CHINA AND HONG KONG QUARTERLY CONSTRUCTION COST REVIEW

Transcription

1 CHINA AND HONG KONG QUARTERLY CONSTRUCTION COST REVIEW Arcadis Asia Limited Arcadis Hong Kong Limited First and Second Quarters 2017

2 Contents 1. Market Analysis 2. Approximate Building Costs in Hong Kong 3. Construction & Installation Price Index - Mainland China 4. Tender Price Index - Hong Kong 5. Materials 6. Labour 7. Gross Value of Construction Work Performed - Mainland China 8. Gross Value of Construction Work Performed - Hong Kong 9. Approximate Building Costs for Major Cities in Asia Statistical data are compiled from sources deemed reliable but accuracy is not guaranteed. The information contained herein should be regarded as indicative and for general guidance only. Whilst every effort has been made to ensure accuracy, no responsibility can be accepted for errors and omission, however caused. All rights reserved. Reproduction of this data, in whole or in part, is permitted providing the source is quoted.

3 1 Market Analysis Macro-Economic Highlights Hong Kong s economic status in the first half of 2017 has remained stable with a GDP growth of (+) 4.3%, demonstrating current market resilience and prolonged performance from Q4 of However, the impact of declining tourism since mid-2015 is still being felt and is having an overall residual effect despite GDP growth Quarter-on-Quarter (QoQ), and more notably Year-on-Year (YOY). Q1 and Q2 figures from 2017 also suggest there is no current volatility in the market hinting at potential private sector sentiment in the second half of the year around property purchasing, which aligns well with the decrease in inflation to 0.8%. Construction Costs Material prices have seen a general increase across core construction products with steel continuing its mild rise from Q4 2016, but cement and general architectural products have shown stability. Diesel has been consistent over the past five years providing a reasonable level of stability and cost certainty. The Labour Wage Index (LWI) continues to rise steadily across Hong Kong with public sector construction labour showing a YoY movement of 5.5%. This continued alignment reflects an anticipated rise as the construction industry is working hard to attract and retain a younger skilled workforce. It s also noteworthy that this rise is aligning construction wages with the general Hong Kong indices and doesn t present an overall destabilization. Supply and Demand Private sector consent rates do not indicate any clear signs of deviation and remain stable with a small off-shoot of growth in the first half of 2017, cumulating in a level of private investor confidence. The 12-month average in private commenced projects still remains historically high, but there is a slight movement off-peak that needs to be considered saw a stable level of completed projects which is expected to continue in 2017 with no sign of deviation with private sector projects being the main driver for stability. Hong Kong Outlook Hong Kong can expect to see the overall inflation rate pressure soften and help contractors and developers determine cost certainty, removing assumption around pricing to enable a greater steer around project profit and stabilization of a medium term, low risk environment. Public sector projects are seeing a decline throughout the consent, commencement and completion of floor space approvals due to a slowing of legislative authorization, creating greater levels of competitiveness amongst contractors. There is also a dimming in confidence despite some contract approval as there is an expected lag in feeling the financial impact until after the planning section is completed. Comparatively, the private building floor rates are stable and showing above average performance in consent and completed projects, with commenced projects showing strong performance in comparison over the last decade. Importantly, the Tender Price Index (TPI) is showing a relative medium term stability as it continues the flattening out that has been experienced over the last two years. However, the TPI has experienced a slight (-) 0.55 % decrease QoQ with a further expected movement of up to (-) 2% for the remainder of 2017 but this is not expected to create any major fluctuation with an anticipated further flattening in

