DIAMOND HOUSE ECO-FRIENDLY PLAN ESTIMATED CONSTRUCTION COSTS

From January 27, 2012

A4ARCHITECT.COM DIAMOND ECO-FRIENDLY HOUSE
This house has been designed to offer maximum space use in case the house owner decided to put more units in future.Use of Eco-firendly natural materials such as Stabilised Soil Block walling and natural masonry stone flooring makes the design lower in cost, more aesthetically appealing and friendly to the environment.

For the entrepreneurs at heart, a 1/8th plot can fit 2 Diamond house units each comprising of 3 bedrooms and still leave space for 4 No. car parks.

For those who would like much more privacy, a single Diamond House can be built within the 1/8th acre plot .

PHASED CONSTRUCTION:

The House is designed and implemented in Phases as below:
Phase 0.25: Size: 1 room[bedroom]:area: 10m2: Cost: KES 80,000.
Phase 0.5: Size:1 room[sitting room]:area:32m2:Cost:KES 233,000.
Phase1: Size:Living room,bedroom,bathroom:area:49m2: Cost:KES 980k to KES 1.8m.
Phase 2: Size:Living room,2 bedrooms,bathr.:area:67m2: Cost:KES 1.3 TO 2.3m.
Phase 3: Size:Living room,3 bedrooms,bathr.:area:92m2. Cost:KES 1.8 to 3.2m

BUDGET
The Diamond House is designed to be constructed in Phases.

PHASE 0.25. Plinth Area 10m2.

This phase is Bedroom No.1 in the full Diamond House 3 bedroomed unit.This Phase is best achieved using Interlocking Stabilised Soil blocks since these can be used without internal plaster and paint. The other Phases can then begin to grow from here depending on your budget and space requirements.

See the Cost Breakdown below:

DIAMOND HOUSE PHASE 0.25

MAIN SUMMARY
Substructures	18,400.00
Reinforced Concrete Frame	-
Superstructure walling	22,494.40
Roof structure, covering, finishes and rainwater goods	19,464.00
Windows	4,720.00
Doors	6,552.00
External finishes	-
Floor Finishes	-
Wall Finishes	-
Ceiling Finishes	-
Sanitary Fittings	-
	-
Design
Prime Cost and Provisional sums	-
Sub Total	71,630.40
Technical Support	7,163.04
Total Estimate	78,793.44

PHASE 0.5. Plinth Area 35m2.

Phase 0.5-suitable for use with Interlocking Stabilised soil Blocks since this can be used without internal plaster and paint.This Phase has a plinth area of 35m2.

Below is the cost breakdown .

DIAMOND HOUSE PHASE 0.5

35m2

MAIN SUMMARY
Substructures	48,960.00
Reinforced Concrete Frame	-
Superstructure walling	37,788.80
Roof structure, covering, finishes and rainwater goods	51,568.00
Windows	11,680.00
Doors	32,192.00
External finishes	-
Floor Finishes	-
Wall Finishes[plaster]	-
Ceiling Finishes	-
Sanitary Fittings	29,920.00
	-
Design
Prime Cost and Provisional sums	-
Sub Total	212,108.80
Technical Support	21,210.88
Total Estimate	233,319.68

 

Phase 0.5 comprises of a Studio bedsitter  unit of 35m2.

Phase 1 comprises of 1 bedroomed unit of 49m2.
Phase 2 comprises of 2 bedroomed unit of 57m2.
See construction cost estimates for Phase 2 here.
Phase 3 comprises of 3 bedromed unit of 92 m2.
Phase 1[one bedroomed]can be further constructed in 13 Sub phases broken down as below. This is to enable construction be done in phases that are within the budget.

