Surveyor51 3 WEB
Surveyor51 3 WEB
51
No.3
2016
m2 (x, y) x 3
I
Greetings everyone.
nline with the 18th International Surveyor’s Congress theme : The resilient professional –
Thriving In a Changing Economy, this issue we feature Sr Ringo Chan, the recipient of the RISM
Lifetime Achievement Award for year 2016. Sr Ringo is not a stranger to us all, for he has been
with RISM in every step of the way from year 1983 until present. Sr Ringo possesses multiple
professional accreditations under his belt besides Fellow of RISM – he is also a registered
quantity surveyor with the Board of Quantity Surveyors Malaysia (BQSM), a Member of Royal
Institute of Chartered Surveyors (RICS) and a Member of the Malaysian Institute of Arbitrators. He
is the founder of a QS consultancy firm, CPK Associates and has been the Principal since 1999. He
currently holds the Secretary of the Education and Accreditation Board post in RISM since 2001.
More on the QS profession, under the Peer Review section, we have an article contributed by
the Project Management, Procurement & Economics Research Group of Univeristy Malaya on
the Influences of Cost Variables On The conceptual Cost Estimation Accuracy: Methods and
Techniques. Conceptual Cost Estimate (CCE) is fundamental in the initial decision making process
for a construction project. The primary function of CCE is to assist the owner about the anticipated
cost of a project for budgeting purposes. In theory, estimating accuracy is indicative of the degree
to which the final price outcome of a project may vary from the single point value used as the
estimated cost of the project. Different projects have different cost factors for consideration;
thus, construction cost estimation process requires an appreciation of project’s evaluation about
the factors influencing the accuracy. This article is a summary of studies carried out on cost
estimation techniques and read on to see what the results shows. Another area of interest for the
QS fraternity, we also have an ECA on a Child Care Centre published in this issue.
Another article that came from University Malaya is from The Department of Estate Management.
The authors have written an article entitled Housing Pathways among Gen Y in Kuala Lumpur.
Gen Y are estimated to represent almost 30% of Malaysian demography. On the housing ladder,
they can be the most mobile compared to other generations. Recently, there have been concerns
about the housing affordability levels of ‘young starters’, i.e. Gen Y who are starting to establish
themselves in the society. Typical of an Asian economy, Malaysia currently practices a binary
housing tenure system comprising home ownership and private renting. Based on the assumed
preference for home ownership, the inability of Gen Y to purchase a house in Kuala Lumpur has
been a cause for concern. This article aims to reveal housing types and areas that are currently
affordable for the Gen Y respondents in Kuala Lumpur.
Under the section on RISM activities, we have the 18th ISC report
including report on the 55th AGM and RISM Annual Dinner. The
line-up of the 56th session council members is also featured in
this issue. This is to enable members to get to know the council
members representing them in the institution.
RISM is not only an institution that cares for its members. RISM
also carries out activities for the public and the needy especially.
RISM Charity Run held on 31st July 2016 is featured in this
issue. Proceeds from the run was contributed to the Yayasan
Muda Selangor. In another charity event, RISM has carried out a
CSR programme where another mini library was built especially
dedicated to the seriously ill children in the Pediatrics Ward. After Sr Ina Abu Bakar FRISM
the success of the previous similar project in HUKM , this time Editor, Editorial Board
around is in the East Cost in Hospital USM, Kota Baru, Kelantan. (Session 2016/2017)
Contents
President
YBhg. Dato’ Sr K. Sri Kandan, DIMP, FRISM, FAIQS, FRICS
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‘Sr’ is the abbreviation for surveyors and was first mooted by RISM in
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The Institute as a body does not hold itself responsible for statements
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in this publication, or for the strict accuracy of references to law cases,
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‘Sr’ is the abbreviation for surveyors and was first mooted by RISM in 2005 and used
by all RISM members since 2006 as a badge of identity for surveying professionals.
The Institute as a body does not hold itself responsible for statements made or
opinions expressed in the articles and advertisements printed in this publication, or
for the strict accuracy of references to law cases, which are intended only as a gloss
on authorised reports. Rights of translation and reproduction reserved.
Peer
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Dwifitra Jumas, Faizul Azli Mohd Rahim and Nurshuhada Zainon
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I
1.0 Introduction reviewed in literatures and in
practice.
n literature, many issues of A CCE is a
the CCE are related to the 3.0 Conceptual Cost
poor quality of the early stage preliminary Estimation (CCE)
estimated budget provided
by the construction cost
estimation A CCE is a preliminary estimation
consultants involved. Firstly is regarding the regarding the value, quantity, size
because of process standardisation or weight. As the name implies,
and impact of professional judgment value, quantity, “conceptual” is generally made
on formulation of building project
budget price advice (Fortune, 2006).
size or weight. in the early phases of a project.