4 1 Market Analysis China Outlook After a rebound in Q4 of 2016, Q has seen the major material prices rise sharply at a rate of around 20%. In contrast there is a mild increase in the cost of concrete and copper at around 5%. Labour wage has also been increased by 3.6%. The implentation of government policies to tighten property transaction and mortgages have been extented to 40 cities in mainland China since October 2016 despite the govement increasing the supply in both residential and commerical land. The Top 5 cities of residential land turnover area are Zhengzhou, Xuzhou, Wuhan, Xian and Chongqing (according to statistics of the China Index Academy), which are all located in the middle-west area of mainland China. These policies may increase construction output in future. On the other hand, according to Belt and Road initiative, Chinese investors and contractors have been pushed hard to look outside of China. It is anticipated that construction activities along the Belt and Road routes will increase, creating the stimulus in the demand for construction material. It is foreseen that the demand for construction materials may increase due to current strong competition within the construction market, which is also paired with a low inflation rate of 1.5% p.a. The construction market price level is anticipated to rise slightly throughout the remainder of

5 2 Approximate Building Costs in Hong Kong Building Type HK$/m2 CFA Outline Specification DOMESTIC Apartments, high rise, public authority 11,000-14,000 standard Apartments, high rise, average standard 24,300-28,500 Apartments, high rise, high end 32,500-38,500 Terraced houses, average standard 33,500-39,000 Detached houses, high end 43,000-49,000 OFFICE / COMMERCIAL Medium/high rise offices, average 23,700-28,000 standard High rise offices, prestige quality 28,500-35,500 Out-of-town shopping centre, average 23,800-28,500 standard Retail malls, high end 32,000-38,000 INDUSTRIAL Owner operated factories, low rise, light 18,500-23,500 weight industry HOTEL Budget hotels - 3-star, mid market Business hotels - 4/5-star 32,000-38,000 Luxury hotels - 5-star 38,000-43,500 OTHERS Underground/basement car parks 18,000-22,500 (<3 levels) Multi storey car parks, above ground 11,300-13,500 (<4 levels) Schools (primary and secondary) Students residences Sports clubs, multi purpose sports/ 31,000-35,000 leisure centres (dry sports) Apartment units with fit-out, based on Hong Kong Housing Authority Non-standard Cruciform Block design Apartment units with fit-out, including air-conditioning, kitchen cabinets and home appliances, but excluding decorative light fittings and loose furniture Apartment units with good quality fit-out, including airconditioning, kitchen cabinets and home appliances, but excluding decorative light fittings and loose furniture Houses with fit-out, including air-conditioning, kitchen cabinets and home appliances, but excluding decorative light fittings, loose furniture, garden and parking Houses with good quality fit-out, including air-conditioning, kitchen cabinets and home appliances, but excluding decorative light fittings, loose furniture, garden and parking RC structure, curtain wall/window wall, including public area fit-out, tenant area with screeded floor, painted wall and ceiling RC structure, curtain wall, including public area fit-out, tenant area with raised floor/carpet, painted wall and false ceiling Including public area fit-out and M&E, but excluding shop fit-out RC structure, including small office with simple fit-out and M&E, but excluding a/c and heating 31,000-33,500 1) Interior decoration 2) Furniture (fixed and movable) 3) Special light fittings (chandeliers, etc.) 4) Operating Supplies and Equipment (OS&E) excluded RC structure RC structure, natural ventilation, no facade enclosure 20,000-21,700 Public authority standard, including fit-out, no a/c, complete with basic external works but excluding educational equipment 19,700-23,000 Including fit-out, loose furniture and a/c Dry sports (no swimming pool) and are for leisure centre type schemes including main sports hall, ancillary sports facilities, changing and showers, restaurant / cafe, bar, etc. Costs include a/c, Furniture, Fittings and Equipment (FF&E) General hospitals - public sector 40,000-45,000 Excluding medical and operating equipment Notes: 1. The costs for the respective categories given above are averages based on fixed price competitive tenders. It must be understood that the actual cost of a building will depend upon the design and many other factors and may vary from the figures shown. 2. The costs per square metre are based on Construction Floor Areas (CFA) measured to the outside face of the external walls /external perimeter including lift shafts, stairwells, balconies, plant rooms, water tanks and the like. 3. All buildings are assumed to have no basements (except otherwise stated) and are built on flat ground, with normal soil and site conditions. The cost excludes site formation works, external works, land cost, professional fees, finance and legal expenses. 4

