High-Rise Office Towers - Cost model, May 1997 | Features

Table 1: Building efficiency (net to gross area) of multistorey office developments
Number of storeys	Efficiency (%)
Two to four	83-86
Five to nine	79-83
10 to 19	72-80
20 to 29	70-78
30 to 39	69-75
40+	68-73

Table 2: Weight of steel per m2 of gross floor area
Building height (m)	Steel to resist dead load (kg/m2)	Steel to resist wind load (kg/m2)	Total amount of steel (kg/m2)
50	60	15-35	75-95
100	65	30-80	95-145
150	70	50-115	120-185
200	75	75-175	150-250
300	75	135+	225+

Table 3: Office construction costs
	UK	UK	Australia	Australia	Australia	Hong Kong	Hong Kong
	Medium rise	High rise	Medium rise	High rise	Super high rise	Medium rise	High rise
	£/m2	£/m2	A$/m2	A$/m2	A$/m2	HK$/m2	HK$/m2
	(US$/m2)	(US$/m2)	(US$/m2)	(US$/m2)	(US$/m2)	(US$/m2)	(US$/m2)
Basic speculative air-conditioned	720-1030	n/a	1680	1800	n/a	10,000	n/a
	(1130-1620)		-1310	-1400		-1300
High-quality speculative air-conditioned	945-1450	1300-1700	1750	1850	1950	13,000	13,000
	(1480-2230	(2040-2660)	-1370	-1440	-1520	-1680	-1680
High-quality owner-occupied	1200-1480	1750-2250	1850	1900	2050	14,200	14,200
	(1880-2320)	(2740-3520)	-1440	-1480	-1600	-1830	-1830
	Hong Kong	Malaysia	Malaysia	Indonesia	Indonesia	Indonesia	Phillipines
	Super high rise	Medium rise	High rise	Medium rise	High rise	Super high rise	Medium rise P/m2
	HK$/m2	RM/m2	RM/m2	(US$/m2)	(US$/m2)	(US$/m2)	(US$/m2)
	(US$/m2)	(US$/m2)	(US$/m2)
Basic speculative air-conditioned	n/a	1270	1690	n/a	n/a	n/a	15,000-16,000
		-510	-680	(575-600)	(626-650)	(900-950)	(575-615)
High-quality speculative air-conditioned	14-15,500	1490	1910	n/a	n/a	n/a	17,000-19,000
	(1800-2000)	-600	-770	(650-700)	(700-750)	(950-1000)	(650-730)
High-quality owner-occupied	14,000-15,500	2240	2660	n/a	n/a	n/a	19,000-21,000
	(1800-2000)	-900	-1070	(775-800)	(800-850)	(1050-1150)	(730-210)
	Phillipines	Phillipines	Singapore	Singapore	Singapore	Thailand
	High rise P/m2	Super high rise P/m2	Medium rise S$/m2	High rise S$/m2	Super high rise S$/m2	Medium rise
	(US$/m2)	(US$/m2)	(US$/m2)	(US$/m2)	(US$/m2)	(US$/m2)
Basic speculative air-conditioned	18,500-19,200	n/a	1900-2000	2000-2400	Singapore	n/a
	(710-740)		(1350-1430)	(1430-1710)		(620+)
High-quality speculative air-conditioned	21,000-26,000	26,000-30,000	2000-2400	2200-2600	2400-2800	n/a
	(810-1000)	(1000-1150)	(1430-1710)	(1570-1850)	(1710-2000)	(620-900)
High-quality owner-occupied	28,000-32,000	32,000-36,000	2000-2400	2200-2600	2400-2800	n/a
	(1080-1230)	(1230-1385)	(1430-1710)	(1570-1850)	(1710-2000)