DIAMOND HOUSE	PRICE
	KES
Phase 1-1 bedroomed 49m2.
Ph.1-low cost finishes	980,000.00
Ph. 1- middle cost finishes	1,225,000.00
Ph.1-high cost finishes	1,715,000.00
PHASE 2
2 Bedroomed 67m2
Ph.2-low cost finishes	1,340,000.00
Ph. 2- middle cost finishes	1,675,000.00
Ph.2-high cost finishes	2,345,000.00
PHASE 3
3 Bedroomed 92m2
Ph.3-low cost finishes	1,840,000.00
Ph. 3- middle cost finishes	2,300,000.00
Ph.3-high cost finishes	3,220,000.00

COST SAVINGS.
The Diamond House has been designed to utilize all floor space hence reduction of space wasted in circulation such as corridors.
The roof design reduces amount of roof materials and timber required to roof.
The window design reduces the cost of construction further.
The masonry foundation design further reduces a big percentage of the total construction costs.
Architect Francis Gichuhi Kamau
www.a4architect.com
info@a4architect.com
+254721410684

HOW TO MAKE MAXIMUM USE OF A 1/8^TH ACRE 50 X 100 PLOT FOR RESIDENTIAL PURPOSES.

The average minimum size of a land subdivision in Kenya, Uganda, Tanzania, Rwanda, Burundi, South Sudan, Somaliland, Botswana, and Senegal is 1/8^th acre 50 feet by 100 feet plot size.

From DIAMOND HOUSE V 2.5

This plot can be designed to maximize the space. For residential purposes, the plot can be designed to fit in 2 units each comprising of 3 bedrooms with enough car parking for about 4 cars while leaving ample space for a front-yard landscaped garden.

From DIAMOND HOUSE VERSION 2.4

For high-rise units on a 50 by 100 feet plot, see here for more details

http://www.a4architect.com/2010/01/04/how-to-make-maximum-return-on-investment-in-constructing-on-a-50-by-100-plot-for-rental-purposes/

REASONS TO CONSTRUCT BUNGALOW AS OPPOSED TO HIGH-RISE

From DIAMOND HOUSE V 2.5

For plots located in a low-rise residential area, the best option is to construct 2 units within the 50 by 100 feet lot.

1.  Bungalow type houses carry less weight than the high-rise house types so the foundation costs are greatly reduced.
2.  Bungalow type houses also do not have the expensive concrete suspended slab so the roofing costs are also greatly reduced.
3. It’s easier to construct bungalow houses in phases.

 

 

PHASED CONSTRUCTION

The 2 units within the 50 by 100 feet plot can be constructed in phases that suit the owner’s budget.

Each of the 2 units can comprise a complete phase.

Each unit is further divided into 3 phases-phase 1 comprising of 1 bed roomed 49m2, phase 2, two-bed roomed 67m2 and phase 3-three-bedroomed 92m2.

Phase 1[49m2] one bed roomed is further divided into 13 sub-phases as described below:

 

This way, the Phase 1 can be built slowly using personal savings as per the sub-stages .

Contracts for construction can be made for each particular phase as per the below construction costs.

 

13 SUB-PHASES OF CONSTRUCTION

 

	DIAMOND HOUSE BY WWW.A4ARCHITECT.COM
	APPROXIMATE COSTS PER SUB-PHASE	AMMOUNT -LOW COST FINISHES	AMMOUNT -MIDDLE COST FINISHES	AMMOUNT -HIGH COST FINISHES
1	Substructures[Foundations]	216,766.44	324,198.93	431,631.42
2	Reinforced Concrete Frame[Ring beam]	79,252.80	118,531.60	157,810.40
3	Superstructure walling-masonry stone	99,181.82	148,337.73	197,493.63
4	Roof structure, covering, finishes and rainwater goods-GCI roofing sheets	86,453.04	129,300.38	172,147.72
5	Windows-louvre	44,505.60	66,563.20	88,620.80
6	Doors	64,642.56	96,680.32	128,718.08
7	External finishes	29,986.56	44,848.32	59,710.08
8	Floor Finishes-cement screed	12,289.20	18,379.90	24,470.60
9	Wall Finishes-plaster on paint	42,408.00	63,426.00	84,444.00
10	Ceiling Finishes	50,789.28	75,961.16	101,133.04
11	Sanitary Fittings	34,108.80	51,013.60	67,918.40
12	project management	34,627.50	51,789.38	68,951.25
13	Septic tank, Electrical Wiring,Plumbing	165,300.00	247,225.00	329,150.00
	Sub Total	960,311.60	1,436,255.51	1,912,199.42
	CONSTRUCTION SUPERVSION	24,007.79	35,906.39	47,804.99
	Total Estimate	984,319.39	1,472,161.90	1,960,004.41

 

 

 

 

PROFIT/RETURN ON INVESTMENT.