6 3 Construction & Installation Price Index - Mainland China 170 Index Index (Projected by Arcadis) (4th Quarter 2002 = 100) Index Source : National Bureau of Statistics (NBS) of China Construction & Installation Price Index Published (by NBS of China) (Base : Corresponding Quarter in Preceding Year = 100) Projected (by Arcadis) (Base : Q4/2002 = 100) (see explanatory notes below) Quarter / Year st Quarter nd Quarter rd Quarter th Quarter Explanatory Notes: Data are published on a quarterly basis, measuring the year-on-year change in price level of each quarter, but the quarter-on-quarter change is not published, ie. the changes between consecutive quarters are not given. To give an illustration of the price trend over time, Arcadis applies a hypothetical calculation to derive the data table and chart as above, basing on the following understanding and assumptions: 1. Only indices from 1st Quarter 2003 and onwards are published. 2. For 2002 and before, indices were only published annually. This annual index indicates that the average fluctuation of 2002 was moderate. Arcadis own in-house data further substantiates that the construction costs in 2002 were rather stable throughout the year. 3. Changes between quarters in 2002 are assumed to be evenly distributed throughout the year. This establishes a notional relationship between the four quarters in 2002 and can be compared with the published data for 2003 to find their notional quarter-on-quarter changes. 4. For comparison purposes, 4th Quarter 2002 is referred to as base and the base index as

7 4 Tender Price Index - Hong Kong Index 2,200 2,000 1,800 1,600 1,400 1,200 1, Index '70 Year '78 '86 '94 '99 '01 '03 '05 '07 '09 '11 '13 '15 '17 ' ASD BWTPI Arcadis TPI (as at the 4th Quarter) Arcadis TPI (Forecast) ASD BSTPI Arcadis TPI ASD BWTPI (as at the 4th Quarter) ASD BSTPI (as at the 4th Quarter) Quarter / Year ASD BWTPI (Base = 100, at Year 1970) Q Q Q Q ASD BSTPI (Base = 100, at Year 1989) Q ( ( ) Q Q () Q () Arcadis TPI (Base = 100, at Year 1970) Q Q * Q * Q Source : Competitive tenders received by Arcadis, Building Works Tender Price Index (BWTPI) and Building Services Tender Price Index (BSTPI) of Architectural Services Department (ArchSD) of HKSAR Note : 1. [*] denotes forecast figures 2. Both BWTPI (ArchSD) and Arcadis TPI measure the trend of general builder s works only. Special works and Mechanical and Electrical Services would have to be considered separately. 3. All indices were published quarterly. For reference purpose, only indices from 1st quarter of 1998 and onwards are given in detail, whereas indices between year 1970 to1997 are shown with their 4th Quarter figures. 6

8 5 Materials Mainland China Construction Material Prices Year-on-Year Change Quarter / Year st Quarter (-)4.5% (-)7.2% (+)8.5% 2nd Quarter (-)4.6% (-)3.0% (+)8.7% 3rd Quarter (-)3.7% (-)1.4% 4th Quarter (-)8.2% (+)1.9% Source : National Bureau of Statistics of China Basic Construction Materials 15% 10% 5% 0% -5% -10% -15% % Change Construction Material Prices Year-on-Year Change ,000 US$/Tonne RMB/m ,000 8, , ,000 2,000 Copper, CIF European port 350 Ready Mix Concrete, 40 MPa Source : London Metal Exchange Shanghai Construction & Construction Material Industry Administration Department 6,000 RMB/Tonne RMB/Tonne 700 5, , , ,000 1,000 Steel Reinforcement, Grade III Portland Cement, 42.5 MPa Shanghai Construction & Construction Material Industry Administration Department Shanghai Construction & Construction Material Industry Administration Department 7

