of the project participants must be
assessed to ensure compatibility. It should be recognized that
workers in certain industries may have certain status symbols within
the society.

• Cultural feasibility deals with the compatibility of the proposed

project with the cultural setup of the project environment. In labor-
intensive projects, planned functions must be integrated with the
local cultural practices and beliefs. For example, religious beliefs
may influence what an individual is willing to do or not do.
• 5. Political Feasibility

• A politically feasible project may be referred to as a "politically

correct project". Political considerations often dictate direction for a
proposed project. This is particularly true for large projects with
national visibility that may have significant government inputs and
political implications. For example, political necessity may be a
source of support for projects such as Perwaja, Penang Bridge,
Multimedia Super Corridor, etc. regardless of the project's merits.
On the other hand, worthy projects such as the aborted Gerbang
Perdana’s Crooked Beidge which was supposed to replace the
existing Johor Causeway and Trans-Asia Railway may face
insurmountable opposition simply because of political factors.
Political feasibility analysis requires an evaluation of the
compatibility of project goals with the prevailing goals of the political
system of the ruling government.
• 6. Environmental Feasibility

• Often a killer of projects through long, drawn-out approval processes

and outright active opposition by those claiming environmental
proponents. This is an aspect worthy of real attention in the very
early stages of a real estate project. Concern must be shown and
action must be taken to address any and all environmental concerns
raised or anticipated. A perfect example was the attempt by Berjaya
Group to re-develop Penang Hill in 1990. After a lot of funds and
efforts, Berjaya Group could not overcome the local opposition to
the environmental impacts that the proposed project would have on
the highly unique gift of nature of Penang Hill.

• Closely related to environmental feasibility is safety feasibility. It

refers to an analysis of whether the project is capable of being
implemented and operated safely with minimal adverse effects on
the environment. Unfortunately, environmental impact assessment is
often not adequately addressed in complex projects.
• 7. Market Feasibility

• Another concern in a particular real estate development project is

market variability and impact on the project. This area should not be
confused with the economic feasibility. The market needs analysis to
view the potential impacts of market demand, competitive activities,
etc. and “divertible” market share available. Price war activities by
competitors, whether local, regional, national or international, must
also be analyzed for early contingency funding and debt service
negotiations during the start-up, ramp-up, and commercial start-up
phases of the project.
KAJIAN KEMUNGKINAN
KAJIAN KEMUNGKINAN
LOCATION FEASIBILITY
 SITE ASSESSMENT
• The subject property is located within residential area, commercial area and
development area. An ongoing integrated township, Mutiara Rini sprawls
over 1,438 arces of a former oil palm estate and has a 6 km frontage onto
Jalan Skudai-Gelang Patah. It is located within the western corridor of Johor
Bahru which is 13km north-west from Johor Bahru City Centre and is easily
accessible by way of Skudai Highway about 2km away from the east.
• Mutiara Rini is surrounded by established housing estates namely Taman
University, Taman Ungku Tun Aminah, Taman Skudai Baru and Taman Sri
Orkid.
• The proposed project is located near the Mutiara Square, Taman Bandar
Dan Pusat Rekreasi, Sekolah Kebangsaan Mutiara Rini 2, Taman Mutiara
Rini, Taman Seri Orkid, Padang Hoki and also Taman Universiti. This land
will be developed into residential developments. The petrol stations are also
present and located along the main road of Jalan Sri Orkid and Jalan Gelang
Patah.
 PROPOSED DEVELOPMENT

Gross Land Gross Built-

Total Land Total
Type Unit Area Up Area
Area (sq.ft.) Land Area
(sq.ft.) (sq.ft.)
(Acres)
1 Double Storey
Terrace House 464 1,780 1,540 826,333 18.97

2 Single Storey
Terrace House 405 1,600 1,400 650,350 14.93

Total
869 1,476,683 33.90
CONCEPT :- “Green Project”
A green building is an outcome of a design philosophy which focuses on
increasing the efficiency of resource use — energy, water, and materials —
while reducing building impacts on human health and the environment
during the building's lifecycle, through better sitting, design, construction,
operation, maintenance, and removal.
The green concept to property development is not only about building
properties that are attractive and energy saving but also built to respect
nature and the environment in a sustainable manner.