Table 4: Design criteria - building services
	UK	Australia	Hong Kong	Indonesia	Malaysia	Phillipines	Singapore
Occupational density	1 person/10-14 m2	1 person/12 m2	1 person/10-14 m2	1 person/10-15 m2	n/a	1 person/10 m2	1 person/10-12 m2
Ventilation rates	8-12 litres/sec/person	n/a	6 air changes/hour	8-10 litres/sec/person	n/a	5-7 litres/sec/person	5 litres/sec/person
Cooling loads	25-40 W/m2	n/a	1 tonne/20-25 m2	120-140 W/m2	n/a	24 W/m2	25 W/m2
Lighting level	400-500 lux	n/a	400-500 lux	500 lux	500 lux	500 lux average	500 lux
Small power loads	15-35 W/m2	n/a	20-30 W/m2	35-40 W/m2	n/a	10-20 W/m2	20-40 W/m2
Lift provision	1/200-250 people, max wait: 30 sec	1/2500-3000 m2, max wait: 30 sec	1/3500 m2 (gross), max wait: 30 sec	1/2-3 floors, max wait: 30-38 sec	max wait: 60 sec	1/2500-3000 m2, max wait: 30-40 sec	4/8 lifts/zone, max wait: 30 sec
Life safety systems	Fire detection communications and alarm, pressurised stairs, smoke extract systems, firefighters' lifts, dry/wet risers	Fired detection communications and alarm, fire brigade communication, pressurised stairs, smoke extract systems, smoke isolated lift lobbies	Fire detection and alarm, pressurised stairs, smoke extracts, sprinklers	Fire detection and alarm, duplicate pressurised stairs, dry/wet risers, sprinklers	Fire detection and alarm, smoke spill system, dry/wet risers, sprinklers	Fire detection and alarm, smoke control, firefighers' lifts, automatic fire suppression, emergency escape equipment	Fire detection and alarms, duplicate pressurised fire stairs, sprinklers dry/wet risers, smoke isolated lobbies

Table 5: Design criteria - space planning
	UK	Australia	Hong Kong	Indonesia	Malaysia	Phillipines	Singapore	Thailand
Occupational density	1 person/10-12 m2 (nett)	1 person/10-12 m2	1 person/10-12 m2	1 person/10-15 m2	n/a	1 person/10 m2	1 person/10-12 m2	n/a
Planning grid	1350 or 1500 mm	500 mm	n/a	1200-1250 mm	n/a	1500-2000 mm	600 mm	1500 mm
Structural grid	6 x 9 m or 9 x 9 m	n/a	8 x 8 m to 12 x 12 m	8 x 8 m	8.5 x 8.5 m	6 x 9 m	8 x 8 m to 8 x 10 m	6 x 9 or 9 x 9 m
Floor loadings (office areas)	5 kN/m2	n/a	3 kN/m2 (minimum)	2.5 kN/m2	3 kN/m2	n/a	3.5 kN/m2	3 kN/m2
Raised floor requirement	yes	no	yes	no	no	no	yes	no
Raised floor zone (if required)	150 mm	150 mm	290 mm	200 mm	300 mm	150 mm	150 mm	n/a

Table 6: Design criteria -floor plate dimensions
	UK	Australia	China	Hong Kong	Indonesia	Malaysia	Phillipines	Singapore	Thailand
Floor plate preferred size (m2)	2500-3000	n/a	1500-2600	up to 1600	1770-2000	n/a	up to 1800	1400	up to 1600
Minimum economic floor plate (m2)	n/a	1200	n/a	1000	800-1000	n/a	1000	650-700	1000
Maximum window to core depth	no statutory limit, 11-18 m	no statutory limit, 12-15 m	statutory limit 15 m	no statutory limit, 12-14 m	no statutory limit	n/a	no statutory limit,	no statutory limit,	no statutory limit,
Minimum slab to slab height (mm)	n/a	3500	3350	n/a	3750		10-15 m	12 m typical	9-10 m tpical
Typical slab to slab height (mm)	3700-4000	3800	3800-4000	3725	3800-4200	3200	3000	3850	3500
Minimum clear ceiling zone (mm)	450	400	n/a	850 (from soffit)	600-700	3500	3800	4200-4500	3600
Minimum floor to ceiling height (mm)	n/a	n/a	2400 (office spaces)	n/a	`2500	600	n/a	900 (from soffit)	300-450
			2200 (circulation)			2600	2400	2400	2400
Typical floor to ceiling height (mm)	2600-2750	2700	2600-2700	2520	2500-2700	2700	2500-3000	2700-2800	2600-2700
Typical external envelope to floor ratio	0.26-0.42	0.42	0.35-0.50	0.35-0.45	0.4	n/a	0.33-0.45	0.4	n/a

