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DỰ án tòa NHÀ hỗn hợp văn PHÒNG, DỊCH vụ THƯƠNG mại và NHÀ ở CAO TẦNG VP6R

OFFICE FOR LEASE, COMMERCIAL SERVICES AND RESIDENTIAL
BUILDING VP6

I.

OVERVIEW
1. Project owner:

COMA 18 JOINT STOCK COMPANY
-

Main office: Km No.10, Nguyen Trai Road, Thanh
Xuan District, Hanoi City, Vietnam

-

Tel: 04.33544667

-

COMA 18 is an joint stock company with

independent accounting shares under the General
Engineering Construction Company (COMA) The Ministry of Construction and be transformed
into Construction Engineering JSC No. 18 based
on Decision No. 2102/QD-BXD issued by the
Ministry of Construction. On 23/12/2010, the
company officially changed its name to COMA 18
JSC.

2. Construction site:

Linh Dam, Hoang Liet ward, Hoang Mai district, Hanoi

3. Project Scale

Construction of building and outside infrastructure for the
area of 2637.4 m2
Constructing a 25-storey block and 3 basement floors
with a total construction area is 31,344 m2.

4. Total investment:

458,466,137,000 VND (in words: four hundred and fiftyeight billion, four hundred and sixty-six million, one
hundred and thirty seven thousand)

5.

Capital investment:

6.

Forms of
Management:

Project Self- implementation by the project owner

7. Date for completion:

II.

Own equity, capital form investors and loans.



1st quarter 2014

BRIEF INFORMATION ABOUT PROJECT
Page | 1


1. Project objective:


The project is designed to contribute to reduce pressure on very high housing
demand, as follows :
 Based on findings of Population & Housing Survey carried out on April 1, 2009 ,
each year Vietnam 's population increased by over 1 million people , while the
average housing area of 18.6 m2 per person . To keep the average area, 19 million
square meters of housing should be created for each year.
 The demand for housing is still very large. The average housing area per capita in
Vietnam has just reached over 13 m2. According to the Decision of the Prime
Minister, Vietnam, up to 2015, will meet the target of 15 - 20 m2/person in 2020.
 Vietnam currently has over 1 billion m2 of housing; Vietnam should have a total
area of over 2 billion m2 house in 2020. It means that in 10 years we have to build
about 1 billion m2 of housing. It is average of 100 million m2 need to be build per
year.
 It is expected that Hanoi has about 60,000 apartments will be completed in 2012,
but according to statistics, Hanoi needs more than 110,000 apartments in this phase.
By 2020 , Hanoi City need to have 450,000 apartments to meet the needs of the
people
 Due to the high population density and limited land for developing projects in the
city center, the demand for apartments tend to move to the outside districts with
good infrastructure such as: Hoang Mai, Tu Liem, Cau Giay and Tay Ho.



Meet the needs of the general construction plan of Hanoi.



Create landscape architecture contribute to Linh Dam area in Hoang Liet Ward,
Hoang Mai district, Hanoi.



Using and exploiting land effectively.



Contributing to reduce housing demand , office and commercial center of the city



Addressing the housing needs for people in the city of Hanoi.



Empowerment, brand improvement for COMA 18 Company in the field of real estate
investment.

2. Scope of Study
Page | 2




Investment in new construction and equipment installation for a 25-storey block and
3 basements.



Technical connection of system building into the existing infrastructure around the
building.



The project is built in an area of 2637.4 m2, of which construction area for almost
half the total area of 1,170 m2 with inherited prime location of new urban areas of
Linh Dam, located in the south of Hanoi, 15km from the capital center. The area have
lake with 74ha, high green rate, an average of 13m2 water per person, the urban
infrastructure system is synchronous. Detail of the construction scope is presented in
Table below:

No

Criteria

Quantity

Unit

1

The total plot area

2,637.4

m2

2

Construction land

1,170

m2

3

Total floor area of building

31,344

m2

178

m2

Trade center area

4,503

m2

Office area

3,092

m2

Auxiliary Area

2,454

m2

Resident area

16,176

m2

Basement floor area (3 basements)