CONCEPT OBJECTIVES

Efficiently using energy, water, and other resources

Protecting occupant health and improving employee

productivity

Reducing waste, pollution and environmental degradation

SINGLE STOREY TERRACE

• Land Area:22’x70’
CORNER LOT • Built-up Area:1,482 sq.ft

INTERMEDIATE • Land Area:20’x70’

LOT • Built-up Area:1,270 sq.ft

• Land Area:20’x70’
END LOT
• Built-up Area:1,270 sq.ft
DOUBLE STOREY TERRACE

CORNER INTERMEDIATE
END LOT
LOT LOT

Land Land Land

Area:24’x70’ Area:22’x70’ Area:22’x70’

Built-up Built-up Built-up

Area: Area: Area:
2,271 sq.ft 2,271 sq.ft 2,271 sq.ft
 RESIDENTIAL
Development item Unit acre %
1. Double storey terrace house
i. Corner lot (24’x70’) 42 18.97 17.74
ii. Intermediate lot (20’x70’) 335
iii. End lot (20’x70’) 28
2. Single storey terrace house
i. Corner lot (24’x70’) 56 14.93 13.96
ii. Intermediate lot (22’x70’) 372
iii. End lot (22’x70’) 36
Total 869 33.9 31.7
 GROSS LAND GROSS BUILT- TOTAL LAND TOTAL LAND PERCENT
TYPE UNIT LAND
AREA (sq.ft) UP AREA (sq.ft) AREA (sq.ft) AREA (Acres)
USAGE
Single Storey Terrace
House
a) Corner Lot (24' x 70') 42 1,680 1,482
650,350.80 14.93 13.96%
b) End Lot (22' x 70') 28 1,540 1,270
c) Intermediate Lot (22' x 335 1,540 1,270
70')
Double Storey Terrace
House
a) Corner Lot (27' x 70') 56 1,890 2,271
826,333.20 18.97 17.74%
b) End Lot (25' x 70') 36 1,750 2,271
c) Intermediate Lot (25' x 372 1,750 2,271
70')
Primary School & Agama 2 350,222.40 8.04 7.51%
School
Road & Drainage,
Landscaping & Open 2,831,400.00 65 60.79%
Space, TNB Sub-station
TOTAL 869 106.94 100.00%
GROSS DEVELOPMENT VALUE (GDV)
 For the purpose of this study, we assumed that all the saleable
components to achieve 100% sales after launching. We also assumed
that all the units or lots are 40% sold to Bumiputera purchasers and
60 % for non-Bumiputera. The development period is 2 and half years.
 Year 1 Year 2
Type of Unit Unit size (sq. ft) Price Income Total
Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4
Capital/Equity/Injection RM 35,000,000.00 RM 35,000,000.00 RM 35,000,000.00
Term Loan RM 10,000,000.00 RM 10,000,000.00 RM 10,000,000.00
Bridging Loan RM 2,300,000.00 RM 12,300,000.00 RM 15,600,000.00 RM 300,000.00 RM 30,500,000.00
Sales Proceeds
Double Storey Terrace House
Bumiputra Lot Conner Lot 22 1680 RM 224,485.00 RM 4,938,670.00
End Lot 14 1540 RM 212,500.00 RM 2,975,000.00 RM 34,331,670.00 RM 3,433,167.00 RM 10,299,501.00 RM 10,299,501.00 RM 10,299,501.00 RM 34,331,670.00
Intermediate 148 1540 RM 178,500.00 RM 26,418,000.00

Non Bumiputra Lot Conner Lot 34 1680 RM 264,100.00 RM 8,979,400.00

End Lot 22 1540 RM 250,000.00 RM 5,500,000.00 RM 61,519,400.00 RM 6,151,940.00 RM 18,455,820.00 RM 18,455,820.00 RM 18,455,820.00 RM 61,519,400.00
Intermediate 224 1540 RM 210,000.00 RM 47,040,000.00

Single Storey Terrace House

Bumiputra Lot Conner Lot 16 1540 RM 191,250.00 RM 3,060,000.00
End Lot 11 1400 RM 174,250.00 RM 1,916,750.00 RM 27,301,150.00 RM 2,730,115.00 RM 8,190,345.00 RM 8,190,345.00 RM 8,190,345.00 RM 27,301,150.00
Intermediate 134 1400 RM 166,600.00 RM 22,324,400.00