Table7: Elemental costs in eight countries
	United Kingdom City of London	Australia Melbourne	China Shanghai	Germany Frankfurt	Indonesia Jakarta	Malaysia Kuala Lumpur	Philippines Metro Manila	Singapore
Element	US$/m2 (£/m2)	US$/m2	US$/m2	US$/m2	US$/m2	US$/m2	US$/m2	US$/m2
Substructure	156 (100)	20	35	200	75	100	45	85
Superstructure
Frame and upper floors	398 (255)	170	245	730	95	145	205	190
Roof	8 (5)	in frame cost	in frame cost	45	10	20	in frame cost	80
Stairs	55 (35)	10	in frame cost	in frame cost	5	5	in frame cost	in frame cost
External walls	468 (300)	225	160	480	120	115	175	280
Windows and doors	8 (5)	5	5	in wall cost	40	in wall cost	15	55
Internal partitions	70 (45)	50	10	340	10	10	10	10
Internal doors	47 (30)	10	in partition cost	in partition cost	10	5	in partition cost	10
Finishes
Walls	55 (35)	35	25	140 total	30	10	35	5
Floors	86 (55)	45	20	inc floors/ceilings	20	10	35	40
Ceilings	70 (45)	40	15	%22	20	15	15	10
Fittings	31 (20)	20	10	40	15	5	15	20
Services
Sanitary installations	8 (5)	in disposal cost	5	in fittings cost	5	5	5	5
Disposal installations	8 (5)	45	15	30	5	15	25	20
Water installations	23 (15)	in disposal cost	in disposal cost	65	5	in disposal cost	in disposal cost	in disposal cost
Heating/ventilating/ services equipment	312 (200)	190	100	310	75	90	60	155
Electrical installations	125 (80)	105	80	190	65	50	75	120
Lift installations	125 (80)	95	100	170	95	85	80	140
Protective installations	31 (20)	30	40	in H&V cost	25	20	15	30
Communications installations	31 (20)	10	5	65	10	15	10	-
Special installations	47 (30)	10	20	in H&V cost	10	30	20	5
Builder's work in connection	39 (25)	-	-	60	5	10	15	10
Preliminaries	374 (240)	195	included	250	65	included	55	150
Total	2575 (1650)	1310	890	3115	815	760	920	1420