9 6 Labour Mainland China Construction Labour Prices Year-on-Year Change Quarter / Year st Quarter (+)5.7% ( +)3.7% (+)3.6% 2nd Quarter (+)4.5% ( +)3.6% (+)3.5% 3rd Quarter (+)3.9% ( +)3.3% 4th Quarter (+)4.3% ( +)3.4% Source : National Bureau of Statistics of China 20% 15% 10% % Change 5% 0% Construction Labour Prices Year-on-Year Change % Hong Kong SAR % Median Monthly Earning (HK$) Unemployment Rate (%) - All Construction Trades Unemployment Rate (%) - Foundation & Superstructure Unemployment Rate (%) - Decoration & Maintenance Construction Workers in HKSAR HK$ $18,000 $16,000 $14,000 $12,000 $10,000 $8,000 $6, Year Age Group No. of Workers Employed by Construction Industry Age , % Age , % 292, % $4,000 Age % Age % Age % Total (as at Mar 2017) : 437, % Source : Census & Statistics Department, Hong Kong SAR Age Distribution of Workers 8

10 7 Gross Value of Construction Work Performed - Mainland China (RMB Billion) 8,000 7,000 Construction Installation Others 6,000 5,000 4,000 3,000 2,000 1,000 Note: 0 Year Quarter 1st Quarter 2nd Quarter 3rd Quarter 4th Quarter Year Total 1st Quarter 2nd Quarter 3rd Quarter 4th Quarter Year Total 1st Quarter 2nd Quarter 3rd Quarte 4th Quarte Year Total Total Source: National Bureau of Statistics of China Value Performed (RMB Billion) A. Construction ,118 1,422 1,661 1,994 2,311 2,544 2,712 3,003 1,267 1,537 1,906 2,419 2,826 3,355 3,866 3,899 4,158 1,307 1,673 2,082 2,634 3,111 3,687 4,113 4,068 4,322 2,041 2,572 3,318 4,016 4,427 5,078 5,425 5,517 5,994 5,342 6,664 8,424 10,490 12,025 14,115 15,714 16,028 17,186 B. Installation ,100 1,336 1,426 1,498 1,578 C. Others Annual gross value performed (A + B + C) 6,114 7,586 9,521 11,773 13,530 15,931 17,671 18,076 19, Value of Construction includes builder s works and building services systems. 2. Value of Installation is for assembling and installation of equipment for industrial production, power, load-lifting, transportation, medical and laboratory uses, but excludes supply costs of such equipment. 3. Value of Others is generally maintenance and other miscellaneous construction activities. 9

11 8 Gross Value of Construction Work Performed - Hong Kong (HK$Million) 70,000 Private sector sites Public sector sites Location other than sites 60,000 50,000 40,000 30,000 20,000 10,000 0 Year Quarter 1st Quarter 2nd Quarter 3rd Quarter 4th Quarter Year Total 1st Quarter 2nd Quarter 3rd Quarter 4th Quarter Year Total 1st Quarter 2nd Quarter 3rd Quarter 4th Quarter Year Total Total Value Performed (HK$ Million) A. Private sector sites 8,382 8,600 6,349 7,529 11,209 11,675 13,395 15,528 17,652 20,151 8,122 9,055 9,276 8,458 12,260 12,176 12,507 17,284 19,530 7,688 8,408 7,360 9,192 12,481 11,848 12,792 16,849 19,252 9,303 7,543 7,322 10,102 13,411 13,781 15,259 18,119 21,231 33,495 33,606 30,307 35,281 49,361 49,480 53,953 67,781 77,666 B. Public sector sites 3,819 3,967 6,511 9,880 13,168 16,829 18,258 18,531 19,414 20,383 3,762 4,652 6,937 9,263 12,023 14,690 15,397 18,964 17,780 3,653 4,428 8,651 10,814 12,137 13,792 16,253 18,163 21,878 4,105 5,605 9,117 12,113 17,332 16,976 18,915 21,585 22,295 15,339 18,652 31,216 42,070 54,660 62,287 68,823 77,242 81,367 C. Location other than sites 11,883 11,750 11,926 12,172 13,347 15,140 17,909 19,549 18,809 19,627 13,213 12,415 12,109 11,620 13,245 15,914 20,327 18,744 18,041 12,818 11,969 12,620 12,953 14,358 16,038 18,636 19,520 19,274 12,851 12,552 13,097 14,439 16,479 17,716 20,088 21,111 21,333 50,765 48,686 49,752 51,184 57,429 64,808 76,961 78,924 77,458 Annual gross value performed (A + B + C) 99, , , , , , , , ,491 *Provisional Source : Census and Statistics Department, Hong Kong SAR 10