Non Bumiputra Lot Conner Lot 26 1540 RM 225,000.00 RM 5,850,000.00

End Lot 17 1400 RM 205,000.00 RM 3,485,000.00 RM 48,731,000.00 RM 4,873,100.00 RM 14,619,300.00 RM 14,619,300.00 RM 14,619,300.00 RM 48,731,000.00
Intermediate 201 1400 RM 196,000.00 RM 39,396,000.00

Total Cash In RM 56,182,055.00 RM 38,946,165.00 RM 42,246,165.00 RM 35,252,432.00 RM 24,918,801.00 RM 24,918,801.00 RM 24,918,801.00 RM 247,383,220.00

Cash Out Flow

Cost Price/per unit /acre/psf Year 1 Year 2
Operation Unit size (sq. ft/acre) Cost Total
Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4
Land Value 106.94 RM 126,300.00 RM 13,506,522.00 RM 13,506,522.00 RM 13,506,522.00
Survey & Subdivision Double Stroey Terrace 464 RM 350.00 RM 162,400.00
RM 283,900.00
Single Storey Terrace 405 RM 300.00 RM 121,500.00 RM 283,900.00
Premium & Title Fees Double Stroey Terrace 464 RM 350.00 RM 162,400.00
RM 263,650.00
Single Storey Terrace 405 RM 250.00 RM 101,250.00 RM 263,650.00
Double Stroey Terrace 464 RM 300.00 RM 139,200.00
Planning Permission & Lay Out Cost RM 248,550.00
Single Storey Terrace 405 RM 270.00 RM 109,350.00 RM 248,550.00
Stamp Duty, Legal Fees, Agents 869 RM 45,000.00 RM 45,000.00 RM 45,000.00
Earthwork, Site Clearance 106.94 RM 11,000.00 RM 1,176,340.00 RM 1,176,340.00 RM 1,176,340.00
DID Constribution 1 106.94 RM 3,000.00 RM 320,820.00 RM 320,820.00 RM 320,820.00
Infrastructure Cost External
*Collector, Alitery Road, Divider, Street
Light, Landscaping
2,039,914 sq.ft RM4.50 RM 9,179,613.00 2039914

RM 1,408,201.30 RM 1,408,201.30 RM 2,112,301.95 RM 2,816,402.60 RM 2,816,402.60 RM 1,408,201.30 RM 2,112,301.95 RM 14,082,013.00

*Drainage & Sewage 869 RM 5,600.00 RM 4,866,400.00 RM 14,082,013.00

*TNB Power Station House (Single
3 RM 12,000.00 RM 36,000.00
Chamber)

Internal
*Water Supply
*Electric Supply
*Sanitary Individual System & Water
869 RM 1,850,030.00 $ 185,003.00 RM 555,009.00 RM 555,009.00 RM 555,009.00 RM 1,850,030.00
Treatment

Building Construction Cost Total Gross Floor Area

Double Storey Terrace (2 air cond
RM3,000)
464 2271 RM 127,905.00 RM 59,347,920.00 RM 5,934,792.00 RM 17,804,376.00 RM 17,804,376.00 RM 17,804,376.00 RM 59,347,920.00
Single Storey Terrace (1 air cond
RM1,500)
405 1482 RM 62,460.00 RM 25,296,300.00 RM 2,529,630.00 RM 7,588,890.00 RM 7,588,890.00 RM 7,588,890.00 RM 25,296,300.00
7.5% from Infrastructure + Construction
Contigency Allowance Cost RM 7,543,219.73 RM 754,321.97 RM 2,262,965.92 RM 2,262,965.92 RM 2,262,965.92 RM 7,543,219.73

5% from Infrastructure + Construction Cost

Professional Fees RM 5,028,813.15 RM 502,881.32 RM 1,508,643.95 RM 1,508,643.95 RM 1,508,643.95 RM 5,028,813.15

Management, Marketing, Administration & Legal 2.5% from GDV RM 4,297,080.50 RM 859,416.10 RM 1,289,124.15 RM 859,416.10 $ 429,708.05 $ 429,708.05 $ 429,708.05 RM 4,297,080.50
Fees