When performing a CCE, typically,
Once a professional judgment has there are no drawings available.
been involved extensively during What exists is a vague verbal or
the generation of cost estimates, written description of the project
many assumptions were made scope. When preparing this type of
(Rush & Roy 2001a). This judgment estimation, the estimator makes
can be prone to bias, for instance; assumptions about virtually every
subjective, political aims, depends by more causes and inter correlation aspect of the project regarding the
on level of experiences, inconsistent between many different variables value, quantity, size or weight. The
and unstructured processes, (Azman, Samad, & Ismail, 2012; process of assumptions generate
and also difficult to reuse and to Elfaki, Alatawi, & Abushandi, 2014; the cost of work activity or output
modify (Datta & Roy, 2010; Rush Shane, Molenaar, Anderson, & by interpreting data or knowledge
& Roy 2001a). Secondly, previous Schexnayder, 2009), each variables which is usually done by creating a
researchers have studied the factors must be properly addressed in order cost model (Curran, Raghunathan, &
affecting the cost estimation of to maintain an acceptable level Price, 2004; Langmaak et al., 2013;
construction project from various of accuracy during the process. Sonmez, 2011).
perspectives. According to Liu and Therefore, the CCE process required
Zhu (2007): an appreciation of a project’s Choi, Kim, Han, and Kwak (2014)
evaluation about the influencing defines CCE as the conceptual policy
There is importance to identify factors. planning stage that includes asset
critical factors for effective development, budget allocation and
estimation at each project stage; 2.0 Methodology alternative screening especially for
most cost estimation studies focus cost guidance in public project. Other
on specific estimation method This paper reviewed publications primary functions of CCE are to tell
as generic techniques and little obtained electronically through the owner about the anticipated
attention has been paid to the unique major scientific databases which cost. It is also important to project
requirements at each project stage. are Google Scholar (http://scholar. feasibility studies and upon final
google.com.my), Scopus (http:// project success that can be used
Accuracy implies closeness to the www.scopus. com/home.url) and in project evaluations, engineering
actual value. It means lack of error. the Science Direct databases. designs, and cost management
It also comprises two aspects in This paper investigates and (Cheng, Tsai, & Hsieh, 2009; Cheng,
term of “bias” and “consistency” summarises the current use of cost Tsai, & Sudjono, 2010; Lowe, Emsley,
(Ashworth, 1995; Skitmore, 1991). estimation techniques in the building & Anthony, 2006; Sonmez, 2004) or
Bias is concerned with “the average construction project. The extensive even to support bid price estimation
differences between actual value and hierarchical techniques are based (Gunduza, Ugurb, & Ozturk, 2011;
forecasts”; measures of consistency on grouping into the qualitative Wang, Shih, Tsui, & Hsu, 2012).
are concerned with “the degree and quantitative techniques. This
of variation around the average”. paper contributes to the knowledge A generic CCE process is displayed
Since the factors contribute to the base of cost estimation literature graphically in Figure 1. The process
estimation bias could be influenced by presenting different techniques begins with a request made by
8
Influences Of Cost Variables On The Conceptual Cost Estimation Accuracy: Methods And Techniques
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Influences Of Cost Variables On The Conceptual Cost Estimation Accuracy: Methods And Techniques
Qualitative Techniques user improve the decision-making In fact, most of the significant
Qualitative techniques in cost process and prepare cost estimates factors affecting project costs
estimation can be defined as the for new project based on certain are qualitative including scope of
assumptions and judgments that input information. contract, project risks, management
cost estimators and engineers do and technique, and environmental
during the generation of an estimate. Another study also report that and circumstantial Influence (Y.-M.
These assumptions and judgments the subjective decision making Cheng, 2014), project complexity,
are related to how an estimator processes involved and are project team requirement, contract
refers to past projects as a basis for characterised by qualitative data and requirement (Akintoye, 2000), and
the generation of a new estimate knowledge that is often vague and other factors such as construction
(Datta & Roy, 2010; Niazi & Dai, difficult to structure and quantify time, contractor’s planning
2006; Rush & Roy 2001a). In that (Akintoye, 2000). For Example, Tah et capability, procurement methods
sense, the previous experience of an al. (1994), based on semi-structured and market conditions including
estimator can provide useful help to interviews with seven contractors, level of construction activity. Due
generate reliable cost estimates for investigated current practices of to the qualitative nature of these
a new project. Qualitative technique estimating the indirect costs (indirect factors, they are difficult to structure
can be categorized into intuitive and costs were described as those which and quantify (Elhag, Boussabaine,
analogical techniques: are not traceable to a specific work & Ballal, 2005). Most of these
item, and consist of site overheads, factors are often ignored by current
i. Intuitive: estimates are based on general overheads, profits and forecasting techniques. Only some
the expert estimator’s experience allowances for risks) involved in of those techniques which include
ii. Analogical: estimated made on tendering for construction work. a risk assessment element usually
the definition and the analysis of The study, while recognising the consider some qualitative factors.