12 9 Approximate Building Costs for Major Cities in Asia Building Type DOMESTIC Apartments, high rise, average standard Apartments, high rise, high end Terraced houses, average standard Detached houses, high end OFFICE / COMMERCIAL Medium/high rise offices, average standard High rise offices, prestige quality Out-of-town shopping centre, average standard Retail malls, high end INDUSTRIAL Industrial units, shell only. (Conventional single storey framed unit) Owner operated factories, low rise, light weight industry HOTEL Budget hotels - 3-star, mid market Business hotels - 4/5-star Luxury hotels - 5-star OTHERS Underground/basement car parks (<3 levels) Multi storey car parks, above ground (<4 levels) Schools (primary and secondary) Students residences Sports clubs, multi purpose sports/ leisure centres (dry sports) General hospitals - public sector Shanghai Beijing Guangzhou/Shenzhen Chongqing/Chengdu 2,530-2,920 4,340-4,810 3,130-3,410 10,560-11,530 2,920-3,120 4,360-4,840 2,560-2,960 4,050-4,450 3,060-4,470 10,080-11,490 2,950-3,450 5,950-6,450 4,460-4,970 11,480-11,980 RMB / m2 CFA 2,270-2,510 3,360-3,720 2,350-3,120 5,640-6,180 2,560-2,820 3,500-3,850 2,020-2,530 3,020-4,020 2,530-3,540 5,330-6,930 2,680-3,300 3,500-4,120 5,780-7,690 5,760-7,770 4,910-5,430 5,030-6,030 7,695-9,605 7,770-12,790 6,780-7,470 6,530-9,050 4,450-5,970 4,710-5,170 4,100-5,400 8,175-10,555 7,960-10,970 6,920-7,620 6,530-9,250 3,370-3,840 3,460-3,970 3,210-3,530 2,830-3,540 6,261-7,688 6,450-7,960 6,370-7,010 6,000-7,500 10,552-14,371 10,970-14,500 10,290-11,340 11,000-14,000 14,371-17,236 13,990-18,010 14,030-15,450 4,905-6,835 4,970-5,470 3,230-5,180 2,460-3,430 2,950-3,450 2,320-2,540 1,850-2,350 3,415-4,375 3,430-4,440 2,570-2,840 2,440-3,410 2,420-3,430 1,640-1,810 6,280-7,710 5,930-7,940 4,780-5,280 9,605-12,465 7,940-9,950 11