Analysis of the model
	Element cost (£)	£/m2 gifa	% of total cost
Substructure	6 597 700	97.74	6.76
Foundations: bored piles 30 m deep and 1.5-2.4m diameter; 500 mm thick ground slab		4210 m2 @	£370
Extra for two-level basement construction: diaphragm walls; insitu concrete frame and floors; waterproofing; drainage		8400 m2 @	£600
Frame	13 882 000	205.66	14.23
Insitu concrete shear wall construction to cores, average 250 mm thick		21 800 m2 @	£115
Structural steel frame to upper floors and roof, allowance based on 90 kg/m2		6000 t @	£1,500
Additional secondary steelwork for trimming openings and so on		300 t @	£1,800
Fire protection: mineral wool slab		87 750 m2 @	£20
Concrete casing to perimeter columns at ground floor only		item @	£80 000
Upper floors	3 461 000	51.27	3.55
Composite floor construction: 150 mm thick reinforced insitu concrete suspended slab; galvanised steel decking; total design load 5 kN/m2		61 400 m2 @	£55
Extra for 7.5 kN/m2 loading to 5% of floor area		3400 m2 @	£10
Allowance for knocked panels in upper floor construction		item @	£50 000
Roof	369 600	5.48	0.38
Composite roof slab construction: 150 mm thick reinforced insitu concrete; galvanised steel decking; PVC membrane; insulation; ballast		1920 m2 @	£100
Extra for 7.5kN/m2 loading to plant areas: heavy-duty waterproofing membrane		1000 m2 @	£20
Allowance for perimeter safety rails		176 m @	£100
Allowance for plant bases and paved access routes to plant areas		item @	£20 000
Allowance for roof-level plant enclosures: structural steel frame; profiled aluminium raised-seam roof cladding; insulation		item @	£120 000
Stairs	2 530 000	37.48	2.59
Precast concrete escape stairs rising 35 floors overall: balustrades; handrails; finishes		300 flights @	£8,000
Precast concrete escape stairs rising two floors overall from basements: balustrades; handrails; finishes		16 flights @	£5,000
Allowance for ladders and catwalks in plant rooms		item @	£50 000
External walls	20 222 900	299.6	20.73
Aluminium-framed full-height curtain wall: double-glazed units; solar control glazing; toughened outer pane; laminated inner; opaque glazed spandrel panels		22 700 m2 @	£800
Double-glazed Planar frameless glazing includnig secondary steel supports		1150 m2 @	£600
Cladding to roof-level plant rooms: structural steel framing; composite panels; blockwork backing wall; louvres		500 m2 @	£300
Louvres as external walling to plant room floors including louvre screen to open roof-level plant areas		1750 m2 @	£400
Cladding to soffits, silver anodised aluminium		270 m2 @	£270
Column casings, silver anodised aluminium		500 m2 @	£300
Allowance for entrance canopy		item @	£100 000
Allowance for mock-ups, testing and so on		item @	£200 000
External doors	175 000	2.59	0.18
Double-glazed aluminium frame exit and fire escape doors		item @	£50 000
Motorised revolving doors: 2.5 m diameter; glass/stainless steel enclosure		2 @	£35 000
Access doors to roof plant areas		item @	£15 000
Motorised security shutters to car park/loading bay entrance		item @	£40 000
Internal walls and partitions	3 006 800	44.55	3.08
Metal stud walls to lift shafts and services risers, two-hour fire resistance		18 300 m2 @	£90
Metal stud partitions, one-hour fire resistance		10 550 m2 @	£45
Allowance for partitions to basement, plant and storage areas		2000 m2 @	£40
Blockwork backing walls to stone cladding in lobby areas		1000 m2 @	£40
WC cubicles, including doors and ironmongery		370 @	£1,500
Full-height laminate-faced duct access panels to WCs		1750 m2 @	£120
Internal doors	2 070 000	30.67	2.12
Single doors and frames to office areas: fire-rated hardwood veneered doorsets; vision panels; stainless steel ironmongery		400 @	£1,700
Double doors and frames to office areas: fire-rated hardwood veneered doorsets; vision panels; stainless steel ironmongery		260 @	£2,000
Double doors to riser cupboards:fire-rated full-heighted hardwood veneered doors; solid hardwood frame; ironmongery		420 @	£1,500
Doors and frames to plant room areas: steel doorsets; fire-rated where required; stainless stell ironmongery		420 @	£1,000
Allowance for fire-rated access panels		item @	£200 000
Wall finishes	73 400	58.72	3.79
Stone cladding to entrance lobby walls		100 m2 @	£300
Plasterboard drylining to concrete shear walls in cores, emulsion paint finish		11 200 m2 @	£40
Self-coloured render finish to lift lobby walls on upper floors		5800m2 @	£120
Drylining to perimeter columns in office areas		7800 m2 @	£45
Glass-reinforced gypsum column casings to office areas		500 m2 @	£300
Emulsion paint to circulation areas, plant rooms and so on		9800 m2 @	£5
Ceramic tiling to toilets and cleaners' cupboards		2900 m2 @	£65
Floor finishes	97 150	77.72	5.01
Granite tile to lobby areas: lightweight concrete to make-up levels; screed; skirtings		750 m2 @	£170
Unvitrified ceramic tiles to WCs: lightweight concrete to make-up levels; screed; skirtings		2230 m2 @	£90
Carpet to lift lobbies and circulation areas: lightweight concrete to make-up levels; screed; skirtings		4110m2 @	£80
Floor finish to plant and ancillary areas: coloured epoxy resin; screed		3900 m2	£25
Floor finish to loading dock, parking and ramps		1900 m2	£10
Allowance for matwells		item @	£20 000
Ceiling finishes	459 200	6.8	0.47
Glass-reinforced gypsum feature ceiling to entrance lobby		750 m2	£200
Concealed grid plasterboard suspended ceilingto lift lobbies and circulation areas and bulkheads		3400 m2 @	£45
Concealed grid metail tray suspended ceiling to WCs		2230 m2@	£40
Paint finish to sofitt of slabs to plant rooms, ancillary spaces and car parking		5800 m2	£5
Acoustic installation lining to car park soffit		1900 m2	£20
Furniture and fittings	1 075 000	15.93	1.1