the degree of similarity between limitation of the research due to the
the new project and another low rates of response because of the Analogical technique is also a form
from the past project sensitivity and confidential nature of of experts judgment (Phaobunjong,
the subject, concluded by indicating 2002). It involves using the actual
The study done by Lai, Wang, and a high degree of subjectivity involved cost of a previous similar project
Wang (2008) investigated that in in indirect cost estimating. It also as the basis for estimating the
Taiwan, the Public Construction recognised that the percentage cost of the current project (PMI,
Commission (PPC) officers added to the cost estimate is based 1996). One or several projects
decide project budgets principally on the subjective judgment of senior may be used as project reference.
based on their own experience management. The method usually involves very
because the regulation for setting little calculation. Any calculation
construction project budgets performed is typically limited to
only qualitatively describe the using indexes to adjust the costs
governmental administration and determining the average cost for
process; thus, budgeting results can The percentage similar projects. Due to its simplistic
be unreliable. The study suggested
that without using explicit evaluation
added to the nature and limited project scope
information required, the estimate
criteria, project budgets cannot cost estimate has poor accuracy but serves its
be assessed using a consistent purpose for preliminary economic
decision-making process. However, is based on feasibility consideration. However,
Niazi and Dai (2006) identified
two subcategories to improve the
the subjective analogical technique is generally the
least demanding and least costly
study under intuitive technique judgment method. Analogical estimating is
such as case-based methodology most reliable when the reference
or case-based reasoning (CBR) and of senior project or projects are really similar
decision support system (DSS). The
knowledge may be stored in the form
management. in fact and not just in appearance,
and that the estimators involved in
of rules, decision trees, judgments preparing the estimates have the
and more, at a specific location, for needed expertise (PMI, 1996).
example, a database to help the end
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Quantitative Techniques
In cost estimation, quantitative
knowledge is defined as cost
elements and known structures
In cost estimation, quantitative
of elements which form the basis knowledge is defined as cost elements
of a cost estimate and that are
measurable (Rush & Roy, 2001b). and known structures of elements
The cost of element is as number
of part or type (Riquelme & Serpell,
which form the basis of a cost estimate
2013; Rush & Roy 2001a; Rush & and that are measurable
Roy, 2001b), such as gross external
floor area, median floor height,
construction duration (Stoy &
Schalcher, 2007; C. Stoy, Pollalis, &
Schalcher, 2008), floor underground
and aboveground, and number of
households (Cheng et al., 2010). models that adopt parametric entire project’s cost. Analytical
Quantitative technique can be method and have been developed. estimating is usually a practical
categorized into parametric and Duverlie and Castelain (1999) and reliable method for determining
analytical techniques: mentioned that this model is costs. According to Niazi and Dai
useful only if used in combination (2006), this technique requires
i. Parametric: estimation based with other models. For instance, detailed information about labour,
on analytical function of a set of a parametric cost model can material, equipment, and overheads
parameters characteristic of the developed using a linear regression as well.
project. These are known to be based on cost data (Ahn et al., 2014;
top-down applications. Sonmez, 2008). Moreover, Hegazy 5.0 Significant
ii. Analytical: based on detailed and Ayed (1998) used the neural
analysis network technique to develop a
variable of cost
parametric cost estimation model factors
The studies about parametric for highway project. Even parametric
estimation were becoming an models have been developed using Several studies have been identified
interesting topic among researchers regression analysis and neural by extant literature of factors
during early stages. Basically, this networks techniques for pre-design influencing the cost estimation.
study has been done by using Cost cost estimation of urban railway A challenge to the estimator is to
Estimating Relationship (CER) (Sonmez & Ontepeli, 2009). On the produce a cost estimation that is
among the project characteristic other hand, Marzouk and Ahmed an accurate. The factors include
and applying an algorithm to (2011) presented a parametric expertise of consultants, quality of
determine an approximation of cost model to provide reliable cost information and flow requirements,
the total project cost (Kwak & estimating at the early stages of the project team’s experience of
Watson, 2005). Moreover, Gunduza pump station construction project the construction type, the tender
et al. (2011) advocated that utilizing case-based reasoning (CBR). period and market condition, extent
parametric estimation method of completion of pre-contract
is a unique technique which can Analytical technique is a process design, and the complexity of design
be used for both analytical and used by estimators to develop an and construction (Odusami and
predictive purposes by taking into approximation of a given project’s Onukwube, 2008), bidding situations,
consideration the effect of potential costs. In analytical estimating, the project characteristics, and
new items to estimate the overall project is carefully broken down experience on similar type of project,
reliability. into the various tasks necessary the estimating process (Shash and
to complete it, and then these Al-Khaldi, 1992), and the experience
Previous researchers have shown are estimated for time and cost of the estimators {AbouRizk, 2002
that many methods can be used expectations based on experience. #103;Lowe, 1994 #135}(Lowe
to fit the parametric functions. These component costs are then and Skitmore 1994; Al-Harbi and
Therefore, many cost estimation assembled into an estimate of the Johnston1994).