 

Within the 50 by 100 plot, the2 houses can be constructed for 4 scenarios:

4 SCENARIOS:

 

A. Both houses for sale

B. Only 1 house for sale while the other is set for owner occupation

C.Only 1 house is set for rental while the other is set for owner occupation

D. Both houses to be rented out.

 

We will analyze the scenarios here.

 

ASSUMPTIONS:

 

- that the land cost is KES 500,000 for a 1/8^th plot

-that the a4architect.com Diamond House design is used.

-that the a4architect.com Diamond House Phase 1 –one bed roomed unit [49m2] is constructed

-that interest rate is 20% where borrowing is necessary.

&nb/td/tbody/tdsp;

 

SCENARIO A-BOTH HOUSES FOR SALE.

 

This option is good for the entrepreneurial parson who wants to make a quick profit within a short time. Borrowing from Banks is recommended.

 

OWNER SELLING BOTH UNITS
INCLUSIVE OF COST OF BORROWING
Cost Item	Kshs	%
Land	500,000.00	11.7837262
Preliminary	60,000.00	1.414047144
Construction	2,646,000.00	62.35947907
External Works	26,460.00	0.623594791
Contingency	52,920.00	1.247189581
Professional fees	211,680.00	4.988758325
Project Management fees	52,920.00	1.247189581
Legal fees	26,460.00	0.623594791
Marketing	137,500.00	3.240524706
Financial Charges[20% of construction cost]	529,200.00	12.47189581
Total	4,243,140.00	100
Financing Plan	Kshs	%
Developer+a4arcitect.com	767,200.00	18.08094949
Equity Provider	0.00	0
Debt Finance	2,925,940.00	68.95695169
Presales	550,000.00	12.96209882
Total	4,243,140.00	100
PROFIT
TOTAL SALES FOR 2 UNITS	5,500,000.00
TOTAL EXPENDITURE	4,243,140.00
NET PROFIT	1,256,860.00
NET TAKE-HOME AMMOUNT-profit +land cost	1,756,860.00
PROFIT MARGIN	29.62098823

 

 

SCENARIO B-ONLY ONE HOUSE IS FOR SALE WHILE THE OTHER IS SET FOR OWNER OCCUPATION.

 

 

This option is best for financing owner occupation since the second house finances the construction of the owner occupied house.

The land owner is required to add a small amount [KES 840K] to the investment so as to own his/her own home worth KES 2.74m in the market.

 

 

 

SCENARIO C-ONLY ONE HOUSE IS SET FOR RENTAL WHILE THE OTHER IS SET FOR OWNER OCCUPATION.

 

This is recommended for those who would like to use their personal savings to construct using 3 no. phases and 13 no. Sub-phases as described above.

The repayment period is 21 years at a rental income of KES 12,000 per month. Rent increases annually so the repayment period will be eventually shortened.

 

OWNER RENTING ONLY ONE HOUSE AND LIVING IN THE OTHER
WITHOUT COST OF BORROWING
Cost Item	Kshs	%
Land	500,000.00	14.08458639
Preliminary	60,000.00	1.690150367
Construction	2,646,000.00	74.53563119
External Works	26,460.00	0.745356312
Contingency	52,920.00	1.490712624
Professional fees	211,680.00	5.962850495
Project Management fees	52,920.00	1.490712624
Legal fees	0.00	0
Marketing	0.00	0
Financial Charges[20% of construction cost]	0.00	0
Total	3,549,980.00	100
Financing Plan	Kshs	%
Developer+a4arcitect.com	698,450.00	19.67475873
Equity Provider	0.00	0
Debt Finance	2,851,530.00	80.32524127
Presales	0.00	0
Total	3,549,980.00	100
PROFIT
TOTAL SALES FOR 0 UNIT	0.00
TOTAL EXPENDITURE	3,549,980.00
NET PROFIT	-3,549,980.00
NET ADDITIONAL AMMOUNT-profit +land cost	-3,049,980.00
PROFIT MARGIN
ASSUMED RENTAL INCOME-KES12,000 PER MONTH
PAY BACK PERIOD	-254.165	-21.18041667
21 YEARS
RENTS INCREASE ANNUALY SO THIS TIME WILL BE SHORTENED.