4,941

m2

25

Floor

Nursery area

4

Building stories
07 foundation floors, 03 basement and 02
engineering floors

5

Building density throughout the

44.3

%

6

The coefficient of land use

9,9

times

3. Products and service provided:
Page | 3


VP6 Linh Dam project with 25 floors and 3 basements
located in prime locations in urban Linh Dam area,
including the function of commercial services, office
rental and apartments, of which :
 7-storey foundation from 1st floor to 5th
floor is the area is arranged for public and
commercial services
 6th floor to 9th floor are the offices.
 From 10th – 25th floor are apartments,
including
138
luxuries
furnished
apartments designed for the type of area
from 83.62 m2 to 194.56 m2. Each floor
has 6-9 apartments with system 3 highspeed elevators, high-end furniture.
 The basement has a floor area of 4,941 m2 building
4. Time and cost estimate
 Cost estimate:
The project has a total cost of 405,085.27 million (excluding VAT) and 437,485.93 million
(inclusive of VAT), which includes plans for the project include: (1) construction costs; (2)
the cost of equipment, (3) PMU costs & other costs, (4) provision expense, (5) interest in
the construction loan. Details about the costs presented in the table below:
Total project cost
No
1
2
3
4

Content
Construction costs
Equipment Costs
PMU & Other Costs
Provision expense

Page | 4

Unit

Calculating way

VND

Excel

VND

Excel

VND
VND

Excel
Excel

Amount
Before Vat
246,450.2
2
53,099.4
7
65,764.1
3
39,771.4
5

After Vat
27
1,095.24
58,409.42
68,209.82
39,771.45


5

Interest in construction
loans

VND

Excel

20,980.2
1

20,980.21

The total investment
Not Excluding
construction interest

VND

Excluding construction
interest



III.

405,085.2
7

43
7,485.93

426,065.4
7

45
8,466.14

Duration of the project: The project is prepared to invest time and construction
from July 2011 - June 2014 (duration: 35 months)

WORK BEAKDOWN STRUCTURE

Investment in construction projects include a lot of work, but the study only focuses and
summaries two main stages include: (1) preparation, and (2): the investment period.

Phase 1: Preparation tasks
- Step 1: Prepare the browser application for approval End of 9/2011
of premises and preliminary architectural plans.
- Step 2: Preparation of investment projects
construction: including TKCS and project notes

to 4/10/2011

- Step 3: Evaluation of basis design

End of month 15/10/2011

- Step 4: Evaluation of investment projects

End of month 15/10/2011

- Step 5: Approval of project construction investment

Last 10/2011

Phase 2 : Project implementation
- Step 6: Make a record of the construction drawing
End of 11/2011
design and cost estimate
- Step 7: Verification of the construction drawing
design and estimate

to 15/12/2011

- Step 8: Approval of the construction drawing design

End of 12/2011

Page | 5


and estimates
- Step 9: Start of construction

12/2011

- Step 10: Construction

24 months

Works

breakdown

structure

(WBS)

is

presented

as

following:

Project VP6
Preparation tasks

IV.

Project
implementation

Prepare the browser application for
approval of premises and
preliminary architectural plans.

Make a record of the
construction drawing design
and cost estimate

Preparation of investment projects
construction: including TKCS and
project notes

Verification of the construction
drawing design and estimate

Evaluation of basis design

Approval of the construction
drawing design and estimates

Evaluation of investment
projects

Approval of the construction
drawing design and
estimates

Approval of project
construction investment

Construction

ESTIMATE ACTIVITIES
The financial targets of the project are presented in the table "financial analysis of the
project."

Page | 6


Criteria

Unit

Value

NPV

Million

35.907>0

IRR

%

24,1%>20,0%

Year

8th year

Payback Time

Note

With the discount rate =
20.0%
Assess

The financial
feasibility

Criteria

Unit Value

NPV

million

IRR

%

Notes
35 907 > 0
24.1%> 20.0%

Return period: Year 8
With the discount rate = 20.0%
Financial evaluation: the project is financially feasible.

V.