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Influences Of Cost Variables On The Conceptual Cost Estimation Accuracy: Methods And Techniques
In improving the effectiveness of requirements and procurement Table 2 provides a summary of all
managing the estimation process, methods, and (5) external factors such related study based on five
other researchers attempted to and market conditions. However, points: 1) what the type of building or
classify the large number of cost the above factors can be clustered data is collected, 2) the techniques
factors into categories of factors into two distinct group: (i) estimator- of the model in use, 3) the coverage
with similar attributes (Akintoye specific factors and (ii) design and of cost factors, 4) the finding to
& Fitzgerald, 2000; Y.-M. Cheng, project-specific factors (Akinci & the influence on cost estimation
2014; Elhag et al., 2005; Enshassi, Finchers, 1998; Elfaki et al., 2014). The accuracy and 5) the type of validation.
Mohamed, & Madi, 2005; Liu & estimator specific factor can be one It is very obvious that each type of
Zhu, 2007; Toh, Ting, Ali, & Aliagha, of the three parties; consultant, owner building has different cost factors
2012; Trost & Oberlender, 2003). and contractor which are mostly for consideration. However, the most
The cost factors are identified into based on the estimator’s experience common of cost factor used in the
five categories: (i) information of or background. And design and type of building is total floor area or
consultant and design parameter, project-specific factors can include building area.
(2) project’s characteristics, (3) project size, type of project, ground
client’s characteristics, (4) contract condition, and material costs.
Lai et al. A questionnaire was AHP and • Project condition The project owner Applied to
(2008) filled out by five officers simulation • Environmental did not perform well proposed
responsible for reviewing condition in preparing the procedure of
building • Regulation condition proposal public project
• Planning condition
• Estimation condition The accuracy or %
error have not been
mentioned
Stoy et al. 70 Residential buildings Regression • Compactness of the The percentage er- Applied to pre-
(2008) building ror ranges between dict the cost of
• Number of elevator 12 % and 13% new properties
• Size of the project
• Proportion of openings
in external walls
• Region
Cheng, et al Data management and Neural Network • Site area % error of overall Using 23 training
(2009) Engineering work: • Floors underground estimates and total cases and 5
Temporary construction • Floors aboveground category estimates testing cases.
Geotechnical construction • Total floor area are 16% and 6.7%
Structural construction • Soil condition
Decorative construction • Area of exterior wall
Electromechanical infra-
structure
Ji, Park, and 102 apartment projects Regression • Gross floor area The accuracy Applied to 22
Lee (2010) • Number of unit floor improved by 2.84% cases
household from cost/GFA and
• Number of floor 8.24% from cost/
UFA
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Jin et al. 99 multi-family housings MRA based Site area The accuracy Comparison with
(2012) revised CBR Ground area improved by 4.39% CBR method
41businessfacilities Building Area for family housing
Numbers of floor and 17.23% for
Underground area business facilities
Ground area
Building area
Number of
underground flours
Landscape area
Ahn et al. 124 building with different AI: CBR and • Number of house- CBR using the weight Comparison
(2014) types of apartment house- Parametric holds of AI resulted in rela- with CBR and
holds based on gross area: • Gross floor area tively higher estimate Parametric
49 m2, 59 m2, 84 m2, and • Number of unit floor accuracy was 4.01%
114 m2 households and 4.34% for regres-
• Number of elevators sion coefficient
• Number of floors The AI method is
• Number of house- flexible as it can
holds of unit floor per reflect the ranges of
elevator attributes according
to the accumulated
database
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Influences Of Cost Variables On The Conceptual Cost Estimation Accuracy: Methods And Techniques
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budget determination procedure for Cost Estimation Model for Conceptual Engineering Management, 134,
public building construction projects. Cost Estimation of Building 1011-1016. doi: 10.1061/ASCE0733-
Automation in Construction, 17, 623- Consruction Project. Texas: The 93642008134:121011
632. doi:10.1016/j.autcon.2007.10.007 University of Texas at Austin.
Sonmez, R. (2011). Range estimation
Langmaak, S., Wiseall, S., Bru, C., PMI Standard Committee, A Guide of construction costs using neural
Adkins, R., Scanlan, J., & Sóbester, A. To The Project Management Body networks with bootstrap prediction
(2013). An activity-based-parametric of Knowledge, Project Management intervals. Expert Systems with
hybrid cost model to estimate the unit Institute, Newtown Square, PA, 1996 Applications, 38(8), 9913-9917.
cost of a novel gas turbine component. doi:10.1016/j.eswa.2011.02.042
International Journal of Production Riquelme, P., & Serpell, A. (2013).