Sub Total Cash Out RM 27,159,611.59 RM 31,987,502.26 RM 33,121,310.96 RM 33,395,703.56 $ 3,246,110.65 $ 1,837,909.35 $ 2,542,010.00 RM 133,290,158.38

Term Loan Interest Loan RM 250,000 RM 206,250 RM 136,406 RM 14,816.41 RM 607,472.66

Repayment Loan RM 2,000,000 RM 3,000,000 RM 5,000,000 RM 10,000,000.00
Bridging Loan Interest Loan RM 57,500 RM 365,000 RM 755,000 RM 762,500.00 RM 512,500.00 RM 262,500.00 RM 2,715,000.00
Repayment Loan RM 10,000,000.00 RM 10,000,000.00 RM 10,500,000.00 RM 30,500,000.00
Total Cash Out $ 29,467,112 RM 35,558,752 RM 39,012,717 RM 34,173,019.97 RM 13,758,610.65 RM 12,100,409.35 RM 13,042,010.00 RM 177,112,631.03
Opening Balance - RM 26,714,943 RM 30,102,356 RM 33,335,803.94 RM 34,415,215.97 RM 45,575,406.32 RM 58,393,797.97 RM 70,270,588.97
Net Cash Flow $ 26,714,943 RM 3,387,413 RM 3,233,448 RM 1,079,412.03 RM 11,160,190.35 RM 12,818,391.65 RM 11,876,791.00 RM 70,270,588.97
Accumulated Cash Flow $ 26,714,943 RM 30,102,356 RM 33,335,804 RM 34,415,215.97 RM 45,575,406.32 RM 58,393,797.97 RM 70,270,588.97 RM 140,541,177.94
 TERM LOAN (pre-construction)

QUARTER Prinsiple IR @ 10% Total Amount Payment Outstanding

1 RM 10,000,000.00 RM 250,000.00 RM 10,250,000.00 RM 2,000,000.00 RM 8,250,000.00

2 RM 8,250,000.00 RM 206,250.00 RM 8,456,250.00 RM 3,000,000.00 RM 5,456,250.00
3 RM 5,456,250.00 RM 136,406.25 RM 5,592,656.25 RM 5,000,000.00 RM 592,656.25
4 RM 592,656.25 RM 14,816.41 RM 607,472.66 RM 607,472.66 RM -
RM 607,472.66

BRIDGING LOAN

YEAR 1 YEAR 2
TOTAL
Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4

Prinsipal RM 2,300,000.00 RM 12,300,000.00 RM 15,600,000.00 RM 300,000.00 RM 30,500,000.00

IR @ 10% RM 57,500.00 RM 365,000.00 RM 755,000.00 RM 762,500.00 RM 512,500.00 RM 262,500.00 - RM 2,715,000.00
Repayment RM 10,000,000.00 RM 10,000,000.00 RM 10,500,000.00 RM 30,500,000.00

YEAR PERIOD AMOUNT

1st Qtr RM 2,300,000.00
2nd Qtr RM 12,300,000.00
1
3rd Qtr RM 15,600,000.00
4th Qtr RM 300,000.00
TOTAL RM 30,500,000.00
LOST AND PROFIT OF PROJECT

Gross Development Value RM 171,883,220.00

(Deduct)
Gross Development Cost RM 133,290,158.38
RM 38,593,061.63
(Deduct)
Interest On Bridging Loan 10% Per annum RM 2,715,000.00
Interest On Term-Loan 10% Per annum RM 607,472.66
(Refer Projected Cash Flow)

NET PROFIT BEFORE TAX RM 35,270,588.97

RETURN ON INCOME

NET PROFIT BEFORE TAX

GROSS DEVELOPMENT x 100%
COST

RM 35,270,588.97
x 100%
RM 133,290,158.38

26.46%
 Internal rate of return
Total Discounted Income = Total Discounted Cost
8% 12%

Tahun 0 1 Total 2 Total

Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4
Cash in RM 56,182,055.00 RM 38,946,165.00 RM 42,246,165.00 RM 35,252,432.00 RM 172,626,817.00 RM 24,918,801.00 RM 24,918,801.00 RM 24,918,801.00 RM - RM 74,756,403.00
Cash Out RM 29,467,111.59 RM 35,558,752.26 RM 39,012,717.21 RM 34,173,019.97 RM 138,211,601.03 RM 13,758,610.65 RM 12,100,409.35 RM 13,042,010.00 RM - RM 38,901,030.00
8% 1.08 RM 159,839,645.37 1.25 RM 59,595,346.78
12% 1.12 RM 123,403,215.21 1.25 RM 31,011,662.95
Net Present Value RM 36,436,430.16 RM 28,583,683.83

