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Building an apartment complex. Too good to be true?
Rank: Elder Joined: 6/2/2011 Posts: 4,818 Location: -1.2107, 36.8831
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amorphous wrote:Just got a quote from a contractor as follows: Plot size necessary for apartments : 1/8th Total plinth approx 1300 sqm 16 units of 2br @ 70 sqm each construction period: 50 weeks Total cost 15,600,000 meaning 12k per sqm!  Is this possible or am I dealing with a con company The final design (wish I could upload) looks very nice! In fact if this is true I want to get started immediately. that must be a barebone structure. assume, its a 4 floors building with a slab roof and ground floor is only parking area. a. clearance, stripping and excavation for foundation - 100,000/- b. reinforced concrete strip footing - 2,250,000/- c. sub-structure (foundation) wallings - 500,000/- d. sub-structure columns - 250,000/- e. hardcore rock-fill under ground slab - 200,000/- f. reinforced concrete ground slab and ground beams - 2,500,000/- g. 30,000l reinforced concrete under ground water tank - 400,000/- h. 50,000l masonry underground septic tank + rock drain - 250,000/- i. super-structure columns (say 300mm*300mm) 0th-4th floor - 2,250,000/- j. super-structure beams (say 450mm*200mm) 1st - 4th floor - 2,450,000/- k. suspended slabs (say 150mm thick) 1st-4th floor + roof - 7,100,000/- l. 10,000l roof top water tank + shade - 100,000/- m. 5nr. 200watts solar panels + solar water pump - 120,000/- n. electrical works + kplc - 500,000/- o. plumbing works - 500,000/- p. plastering, painting - 500,000/- q. consultancy fees (architect, engineer, qs, eia etc) - 500,000/- r. statutory fees - 100,000/- this is already 20,000,000 and its not comprehensive. Receive with simplicity everything that happens to you.” ― Rashi
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Rank: Member Joined: 5/15/2019 Posts: 677 Location: planet earth
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dunkang wrote:amorphous wrote:Just got a quote from a contractor as follows: Plot size necessary for apartments : 1/8th Total plinth approx 1300 sqm 16 units of 2br @ 70 sqm each construction period: 50 weeks Total cost 15,600,000 meaning 12k per sqm! Is this possible or am I dealing with a con company The final design (wish I could upload) looks very nice! In fact if this is true I want to get started immediately. that must be a barebone structure. assume, its a 4 floors building with a slab roof and ground floor is only parking area. a. clearance, stripping and excavation for foundation - 100,000/- b. reinforced concrete strip footing - 2,250,000/- c. sub-structure (foundation) wallings - 500,000/- d. sub-structure columns - 250,000/- e. hardcore rock-fill under ground slab - 200,000/- f. reinforced concrete ground slab and ground beams - 2,500,000/- g. 30,000l reinforced concrete under ground water tank - 400,000/- h. 50,000l masonry underground septic tank + rock drain - 250,000/- i. super-structure columns (say 300mm*300mm) 0th-4th floor - 2,250,000/- j. super-structure beams (say 450mm*200mm) 1st - 4th floor - 2,450,000/- k. suspended slabs (say 150mm thick) 1st-4th floor + roof - 7,100,000/- l. 10,000l roof top water tank + shade - 100,000/- m. 5nr. 200watts solar panels + solar water pump - 120,000/- n. electrical works + kplc - 500,000/- o. plumbing works - 500,000/- p. plastering, painting - 500,000/- q. consultancy fees (architect, engineer, qs, eia etc) - 500,000/- r. statutory fees - 100,000/- this is already 20,000,000 and its not comprehensive. Thanks brother!  I thought so.Very helpful breakdown that has given me additional insights and ideas! Age and family mellows us all over time
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Rank: Member Joined: 11/15/2010 Posts: 454 Location: Nairobi
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amorphous wrote:dunkang wrote:amorphous wrote:Just got a quote from a contractor as follows: Plot size necessary for apartments : 1/8th Total plinth approx 1300 sqm 16 units of 2br @ 70 sqm each construction period: 50 weeks Total cost 15,600,000 meaning 12k per sqm! Is this possible or am I dealing with a con company The final design (wish I could upload) looks very nice! In fact if this is true I want to get started immediately. that must be a barebone structure. assume, its a 4 floors building with a slab roof and ground floor is only parking area. a. clearance, stripping and excavation for foundation - 100,000/- Quote:b. reinforced concrete strip footing - 2,250,000/- c. sub-structure (foundation) wallings - 500,000/- d. sub-structure columns - 250,000/- e. hardcore rock-fill under ground slab - 200,000/- f. reinforced concrete ground slab and ground beams - 2,500,000/-. g. 30,000l reinforced concrete under ground water tank - 400,000/- h. 50,000l masonry underground septic tank + rock drain - 250,000/- i. super-structure columns (say 300mm*300mm) 0th-4th floor - 2,250,000/- j. super-structure beams (say 450mm*200mm) 1st - 4th floor - 2,450,000/- k. suspended slabs (say 150mm thick) 1st-4th floor + roof - 7,100,000/- l. 10,000l roof top water tank + shade - 100,000/- m. 5nr. 200watts solar panels + solar water pump - 120,000/- n. electrical works + kplc - 500,000/- o. plumbing works - 500,000/- p. plastering, painting - 500,000/- q. consultancy fees (architect, engineer, qs, eia etc) - 500,000/- r. statutory fees - 100,000/- this is already 20,000,000 and its not comprehensive. Thanks brother! I thought so.Very helpful breakdown that has given me additional insights and ideas! This is way too high. ....He who began a good work in you will carry it on to completion..