Economics, 142(1), 74-88. doi: Adding qualitative context factors to Sonmez, R., & Ontepeli, B. (2009).
10.1016/j.ijpe.2012.09.020 analogy estimating of construction Predesign cost estimation of urban
projects. Social and Behavioral railway projects with parametric
Liu, L., & Zhu, K. (2007). Improving cost Sciences, 74, 190-202. doi: 10.1016/j. modeling. Journal of Civil Engineering
estimates of construction projects sbspro.2013.03.037 and Management, 15(4), 405-409.
using phased cost factors. Journal
of Construction Engineering and Rush , C., & Roy , R. (2001a). Expert Stoy, & Schalcher, H.-R. (2007).
Management. doi: 10.1061/ASCE0733- judgement in cost estimating: Residential building projects:
93642007133:191 Modelling the reasoning process. building cost indicators and drivers.
Concurrent Engineering, 9(4), 271-284. Journal of Construction Engineering
Lowe, D. J., Emsley, M. W., & Anthony, doi: 10.1177/1063293X0100900404 and Management, 133(2), 139-
H. (2006). Predicting Construction 145. doi: 10.1061/ASCE0733-
Cost Using Multiple Regression Rush, C., & Roy, R. (2001b). Capturing 93642007133:2139
Techniques. Journal of Construction quantitative & qualitative knowledge
Engineering and Management, 132(7), for cost modelling within a concurent Stoy, C., Pollalis, S., & Schalcher, H.-R.
750-758. doi: 10.1061/ASCE0733- engineering (CE) enviroment. Paper (2008). Drivers for cost estimating in
93642006132:7750 presented at the 8th ISPE International early design: case study of residential
Conference on Concurent Engineering: construction. Journal of Construction
Lowe, D. J. and M. Skitmore (1994). Research and Applications, Anaheim, Engineering and Management, 134(1),
Experiential Learning in Cost California. 32-39. doi: 10.1061/ASCE0733-
Estimating. Construction Management 93642008134:132
and Economics, 12(5): 423-431. Shane, J. S., Molenaar, Anderson, S. R.,
& Schexnayder. (2009). Construction Tah, J. H. M., et al. (1994). A survey of
Marzouk, M. M., & Ahmed, R. M. (2011). project cost escalation factors. Journal inderect cost estimating in practice.
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station projects. Journal of Advanced
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Zafirah Al Sadat Zyed, Hasniyati Hamzah and Nur Alifah Baharuddin
Housing Pathways
Among Gen Y In
Kuala Lumpur
This paper aims to reveal the current housing pathway for Kuala Lumpur’s Generation
Y (Gen Y). Gen Y creates a new paradigm in housing research. Being born during
the Information and Connection Technology (ICT) boom, this generation possesses
traits that are unprecedented in terms of their ICT savvy-ness, social connectedness
and sense of entitlement. Gen Y are estimated to represent almost 30% of Malaysian
demography. On the housing ladder, they can be the most mobile compared to other
generations. Recently, there have been concerns about the housing affordability levels
of ‘young starters’, i.e. Gen Y who are starting to establish themselves in the society.
Typical of an Asian economy, Malaysia currently practises a binary housing tenure
system comprising home ownership and private renting. Based on the assumed
preference for home ownership, the inability of Gen Y to purchase a house in Kuala
Lumpur has been a cause for concern. Based on a quantitative approach, this paper
17
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divides the young starters into four distinctive groups, junior-lower affordability
(JL), junior-higher affordability (JH), senior-lower affordability (SL) and senior-higher
affordability (SH) to examine the housing pathway within this gradation. Additionally,
this paper also aims to reveal the housing types and areas that are currently affordable
for the Gen Y respondents in Kuala Lumpur. The questionnaire survey showed renting
being the current predominant tenure across the gradation of respondents. High
rise residential units and areas outside KL were indicated as affordable for renting,
whereas affordability for purchase was found minimal. For policymakers, the findings
enable formulation of policy prescriptions that can facilitate young starters’ access to
adequate and affordable housing.
Keywords: Gen Y, young starters, housing pathway, housing tenure, housing affordability.