RM 123,403,215.21

RM 36,436,430.16

8% 12%

X 4-X
RM 36,436,430.16 = RM 123,403,215.21

RM 145,745,720.60 - 36436430.16X = RM 36,436,430.16

X = 2.99%
IRR = 9.01%
 CONCLUSIONS

Concept of proposed
development is a nature
friendly neighbourhood Selling prices for each
where it will also built to The proposed
type of the proposed
respect development is
development are at
strategic location.
nature and the the reasonable prices.
environment in a
sustainable manner.
PENGIRAAN KEDAYAHIDUPAN
 PENGIRAAN KEDAYAHIDUPAN

• Berdasarkan kepada amalan kerja dan beberapa pendapat

pihak tertentu, terdapat berbagai fahaman berhubung dengan
pengiraan kedayahidupan.

• Pihak-pihak tertentu ini mempunyai berbagai interpretasi

dalam menentukan pengukuran prestasi projek, dengan
pengiraan tertentu. Ada pihak yang menilai kepada
pengukuran prestasi projek berasaskan beberapa aspek seperti
berikut:-

• i. Kos Projek dan Pendapatan Bersih.

• ii. Pendapatan Bersih dan Pendapatan Kasar.
• iii. Aliran Tunai Terdiskaun terhadap kos dan pendapatan.
• iv. Purata Pendapatan.
• v. Jumlah Kos Projek termasuk Faedah Atas Pinjaman.
Ukuran keupayaan projek boleh dilihat sebagai;-

i. Keuntungan projek tersebut

ii. Perbandingan diantara Pendapatan dengan Kos Projek.
iii. Memenuhi kadar pulangan (target rate) yang telah ditetapkan.
iv. Aliran tunai kos dan pendapatan perlu melalui proses pendiskaunan.
v. Berasaskan jumlah modal yang dilepaskan dan kadar faedah atas pinjaman
yang perlu ditanggung.
vi. Nilai wang mengikut masa dan tahap risiko yang bakal dihadapi .
vii. Jumlah Kos Projek termasuk Faedah Atas Pinjaman

Manakala kaedah atau cara pengiraan ukuran keupayaan projek pula cuba
diolah sehingga menimbulkan berbagai kaedah pengukuran yang tertentu.
 TUJUAN PENGUKURAN
KEUPAYAAN PROJEK

• Tujuan Pengukuran Keupayaan Projek

adalah untuk memberi satu asas yang
rasional untuk membuat keputusan ke
atas pembangunan sesuatu projek
pembangunan harta tanah.

• Ia melihat kepada satu ukuran

kejayaan atau kegagalan sesuatu
projek pembangunan jika
dilaksanakan.
 KAEDAH PENGIRAAN KEDAYAHIDUPAN

Secara umumnya kaedah pengukuran keupayaan sesebuah projek

pembangunan tersebut terbahagi kepada 2 kaedah utama iaitu:-
1. Kaedah Aliran Tunai Tidak Terdiskaun / Kaedah Konvensional.
2. Kaedah Aliran Tunai Terdiskaun / Kaedah Moden.
PENGGUNAAN KAEDAH ALIRAN TUNAI TIDAK
TERDISKAUN / KAEDAH KONVENSIONAL.

Kaedah ini merupakan kaedah yang paling mudah dilakukan dalam

mengukur keupayaan sesebuah projek pembangunan harta tanah.
Antara kaedah konvensional yang biasa digunakan adalah seperti
berikut:-
a. Kaedah Pulangan Keseluruhan (Total Return Method).
b. Kaedah Pembayaran Balik (Payback Method).
c. Kaedah Keuntungan Purata ( Average Profit Method).
d. Kaedah Tingkat Pendapatan Tertinggi (Peak Profit Method).
• NOTA LANJUT SILA RUJUK NOTA SEBARAN
KEDAYAHIDUPAN 1