13 9 Approximate Building Costs for Major Cities in Asia Building Type DOMESTIC Apartments, high rise, average standard Apartments, high rise, high end Terraced houses, average standard Detached houses, high end OFFICE / COMMERCIAL Medium/high rise offices, average standard High rise offices, prestige quality Out-of-town shopping centre, average standard Retail malls, high end INDUSTRIAL Industrial units, shell only. (Conventional single storey framed unit) Owner operated factories, low rise, light weight industry HOTEL Budget hotels - 3-star, mid market Business hotels - 4/5-star Luxury hotels - 5-star OTHERS Underground/basement car parks (<3 levels) Multi storey car parks, above ground (<4 levels) Schools (primary and secondary) Students residences Sports clubs, multi purpose sports/ leisure centres (dry sports) General hospitals - public sector Hong Kong Macau Singapore Kuala Lumpur Bangkok USD / m 2 CFA (See also exchange rates per U.S. dollar below) HK$ 7.80 MOP 7.98 S$ 1.42 RM 4.43 BAHT ,115-3,655 4,165-4,935 4,295-5,000 5,515-6,280 1,742-2,581 2,243-2,744 2,581-3,872 3,133-4,787 3,058-3,797 3,822-4,561 3,697-5,326 4,662-6,065 1,305-1,480 2,010-2,995 1,690-1,900 2,150-2, $ , $ $ ,040-3,590 * 2,581-3, $ $ $ # 3,655-4,550 3,333-3, ,090 $ $ $ ## 3,050-3,655 2,431-3,647 1,900-2, ,100-4,870 3,822-4,612 2,010-2, ,370-3, ,975-4,295 3,396-3,847 2,115-2, ,295 1,071-1,184 4,100-4,870 4,612-5,514 2,710-3,065 1,605-1,875 1,370-1,570 5,595 5,575 5,514-6,516 2,710-3,065 1,790-2,085 1,598-1,712 2,305-2,885 2,018-2, , ,450-1,730 1,115-1, ,565-2,780 ** 2,231-2, $ $ $ $ 2,525-2,950 1,767-2,055 1,550-1, $ $ $ $ $ 3,970-4,490 1,940-2, ,130-5,770 2,710-2, ,010 12

14 9 Approximate Building Costs for Major Cities in Asia Building Type DOMESTIC Apartments, high rise, average standard Apartments, high rise, high end Terraced houses, average standard Detached houses, high end OFFICE / COMMERCIAL Medium/high rise offices, average standard High rise offices, prestige quality Out-of-town shopping centre, average standard Retail malls, high end INDUSTRIAL Industrial units, shell only. (Conventional single storey framed unit) Owner operated factories, low rise, light weight industry HOTEL Budget hotels - 3-star, mid market Business hotels - 4/5-star Luxury hotels - 5-star OTHERS Underground/basement car parks (<3 levels) Multi storey car parks, above ground (<4 levels) Schools (primary and secondary) Students residences Sports clubs, multi purpose sports/ leisure centres (dry sports) General hospitals - public sector Jakarta Brunei Manila Seoul USD / m 2 CFA (See also exchange rates per U.S. dollar below) IDR 13,350 B$ 1.39 PHP KRW 1, , , , , , ,165-1, ,456-2,254 1,043-1,217 Δ 1,391-1,652 Δ 1,043-1,348 ΔΔ 1,609-2,087 ΔΔ 1,043-1,261 2,183-3, , ,039 1,191-1,417 1,004-1,122 1,059-1,338 1,243-1,376 1,348-1, , ,122-1, ,238 1,068-1,493 1,391-2, ΔΔΔ ,183-1,398 1,415-1,695 1,165-1,300 1,626-2,061 ΔΔΔΔ 1,616-1,746 1,996-2,276 1,304-1,636 2,278-3,930 ΔΔΔΔ 1,719-1,938 2,050-2,329 1,610-2,047 2,530-4,043 ΔΔΔΔ ,130 ΔΔΔΔΔ ,304-1, ,365-1,487 1,051-1,575 1,510-1,790 1,165-1,408 1,698-1,977 1,310-1,508 13