SCHEDULE, HUMAN RESOUCES AND BUDGET
1. Schedule
The schedule of the project: Due to limited framework of this article, we only offer items
schedule overall nature without going more
A. Construction project team:
 PM
 Project Leader
 Project Accounting Department
 Project engineering department

Page | 7


 Parts Supply Chain Management ( Procurement )
 Project Secretary.
B. Construction schedule
- Manicure 1.1:
 piles
 Construction of basement foundation
- 1.2 Construction of ground floor
 Pour concrete frame ground
 Raw Ground
- 1.3 Construction of 1st floor
 Pour concrete floor frame
 1st floor
- 1.4 Construction of 2nd floor


2 storey concrete frame

 raw Building 2nd floor
- 1.5 Construction of 3rd floor


3 storey concrete frame

 Building 3rd floor
C. Equipment installation:
 Installation of electrical system
 Installing water supply systems
 Installed drainage system
 Installation of sanitary equipment
 Door Installation
 Installation of the machinery

Page | 8


D. Complete works
 Tiles
 Paint
 Attach
 Kitchen Cabinets
 Other Work
E. Handing work
 Hygiene
 Delivering
F. End of project:
 Identify the work is done in accordance with the requirements
 Check Actually Works
 Project legal documents


Checking the quality of the records

 Disposals procurement contracts and tenders
 Settlement contracts
 Records disposal contracts.
 Report overall project completion
 Approval of the investor
 Organization of test council
 Test records
 Handing over of works
 Transfer Products
 Hand over the records of the
 Handover
Page | 9


 Meetings of the overall draw lessons


Dissolution

 Construction equipment
 Organize farewell party
 Virgin human
2. Preparation of HR:
The specialized components of the project based on the original scale of the project, total
investment, and project progress to plan:
 Human: suitable for professional competence, sufficient in quantity and quality.
 Materials: Construction and shall sign the contract with the supplier to make supply
chain to ensure the safety and quality of the materials needed for the project, with
the note contingency plans for the bad amalgams of market volatility.
 The equipment and construction machines ensure enough quality to work well for
construction work
 Finance: Arranging roughly the capital to ensure financial resources are meeting the
requirements of the project.
3. Budget:
 Fixed capital investment.
*) The total investment of the project (including interest during construction) is: 458
465 million.
*) The credit terms are included in the economic analysis calculated for the
following projects:
+ Capital of investors: 15.02%
+ Customer capital raising (selling apartments): 63.76%
+ Loans of commercial banks are: 21.22%, estimated interest rate of 20% / year.
Detailed capital structure is presented below:

No

Resource
Page | 10

Investment budget


%
Loan credit institutions

1

21.22%

97,286,514,271

15.02%

68,861,613,777

63.76%

292,318,008,951

100.00%

458,466,137,000

Own capital

2

Capital raising customer

3

Total

Amount

The project includes the following costs:
 Personnel costs
 Direct Costs
 Indirect Costs
 Incremental Costs
 Determine the time the costs are incurred
 Provision expense
 Prepare detailed budgets for each of the above
Unit: million

No

Cost

Value

Total cost
up to year
0

Time
year
>7/2011

I

Investment cost:
Construction
costs

2012

2013

>6/2014

6,576.41 115,273.91 173,481.23 109,753.72 405,085.27
246,450

86,257.58 123,225.11

36,967.53 246,450.22

Equipment Costs
53,099
PMU & Other
Costs

Page | 11

65,764

6,576.41

5,309.95

26,549.73

21,239.79

53,099.47

19,729.24

19,729.24

19,729.24

65,764.13


Provision
expense

II
II.1
II.2
II.3

III

III.1

III.2

39,771

The ability to
raise capital:
Own capital
Capital Bank
Borrowing
Capital mobilized
from customers

3,977.14

3,977.14

31,817.16

39,771.45

6,576.41 115,273.91 173,481.23 109,753.72 405,085.27
15.02%

6,576.41

23,054.78

31,226.62

60,857.82

21.22%

27,650.53

45,401.71

12,900.82

63.76%

64,568.60

96,852.90

96,852.90 258,274.40

27,650.53

45,401.71

12,900.82

85,953.05

Balance (II)-(I)
>=0
Debt and Interest
during
Construction
Principal
investor Loan for
Construction
Paying interest
loans (selfbalancing
payment source)
Total to first
period
Arising during
the year