H
1.0 Introduction found to be severely unaffordable.
A study by Malaysian Rating
Thus, housing affordability not
only concerns people’s ability to
ousing affordability Corporation Berhad in 2013 reported purchase a house but also concerns
issues among Gen Y that the Price Income Ratio (PIR) the ability to pay rent. In contrast to
currently dominate for Kuala Lumpur and Malaysia home ownership, private renting has
a large part of the worsened from 6.1 to 7.3 and 3.9 received little attention from housing
Malaysian housing to 4.4 respectively within three researchers despite its appearance
discourse. The years (2009 to 2012) (Malaysian in the National Housing Policy and
seriousness of the situation has Rating Corporation Berhad, 2013). the 10th Malaysia Plan. Importantly,
led some parties to describe it as These figures are considered fall the institutional set up for private
a crisis (Hamzah & Adnan, 2014). under “Moderately Unaffordable” to renting is virtually non-existent in the
At the centre of the discussion is “Severely Unaffordable” based on the country. There is no specific law or
Gen Y, a segment recognised for work of Cox and Pavletich (2014). government institution that governs
its unique characteristics that may
Nonetheless, housing affordability
challenge conventional notions of
is often (mistakenly) conflated
housing consumers. Despite the
with non-ability to purchase a
lack of singular definition of Gen Y,
most authors categorise this group
house. This leads to an incomplete
examination of the housing situation
Housing
to refer to those born between 1980
and 2000. Access to affordable
that can result in erroneous policy affordability
prescriptions, for instance, providing
housing is especially important for
the ‘young starters’, those between
assistance for house purchase issues among
25 and 34 years of age who are at
deposit for recipients whose monthly
disposable incomes are insufficient Gen Y currently
the early stage of their adult lives
(Zairul et al., 2015). The so-called
to cover monthly housing costs.
It is important to recognise that
dominate a
housing crisis among Gen Y in most
major cities in Malaysia has been
Malaysia practices a binary housing large part of
tenure system i.e. home ownership
attributed to exponential house
and renting. In reality, housing the Malaysian
price increments that have not been
matched with income levels. Within
affordability concerns people’s
ability to access comfortable and
housing discourse
Malaysia, the levels of unaffordability
proper housing without undue
differ between and across states.
stress on their disposable income.
In Kuala Lumpur, housing has been
18
Housing Pathways Among Gen Y In Kuala Lumpur
Similar to other countries, other often (mistakenly) provision system should not be
assumed but instead, carefully
living options for Malaysian Gen Y
include living with parents or family
conflated with examined against their unique
characteristics.
and for students, living at university non-ability to
accommodation. However, the The study by Hamzah and Adnan
young starters normally are young purchase a house. (2014) has adequately summed the
people who have finished their basic definition of Gen Y in terms of their
tertiary education, already started birth years. After reviewing a number
working and are looking to establish of studies on Gen Y, they concluded
themselves in the society. Thus, To frame the query, the paper that the generally accepted range
between the age of 25 and 34, these will proceed with a discussion of of birth years of Gen Y is between
young starters would rent, live with important concepts such as Gen 1980 and 2000. In other words, this
their parents/family or own the Y definition and characteristics would put Gen Y as people who
houses they live in. It is generally and housing pathway before are currently between the ages of
assumed that the housing pathway providing the context of the paper. 16 to 36, which would constitute
for the young starters would begin This paper sets out to establish vast diversity in terms of their living
with either renting or living with their the housing pathway of Gen Y needs and experiences (Lachman,
parents or family and eventually respondents who are divided into 2010). However, this definition is
leading to home ownership. Based age and affordability groups to see too wide for this paper. In looking
on this assumed housing pathway if there would be progression into for a realistic definition of Gen Y
and preference, young people who the assumed ultimate tenure i.e. who would be faced with housing
have worked for a number of years home ownership within the group pathway issues, the current study
are deemed to have saved enough at the higher age and affordability adopts the sub-group called ‘young
for a house purchase deposit and level. Recommendations will be starters’ by Zairul et al. (2015). In
would have earned enough to pay made based on the results on how the 2015 study, the possibility of
for a mortgage. Thus, the failure of to best facilitate Gen Y’s access to a new housing provision system
young people to purchase a house comfortable and proper housing. for Malaysia’s Gen Y was mulled
after working for several years, specifically for working young adults
say five years, would be a cause of 2.0 Gen Y: Definition between 25 and 34 years of age.
alarm to the society. Underpinning The present study adopts the young
this worry is the assumption of and Characteristics starter as the sub-group of Gen Y to
housing unaffordability for the young be examined.