15 9 Approximate Building Costs for Major Cities in Asia Building Type DOMESTIC Apartments, high rise, average standard Apartments, high rise, high end Terraced houses, average standard Detached houses, high end OFFICE / COMMERCIAL Medium/high rise offices, average standard High rise offices, prestige quality Out-of-town shopping centre, average standard Retail malls, high end INDUSTRIAL Industrial units, shell only (Conventional single storey framed unit) Owner operated factories, low rise, light weight industry HOTEL Budget hotels - 3-star, mid market Business hotels - 4/5-star Luxury hotels - 5-star OTHERS Underground/basement car parks (<3 levels) Multi storey car parks, above ground (<4 levels) Schools (primary and secondary) Students residences Sports clubs, multi purpose sports/leisure centres (dry sports) General hospital - public sector Outline Specification Shell and core, including finishes to public area, but excluding finishes to apartment units Full fit, with air-conditioning, kitchen cabinets and home appliances, but excluding decorative light fittings and loose furniture Shell and core, including finishes to public area, but excluding finishes to apartment units Full fit, good quality provisions, with air-conditioning, kitchen cabinets and home appliances, but excluding decorative light fittings and loose furniture Shell and core, joined houses in row(s), excluding garden, parking, finishes and fittings to house interior Full fit, joined houses in row(s), with air-conditioning, kitchen cabinets and home appliances, but excluding decorative light fittings, loose furniture, garden and parking Shell and core, good quality facade, excluding garden, parking, finishes and fittings to house interior Full fit, good quality provisions, with air-conditioning, kitchen cabinets and home appliances, but excluding decorative light fittings, loose furniture, garden and parking RC structure, curtain wall, including public area fit-out, tenant area with raised floor/ carpet, painted wall and false ceiling Including public area fit-out and M&E, but excluding shop fit-out RC structure with steel roof and M&E to main distribution, but excluding a/c, heating and lighting RC structure, including small office with simple fit-out and M&E, but excluding a/c and heating 1) Interior decoration 2) Furniture (fixed and movable) 3) Special light fittings (chandeliers, etc.) 4) Operating Supplies and Equipment (OS&E) excluded RC structure RC structure, natural ventilation, no facade enclosure Including fit-out and a/c, but excluding educational equipment Including fit-out, loose furniture and a/c Dry sports (no swimming pool) and are for leisure centre type schemes including main sports hall, ancillary sports facilities, changing and showers, restaurant / cafe, bar, etc. Costs include a/c, Furniture, Fittings and Equipment (FF&E) Excluding medical and operating equipment Notes: 1. The costs for the respective categories given above are averages based on fixed price competitive tenders. It must be understood that the actual cost of a building will depend upon the design and many other factors and may vary from the figures shown. 2. The costs per square metre are based on Construction Floor Areas (CFA) measured to the outside face of the external walls / external perimeter including lift shafts, stairwells, balconies, plant rooms, water tanks and the like. 3. All buildings are assumed to have no basements (except otherwise stated) and are built on flat ground, with normal soil and site conditions. The cost excludes site formation works, external works, land cost, professional fees, finance and legal expenses. 4. The standard for each category of building varies from region to region and do not necessarily follow that of each other. 5. Shell and core generally covers ONLY base building elements. Shell refers to overall structure and foundations, exterior walls, floors and roof, completing with common areas, staircases, lift shafts, service ducts and fire services systems to local statutory requirements. Core refers to fully-fitted public areas (like lobbies, corridors and lavatories) and M&E main plant and upfeed, with tenant or occupant areas unfurnished. 6. Full fit buildings should complete with all elements that allow the buildings to be ready for operation, including public and tenants (or occupants ) areas (i.e. with ALL finishes, fittings and M&E distributions). 7. Fluctuation in exchange rates may lead to changes in construction costs expressed in U.S. dollars. 8. Hong Kong: * (i) Tenant area with screeded floor, painted wall and ceiling (ii) Facade in curtain wall/window wall ** Public authority standard, no a/c and complete with basic external works Excluding Open on all sides with parapet Kuala Lumpur $ 6-12 units per floor, 46m2-83m2 per unit; excluding air-conditioning $$ Excluding air-conditioning, Kitchen cabinets and home appliances $$$Exclude Tenant fit-out $$$$ Standard government provisions $$$$$ University standard Bangkok # (i) Excluding raised floor/carpet and inter-tenancy partition (ii) Facade in windows and brick wall/pre-cast concrete panel ## Excluding raised floor/carpet and inter-tenancy partition Seoul Excluding home appliance Curtain wall to external wall Steel structure Medium to high grade cladding, with garden Mechanical ventilation and car guidance system 14