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Rank: Member Joined: 5/15/2019 Posts: 677 Location: planet earth
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Underground tank and septic are also high. I built a 20,000 litre reinforced underground tank for under 120k. For septic I would do biodigester as it is much cheaper and smaller. Solar water pump makes lots of sense over the long term. I would also quadruple the water storage at the top. Plumbing seems a bit high. Electrical seems a little low, given the number of floors and units. Then there is "county and NCA tax" to think about  Age and family mellows us all over time
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Rank: Member Joined: 5/27/2016 Posts: 274 Location: Pub
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dunkang wrote:amorphous wrote:Just got a quote from a contractor as follows: Plot size necessary for apartments : 1/8th Total plinth approx 1300 sqm 16 units of 2br @ 70 sqm each construction period: 50 weeks Total cost 15,600,000 meaning 12k per sqm! Is this possible or am I dealing with a con company The final design (wish I could upload) looks very nice! In fact if this is true I want to get started immediately. that must be a barebone structure. assume, its a 4 floors building with a slab roof and ground floor is only parking area. a. clearance, stripping and excavation for foundation - 100,000/- b. reinforced concrete strip footing - 2,250,000/- c. sub-structure (foundation) wallings - 500,000/- d. sub-structure columns - 250,000/- e. hardcore rock-fill under ground slab - 200,000/- f. reinforced concrete ground slab and ground beams - 2,500,000/- g. 30,000l reinforced concrete under ground water tank - 400,000/- h. 50,000l masonry underground septic tank + rock drain - 250,000/- i. super-structure columns (say 300mm*300mm) 0th-4th floor - 2,250,000/- j. super-structure beams (say 450mm*200mm) 1st - 4th floor - 2,450,000/- k. suspended slabs (say 150mm thick) 1st-4th floor + roof - 7,100,000/- l. 10,000l roof top water tank + shade - 100,000/- m. 5nr. 200watts solar panels + solar water pump - 120,000/- n. electrical works + kplc - 500,000/- o. plumbing works - 500,000/- p. plastering, painting - 500,000/- q. consultancy fees (architect, engineer, qs, eia etc) - 500,000/- r. statutory fees - 100,000/- this is already 20,000,000 and its not comprehensive. I actually think this breakdown is fair by current rate, my outlier is plastering (it will blow past this) p. plastering, painting - 500,000/- na bado chuma/rail, tiling, MDF....assuming you will add all this. When you done if you are a lazy landlord you get a property manager/agent at around 5-7%. I work so I can afford the amount of alcohol required to continue going to work
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Rank: Member Joined: 5/15/2019 Posts: 677 Location: planet earth
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Ryko wrote:
I actually think this breakdown is fair by current rate, my outlier is plastering (it will blow past this)
p. plastering, painting - 500,000/-
na bado chuma/rail, tiling, MDF....assuming you will add all this.
When you done if you are a lazy landlord you get a property manager/agent at around 5-7%.
Agreed on plastering. And yes we have not even talked of -Bathroom and sanitary ware for every single apartment -Doors n WINDOWS for every single apartment -Kitchen cabinets and wardrobes for every single apartment -Other small extras hapa na pale..water, shuttering etc Thats why I said that estimate of 15m for the whole shebang ni jokes kabsaaaa. Age and family mellows us all over time
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Rank: Member Joined: 12/11/2006 Posts: 884
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I got a quotation of ksh 1,150,000 for a two bedroom residential house master ensuite (not storey). Feel like its on the higher side. Plus whats the approximate cost to build a perimeter wall for a 100 by 100 ft plot “Invest in yourself. Your career is the engine of your wealth.”
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Rank: Member Joined: 5/15/2019 Posts: 677 Location: planet earth
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ngapat wrote:I got a quotation of ksh 1,150,000 for a two bedroom residential house master ensuite (not storey). Feel like its on the higher side.
Plus whats the approximate cost to build a perimeter wall for a 100 by 100 ft plot 1,15 m for a 2br is too low jameni. Unless it is just the shell of a very tiny house with -thinnest gauge mabati roof -keying with no plaster nje na ndani -cement screeded floors -concrete countertops -cheapest of the cheap bathroom and toilet fixtures -rough electricals done 1 or 2 very tiny windows per wall or no windows at all and of course other madoidos are out of the question perimeter wall for 1/4 acre is 500k minimum. Age and family mellows us all over time
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Rank: Member Joined: 12/11/2006 Posts: 884
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amorphous wrote:ngapat wrote:I got a quotation of ksh 1,150,000 for a two bedroom residential house master ensuite (not storey). Feel like its on the higher side.