20,980.21
27,650.53

75,817.29

94,269.87

2,765.05

8,316.82

9,898.34

2,765.05

8,316.82

81,369.05
81,369.05

95,851.39
95,851.39

Interest
payment period
before
Left at end of
period
Total payable
outstanding
Page | 12

85,953.05

30,415.58
30,415.58


loans and
interest
 The cost of the project include :
 Cost of building management and operation: (includes salary, annual
insurance costs , utility costs ... ) : Estimated range 42.000d ( $ 2 ) / m2 per
year
 Expenses Depreciation and amortization
The value of depreciated assets includes all costs to create assets that are
accounted for by separate groups of assets. Depreciation according to
Circular dated 20/10/2009 203/2009/TT-BTC Depreciation and amortization
of the Minister of Finance.
The characteristics of this project are a mixture of office, commercial and
apartment should only amortize to the office area and the commercial floor
apartment.
 Identify the depreciation period for each type of asset.
According to Appendix 01 " The time frame used for fixed assets " issued Circular
No. 203/2009/TT-BTC Depreciation and amortization on 20/10/2009 by the
Minister of Finance , determine the time fixed assets used for the following projects:

No

Time for use

Time for project

1

Types of fixed assets
Buildings and structures

25-50

25

2

Machinery Equipment

10-20

10

3

The deduction gradually (clearance,
other expense, provision expense,
interest building ...)

5-10

5

 Planning depreciation of fixed assets
Pursuant to Article 13 of the Regulation on management, use and depreciation of
fixed assets issued under Circular No. 203/2009/TT-BTC, choose the method of

Page | 13


depreciation for office building project, commercial and residential apartments VP6
Linh Dam: straight-line depreciation method.
 General expenses , administrative costs , marketing , sales ... equal to 1 % of
turnover
 Cost of repair and maintenance works: Estimated 150,000 VND / m2 per
year / (area public office + commercial).
 Interest payment in operation
 The taxes in accordance with the project 's current state , including:
VAT : 10 % of sales
Corporate Income Tax : 25 % of taxable profits
Based on the total investment, based on the progress and schedule of the project’s
accounting department will project planning how to budget initiative, the most
appropriate and effective to serve up the requirements of each project phase. The
budget plan will be approved by the investor and the investor to understand the
disbursement for the project to avoid delays affects the project implementation.
Finally, when you have the schedule, resources and budget plans clear, essential and
important time management is the ability to run as well as the actual implementation
of the project, how to achieve all of the project objectives outlined. This is a very
carefully the possibility of project management, due diligence with serious mental
attitude of all the members of the project management department to direct the
construction.

VI.

CONCLUSION: The economic efficiency of the project finance
 Leasing Office : 3.092m2
 Commercial rental : 4.681m2
 Looks basement parking : 35 cars , 345 motorcycles
 Service fee apartments : 138 apartments
 Apartments: 138 apartments
ECONOMIC EFFICIENCY
Page | 14


During operations, the project will contribute to the state budget the following amounts:
 Value Added Tax :1,439 billion
 Corporate income tax: 3,483 billion
EFFECTIVE SOCIAL PROJECTS
• Meet the requirements for infrastructure, housing, apartments for People Capital and the
accompanying public utilities in the immediate future and in the future.
• Promoting economic efficiency and the advantages Linh Dam.
• Create jobs and incomes for workers.
• Ensure business goals, business functions of the Corporation Coma 18.
• Increased revenues of the city.
• The project will be put to use to form new residential planning system complete with
integrated technical infrastructure and modern improve life for the people of the city,
creating economic opportunities sales to businesses operating in the city, contribute
positively to the economic growth of the city.

Page | 15


REFERENCES

1. Handbook of project management
2. Project Management
3. Balancing hard project management skills and soft skills

Page | 16



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