Allowance for water feature to main entrance lobby		item @	£75 000
Granite vanity tops		500 m2	£750
Allowance for fittings to WCs		item @	£400 000
Reception desk		item @	£45 000
Main entrance and statutory signage		item @	£100 000
Car park bollards, column guards, entrance barrier		item @	£50 000
Rubbish compactor		item @	£30 000
Sanitary fittings	324 000	4.8	0.33
Allowance for sanitary fittings		1200 m2 @	£270
Water installations	911 300	13.5	0.94
Hot and cold water: boosted copper rising main; bulk storage; boosted cold water distribution; localised electric heating		67 500 m2 @	£13.50
Space heating and air treatment	8 707 500	129	8.93
Gas installation		item @	£40 000
Low-temperature hot-water heating: perimeter heating installation to offices; emitters; pipework; insulation; gas-fired boilers		67 500 m2 @	£45
Air-conditioning installation: air-handling plant; refrigeration; chilled water distribution for four-pipe fan coil installation to offices; ductwork terminated at cores		67 500 m2 @	£75
Toilet extract installation		67 500 m2 @	£4
Smoke extract installation		67 500 m2 @	£3
Car park and loading dock extract ventilation		1900 m2 @	£50
Electrical installations	2 545 000	37.7	2.61
Mains and sub-mains installation		item @	£500 000
Power supply to mechanical plant		67 500 m2 @	£4
Low-voltage distribution in risers to office areas		44 300 m2 @	£10
Lighting, emergency lighting and small power to landlord's areas		20 200 m2 @	£45
Lighting and emergency lighting to car park and loading bay		1900 m2 @	£20
Allowance for enhanced lighting to reception and lobbies		item @	£75 000
Allowance for external lighting		item @	£150 000
Allowance for beacon and aircraft safety lights		item @	£10 000
Stanby power installation; life safety systems only		item @	£150 000
Lift installations	5 200 000	77.04	5.33
21-person, 1600 kg lift serving 18 floors, 3 m/sec		6 @	£200 000
21-person, 1600 kg lift serving 35 floors, 6 m/sec		10 @	£280 000
10-person, 800 kg firefighters' lift serving 35 floors		4 @	£200 000
Goods lift: 3000 kg serving 35 floors		2 @	£200 000
Protective installations	1 474 500	21.84	1.51
Sprinklers: single level to all areas; common bulk storage; split landlord/tenant pumpsets		67 500 m2 @	£19
Dry riser installation		item @	£50 000
Hose reels including booster set		140 @	£800
Lighting protection		item @	£30 000
Communication installations	960 000	14.22	0.99
Fire-detection, voice alarm and public address system: analogue addressable with interfaces to mechanical plant, lift controls, sprinkler installation and building management system		67 500 m2 @	£9
Primary vertical containment and distribution for data and communications systems		67 500 m2 @	£3
Security installation: closed-circuit television and intruder detection		item @	£150 000
Special installations	1 525 000	22.59	1.56
Building management system with lighting control		67 500 m2 @	£18
Fully automated facade cleaning cradle		item @	£250 000
Communications mast		item @	£60 000
Builders work in connection	1 086 000	16.09	1.11
Associated builder's work: services ducts and risers; holes; sleeves; chases; bases; firestopping, and so on, allow 5%		item @	£1 086 000
Preliminaries and contingencies	17 592 200	260.63	18.03
Construction manager's fee, site supervision, multi-service gangs, site establishment and trade contractor's preliminaries, allow 17%		item @	£13 594 000
Design and contingency allowance, allow 5%		item @	£3 998 200
Total for shell-and-core construction	97 557 000	1445.29	100
	Element cost (£)	£/m2 gifa	% of total cost
Category A fit-out
Wall finishes	243 600	3.61	n/a
Vinyl wallpaper to drylining in office areas		20 300 m2 @	£12
Floor finishes	2 879 500	42.66	n/a
Medium-grade access floor, dust sealant		44 300 m2 @	£35
Carpet tiles		44 300 m2 @	£30
Ceiling finishes	2 436 500	36.1	n/a
Concealed grid metal tray suspended ceiling to office areas: acoustic quilt; fire breaks		44 300 m2 @	£55
Fittings	264 000	3.91	n/a
Manually operated blinds to office areas		8800 m2 @	£30
Space heating and air treatment	4 651 50	68.91	n/a
Extension of four-pipe fan coil installation into office areas: distribution ductwork; fan coil units; grilles and diffusers; insulation; condensate drainage; interface with building management system		44 300 m2 @	£105
Electrical installations	3 012 400	44.63	n/a
Small power to office areas: under floor distribution with one outlet per 5 m2		44 300 m2 @	£25
Lighting and emergency lighting to office areas		44 300 m2 @	£43
Communications installations	354 400	5.25	n/a
Final connections to fire, smoke-detection, alarm and public address systems in office areas		44 300 m2 @	£8
Protective installations	708 800	10.5	n/a
Single-leve sprinklers to office areas with one head per 9 m2		44 300 m2 @	£16
Special installations	310 100	4.59	n/a
Extension of building management system into office areas		44 300 m2 @	£7
Builders' work in connection	452 000	6.7	n/a
Associated builder's work: holes; sleeves; chases; bases; firestopping and so on, allow 5%		item @	£452 000
Preliminaries and contingencies	3 369 200	49.91	n/a
Contruction manager's fee, site supervision, multi-service gang, site establishment and trade contractor;s prelminaries, allow 17%		item @	£2 603 400
Design reserve and contingency allowances, allow 5%		item @	£765 800
Total for category A fit-out	18 682 000	276.77	n/a
TOTAL CONSTRUCTION COST	116 239 000	1722.06	n/a

Tender price inflation
Forecast for tender price inflation (%)
	1997	1998
UK	5	8
Australia	3	2 to 4
China	-5 to -10	-5 to -10
Hong Kong	12.7	15
Indonesia	1 to 2	1
Malaysia	5	5
Philippines	12	10 to 12
Singapore	4 to 5	4 to 5
The table below gives forecasts for annual average changes to tender levels in the UK and Far East.