Plus whats the approximate cost to build a perimeter wall for a 100 by 100 ft plot 1,15 m for a 2br is too low jameni. Unless it is just the shell of a very tiny house with -thinnest gauge mabati roof -keying with no plaster nje na ndani -cement screeded floors -concrete countertops -cheapest of the cheap bathroom and toilet fixtures -rough electricals done 1 or 2 very tiny windows per wall or no windows at all and of course other madoidos are out of the question perimeter wall for 1/4 acre is 500k minimum. Thanks for the info. The 2br house is 78 sqm. “Invest in yourself. Your career is the engine of your wealth.”
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Rank: Member Joined: 5/15/2019 Posts: 677 Location: planet earth
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ngapat wrote:
Thanks for the info. The 2br house is 78 sqm.
For 78sqm inawezekana (barely) but under certain conditions. - Low end finishes - Building yourself with fundis or with a very cheap foreman - You bring all materials to site yourself - You build quick without approvals from the "big boys" but this is risky The house will end up looking like this at best (if you are lucky!);  Age and family mellows us all over time
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Rank: Elder Joined: 6/2/2011 Posts: 4,818 Location: -1.2107, 36.8831
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ngapat wrote:I got a quotation of ksh 1,150,000 for a two bedroom residential house master ensuite (not storey). Feel like its on the higher side.
Plus whats the approximate cost to build a perimeter wall for a 100 by 100 ft plot From basic principals again; A. EXCAVATION FOR FOUNDATION (They come with tools) A.1 - Fundi (1 day @ 1,200/-) = 1,200/- A.2 - Watu wa mkono (3 guys @ 500/-) = 1,500/- B. FOUNDATION (strip footing and foundation wall) B.1 - Fundi (3 days @1,200/-) = 3,600/- B.2 - Watu wa Mkono (3 guys, 3 days @500/-) = 4,500/- B.3 - Foundation Stones (1,200ft @ 27/-) = 32,400/- B.4 - Cement (50 bags @ 600/-) = 30,000/- B.5 - River Sand (6 Tons @2,200/-) = 13,200/- B.6 - Gravel (6 Tons @ 2,200/-) = 13,200/- B.7 - Water (2,000 liters) = 2,000/- B.8 - Transportation of materials = 10,000/- C. SUPER-STRUCTURE WALL (Keyed only on one wall) C.1 - Fundi (21 days @1,200/-) = 25,200/- C.2 - Watu wa Mkono (6 guys, 21 days @500/-) = 63,000/- C.3 - Ndarugu 6" Stones (4,400 pieces @ 20/-) = 88,000/- C.4 - Cement (50 bags @ 600/-) = 30,000/- C.5 - River Sand (11 Tons @2,200/-) = 24,200/- C.6 - Water (3,000 liters) = 3,000/- C.7 - Transportation of materials = 20,000/- TOTAL ESTIMATED COST = KSHS. 365,000 Receive with simplicity everything that happens to you.” ― Rashi
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Rank: Member Joined: 5/15/2019 Posts: 677 Location: planet earth
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dunkang wrote:ngapat wrote:I got a quotation of ksh 1,150,000 for a two bedroom residential house master ensuite (not storey). Feel like its on the higher side.
Plus whats the approximate cost to build a perimeter wall for a 100 by 100 ft plot From basic principals again; A. EXCAVATION FOR FOUNDATION (They come with tools) A.1 - Fundi (1 day @ 1,200/-) = 1,200/-
A.2 - Watu wa mkono (3 guys @ 500/-) = 1,500/- B. FOUNDATION (strip footing and foundation wall) B.1 - Fundi (3 days @1,200/-) = 3,600/-
B.2 - Watu wa Mkono (3 guys, 3 days @500/-) = 4,500/- B.3 - Foundation Stones (1,200ft @ 27/-) = 32,400/- B.4 - Cement (50 bags @ 600/-) = 30,000/- B.5 - River Sand (6 Tons @2,200/-) = 13,200/- B.6 - Gravel (6 Tons @ 2,200/-) = 13,200/- B.7 - Water (2,000 liters) = 2,000/- B.8 - Transportation of materials = 10,000/- C. SUPER-STRUCTURE WALL (Keyed only on one wall) C. 1 - Fundi (21 days @1,200/-) = 25,200/-
C.2 - Watu wa Mkono (6 guys, 21 days @500/-) = 63,000/- C.3 - Ndarugu 6" Stones (4,400 pieces @ 20/-) = 88,000/- C.4 - Cement (50 bags @ 600/-) = 30,000/- C.5 - River Sand (11 Tons @2,200/-) = 24,200/- C.6 - Water (3,000 liters) = 3,000/- C.7 - Transportation of materials = 20,000/- TOTAL ESTIMATED COST = KSHS. 365,000 Are you a slave driver? Jameni please pay your workers a living wage What can soo tano buy these days? Imagine a mtu wa mkono with hungry wife and 5 kids waiting nyumbani for him. Not only must he bring home unga na sukuma na madondo (meat being a luxury) but must also jipanga for their school fees, stima or makaa, rent, na kadharika with his daily wage. Jameni how will he survive on soo tano crumbs? Age and family mellows us all over time
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