Age segmentation is increasingly
generation.
important in real estate studies Most of the authors describe Gen Y
This paper supports the notion in general. Gen Y is a segment as being tech-savvy and connected
of segmentation within a class of of the population that comprises (Archana & Heejin, 2008; Lachman,
housing consumer. In this paper, two young people who are the most 2010). Besides that, the social
factors influence the categorisation mobile in terms of their social and quotient of Gen Y has also been
of respondents i.e. income and economic standings. Comprising emphasised by researchers. Among
age. It is argued that the living more than a third of Malaysia’s others, Gen Y were said to possess
experiences of young people will demography (Hamzah & Adnan, high moral spirit, patriotic, willing
change alongside the progression 2014), an understanding of this to fight for freedom, sociable and
of age and the assumed parallel group and how they are unique from emphasise the value of home and
income increment. However, the the previous generations can help family (Eisner, 2005). Additionally,
more important contributions of this Malaysian housing researchers and Gen Y were described as social,
paper are in the identification of the policymakers in determining the educated, multi-cultural, high
affordable tenure type, house type housing issues of this particular age performance and civic-minded by
and area. segment and the best approach in Lachman (2010) and independent,
19
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confident, diverse, and collaborative and/or investment, the demand as the varying household forms
by Islam et al. (2011). On a negative will come not only from within the that individuals experience and the
side, Gen Y were labelled as having group but also from parents who housing routes that they take over
a sense of entitlement, pampered, were concerned with assuring a time. Clapham further submits that
high maintenance and outspoken financially secure future for their Gen housing pathway should not be
(Lachman, 2010) and also selfish Y children by acquiring investment looked as being linear and having a
(Islam et al., 2011). A study that vehicles for their children (Bujang stable trajectory pertaining to one’s
mapped their economic behaviour et al., 2015). The parents of Gen Y living accommodations and/or
highlighted the difference in Gen Y’s (baby boomers and Gen X) tend to neighbourhood quality.
financial commitments compared be affluent and have smaller families,
to the earlier generations found that thus being able to better provide their Young people’s housing experiences
the majority of Gen Y’s income went offsprings. are best explored by looking at the
into entertainment, travel and food pathway a young person receives
(McCrindle, 2003). 3.0 What is Housing through the housing system over a
period of time (Clapham et al., 2012).
In 2012, it was estimated that Pathway? According to Ford et al. (2002), there
about 28% of the total Malaysian are five distinct housing ‘pathways’,
Pathway refers to the trend or
population were between 20 each based on the degree of
trajectory that is experienced by
and 34 years of (Department of planning and control exercised by a
either part or the whole of the
Statistics, 2012). This number will young person, the extent and nature
population. There are discernible
make Gen Y a particularly powerful of any constraints, and the degree
pathways pertaining to education,
market segment in terms of their of family support available to them
employment and housing. According
potential income earnings and (Table 1). Furthermore, the capability
to Clapham (2002, p. 63), housing
their professional upward mobility. of young people to plan their entry
pathway is defined as “patterns of
Demographers, market analysts and into the independent life, the extent
interaction (practices) concerning
researchers already recognize that and nature of any constraints, and
housing and home, over time and
this group will take over market in family support level are mostly
space.” Apart from that, Clapham
the twenty-first century. In terms of influenced by the nature of young
(2005) refers housing pathways
house purchase for own occupation people’s experiences.
Chaotic pathways Marked by an absence of planning, the presence of substantial constraints and the absence of family
support. This pathway consists of a series of temporary and unstable moves, with homelessness a
common feature.
Unplanned pathways Marked by an absence of planning, the presence of substantial constraints, but some degree of family
support. Movement as part of this trajectory is often in response to poor conditions and/or harassment.
This pathway tends to be local in scope.
Constrained pathways Marked by clear planning, substantial constraint and significant family support. This is a pathway which
includes aspirations of owner-occupation and tends to be local or regional in geographical scope.
Planned (non-student) Marked by substantial planning, fewer and more manageable constraints and the presence of family
pathways support. The initial exit from the parental home is anticipated and planned and is typically related to
family formation and access to economic resources from employment. This pathway is generally local
or regional, but occasionally national, in scope.
Student pathways Marked by a high degree of planning, access to the niche student housing market and considerable
family support. This pathway plays out on a national and, increasingly, global level.