 

 

 

SCENARIO D-BOTH HOUSES RENTED OUT

 

 

This scenario is best for the investor who wants to have a low-risk, safe and secure rental property  income. The repayment period is 10.5 years. This period will be shortened since rent increases yearly.

 

OWNER RENTING BOTH HOUSES
WITHOUT COST OF BORROWING
Cost Item	Kshs	%
Land	500,000.00	14.08458639
Preliminary	60,000.00	1.690150367
Construction	2,646,000.00	74.53563119
External Works	26,460.00	0.745356312
Contingency	52,920.00	1.490712624
Professional fees	211,680.00	5.962850495
Project Management fees	52,920.00	1.490712624
Legal fees	0.00	0
Marketing	0.00	0
Financial Charges[20% of construction cost]	0.00	0
Total	3,549,980.00	100
Financing Plan	Kshs	%
Developer+a4arcitect.com	698,450.00	19.67475873
Equity Provider	0.00	0
Debt Finance	2,851,530.00	80.32524127
Presales	0.00	0
Total	3,549,980.00	100
PROFIT
TOTAL SALES FOR 0 UNIT	0.00
TOTAL EXPENDITURE	3,549,980.00
NET PROFIT	-3,549,980.00
NET ADDITIONAL AMMOUNT-profit +land cost	-3,049,980.00
PROFIT MARGIN
RENTAL INCOME-KES24,000 PER MONTH
PAY BACK PERIOD	-127.0825	-10.59020833
10.5 YEARS
RENTS INCREASE ANNUALY SO THIS TIME WILL BE SHORTENED.

 

 

 

PROCEDURE FOR IMPLEMENTATION OF THE PROJECT.

 

After the land is acquired, minimum size of 1/8^th 50 by 100 feet plot, the above described scenarios can be implemented. This can be done on the 1/8^th acre plot and can be increased proportionately to the size of the plot. For example, the project can be increased to 14 units within 1 acre plot, 140 units within a 10 acre plot, and 1400 units within a 1000 acre plot depending on the land size.

 

STEP 1.

 

Choose a scenario that best fits your budget or contact www.a4architect.com for assistance on the best scenario for you. You can choose to send email to info@a4architect.com , or visit our offices. Also, choose the cost of finishes that you want for your house i.e. low, middle or high cot finishes as described in the above 13-sub-phases of construction.

 

STEP 2.

 

Scan and email to info@a4architect.com the survey plan, mutation plan, deed plan or any survey drawing that has the plot dimensions.

 

STEP 3.

 

On receipt of the deed plan, mutation plan or survey plan that shows your plot dimensions, www.a4architect.com  will email you the agreement for services as described by the Laws of Kenya.

http://www.a4architect.com/architectural-consulting-service/

 

STEP 4.

 

After the agreement is signed, www.a4architect.com will proceed to design the project to the agreed size of land and once through each phase of design, will email soft copies in .pdf format  and/or  hard copies by Courier service [DHL. Securicor, Wells Fargo, Post Office, e.t.c] to your physical address.

Payments can be delivered through Bank to Bank transfer, Mpesa, Western Union, Money Gram or Cash delivery.

 

STEP 5.

 

After receipt of the hard-copy drawings, you can proceed to submit the drawings to the relevant Local Authority for approval. Any changes and recommendations by the local authority is to be reported to us so that we can make the necessary amendments and re-send the documents.

 

STEP 6.

 

After local authority approvals, construction contract can be signed and works can commence as per the above described 13-sub phases of construction.

 

Feel free to contact www.a4architect.com for further information.

 

 

Architect Francis Gichuhi Kamau.

info@a4archItect.com

+254721410684

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