16 Our Offices in Greater China HONG KONG 38/F, AIA Kowloon Tower Landmark East 100 How Ming Street Kwun Tong, Kowloon Hong Kong T: (852) F: (852) E: BEIJING Suite , South Wing Central Tower, Junefield Plaza 10 Xuan Wu Men Wai Street Beijing , China T: (86 10) F: (86 10) CHANGSHA Room 11051, Zhong Tian Plaza 766 Wu Yi Avenue Furong District Changsha, Hunan Province China T: (86 731) F: (86 731) CHENGDU Room 807 Block A Times Plaza 2 Zong Fu Road Chengdu, Sichuan Province China T: (86 28) F: (86 28) CHONGQING Room 3408 International Trade Centre 38 Qing Nian Road Central District Chongqing , China T: (86 23) F: (86 23) DALIAN Unit 07, 32F, Xiwang Tower 136 Zhongshan Road Zhongshan District Dalian, Liaoning Province China T: (86 411) F: (86 411) FOSHAN 3/F, Foshan Ling Nan Tian Di Zu Miao Road Shop Nos. Z01-Z11 Zu Miao Road, Foshan Guangdong Province , China T: (86 757) F: (86 757) GUANGZHOU 3A10-18 Unit, 3A/F Bank of America Plaza 555 Ren Min Zhong Road Guangzhou Guangdong Province China T: (86 20) F: (86 20) HAIKOU Unit C, 10/F, Times Square 2 Guomao Road Haikou, Hainan Province China T: (86 898) F: (86 898) HANGZHOU Room 2305, WinNing International 100 Min Xin Road Hangzhou Zhejiang Province , China T: (86 571) F: (86 571) HENGQIN 7/F, 156 Nan Shan Ju Road Hengqin, Zhuhai Guangdong Province China T: (86 756) F: (86 756) MACAU 12th Floor Avenida da Praia Grande No. 594 Edificio BCM Macau T: (853) / F: (853) E: iinfo-mo@arcadis.com NANJING Room 1104 South Tower Jinmao Plaza 201 Zhong Yang Road Nanjing China T: (86 25) F: (86 25) QINGDAO Room 2008, 20/F, HNA Center 234 Yan An San Road Shinan District Qingdao Shangdong Province China T: (86 532) F: (86 532) SHANGHAI 11th Floor, Building C, The Place No. 150 Zunyi Road Changning District Shanghai China T: (86 21) F: (86 21) SHENYANG Room Office Tower 1, Forum Qingnian Avenue Shenhe District Shenyang Liaoning Province China T: (86 24) F: (86 24) SHENZHEN Room 1001, AVIC Centre 1018 Huafu Road Shenzhen Guangdong Province China T: (86 755) F: (86 755) SUZHOU Room 906, Century Financial Tower 1 Suzhou Avenue West Suzhou Jiangsu Province China T: (86 512) F: (86 512) TIANJIN 4002, 40F, Tianjin World Financial Centre Office Tower 2 Dagubei Road Heping District Tianjin China T: (86 22) F: (86 22) WUHAN Room 1008, 10/F Corporate Centre 5 Wuhan Tiandi 1628 Zhongshan Road Wuhan Hubei Province China T: (86 27) F: (86 27) XI AN Unit 06-07, 16/F CapitaMall Office Building 64 South Second Ring Western Xi an Shaanxi Province China T: (86 29) F: (86 29)

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