20
Housing Pathways Among Gen Y In Kuala Lumpur
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22
Housing Pathways Among Gen Y In Kuala Lumpur
DISCUSSION
almost doubled the number of senior
young starters, i.e. 134 (65.4% of
At present, major
Profile of respondents
total respondents) and 71 (34.6%) cities in Malaysia
respectively. In terms of gender,
Table 3 summarises the profile of there was a slightly higher number are experiencing
respondents. For the purpose of this
study, the respondents were divided
female respondents at 119 (58%)
compared to 86 male respondents
a lack of supply
into junior young starters (25-29
years old) and senior young starters
(42%). Most respondents were of of affordable
Malay ethnicity (58.0%), followed by
(30-34 years old). The number of Chinese (22.9%) and Indian (13.7%). and well-located
properties
Table 3: Respondents’ details (n=205)
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24
Housing Pathways Among Gen Y In Kuala Lumpur
mortgage estimation was done using young starter, Higher affordability). analysed to estimate the house
online loan calculator. At present, From all the housing types within prices that they could afford to
most commercial banks currently KL, it can be seen that only high-rise purchase. This simulation used the
offer housing loan finance at 4.45% types were within the affordability reverse of the above method, with
to 4.65% per annum (flexi rate), 90% level of part of the respondents, the similar assumptions of 90% finance
margin of finance and a maximum remainder types far beyond the reach margin, 5% interest rate and 35-
term of 35 years. The estimation of of all respondent categories. With year loan term. Through trial and
the monthly mortgage payment was the ability to pay up to RM1,800 for error, potential prices were keyed in
based on a conservative interest rate mortgage, senior young starters could to yield in monthly mortgages that
of 5% to take into account outgoings, just afford the RM1,753 estimated for were closest to the pre-determined
at 90% margin and a maximum term high-rise residential property. Landed affordability levels. Deceptively
of 35 years. Table 6 presents results houses were far beyond respondents’ simple, this method closely mimics
of the exercise ability to purchase, with the exception how commercial banks determine
of some terraced houses located in loan viability and thus is a reliable
As revealed in Table 4, the KL North and KL South for double- indicator of the target house price
affordable housing expenditure income Gen Y households. for the respondents in this study.
of the respondents ranged from Results of the simulation are
RM600 (Junior young starter, Lower The affordability to purchase summarised in Table 7.
affordability) to RM1,800 (Senior among respondents was further
Table 6: Average house prices in Kuala Lumpur according to house type as at Q4 2015
Note:
The simulated prices were rounded to the nearest RM1,000
25
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The affordable prices for JPPH’s categorisation in the annual Townhouse rental was around
respondents ranged from House Price Index report. The data RM2,400 per month. Low-cost flats
RM132,000 to RM396,000. This for strata housing rental were far could be rented from RM550 to
would suggest that it is highly likely more numerous than those of landed RM600 per month, which was the
for the current Gen Y to only be able housing; for instance, condominium least expensive type of housing
to purchase high-rise residential rental data involved 107 schemes to rent. In contrast, the monthly
units within KL. Bearing in mind compared to terraced housing rental for apartments ranged
the current high-rise housing rentals from 16 schemes. from RM1,000 to RM1,400 and
management system, this would conventional condominium from
mean that extra housing expenditure The examination of affordable RM1,550 to RM2,450. The analysis
would be incurred in terms of rental was carried out in two stages. of the affordable rental housing
monthly maintenance charges. Firstly, rental figures according to summarised in Figure 1 yields
house type and location in KL were interesting results. Generally, it was
ii. Affordability to rent within KL determined from JPPH’s First Half observed that low-cost flats in all KL
Property Market Report 2015 as the areas were the most affordable for
The rental affordability examination baseline (Table 8). Selected names of all respondents to rent. Other than
is more detailed than the above the housing schemes that were used low-cost flats, it is found that only
discussion on affordability to in Table 8 are provided in Appendix two other respondent categories
purchase. This is due to the A. Next, the results were compared could afford to rent within KL. Firstly,
confirmed housing pathway of the against the affordability levels of Senior young starters with high
respondents i.e. renting-renting. respondents to reveal the type and affordability level (RM1,800) are
The aim of this examination is to location of houses that they could found to be able to afford renting
identify the type of house together afford to rent in KL. The second terraced houses in KL North and
with the area of KL that respondents stage involved the construction of a KL South and apartment units in all
could afford to rent. The areas are matrix (Figure 1). KL areas. Secondly, Senior young
divided into KL Central (Section
starters with low affordability lavel
1 - 100, Mukim Kuala Lumpur & As shown in Table 8, the average
(RM1,200) were shown to be able to
Mukim Ampang), KL North (Mukim monthly rental for terraced houses
afford apartment units in KL South.
Batu, Mukim Setapak, & Mukim in KL ranged from RM1,000 to
In contrast, Junior young starters
Ulu Klang) and KL South (Mukim RM1,850, whilst the rental for
(RM600 to RM900) could not afford
Petaling & Mukim Cheras). The semi-detached ranged from
all other types of housing besides
category of KL area was based on RM2,000 to RM4,800 per month.
low-cost flats.
26
Housing Pathways Among Gen Y In Kuala Lumpur
Figure 1: Analysis of respondent type against affordable rental housing by type and location
JL JH SL SH JL JH SL SH JL JH SL SH
Notes:
JL- Junior young starter with Lower affordability (RM600/mth)
JH- Junior young starter with Higher affordability (RM900/mth)
SL- Senior young starter with Lower affordability (RM1,200/mth)
SH-Senior young starter with Higher affordability (RM1,800/mth)
27
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28
Housing Pathways Among Gen Y In Kuala Lumpur
workplace in Penang. Journal of Lachman, M. L. (2010). Generation Y: United Kingdom: Some implications
Applied Sciences Research, 7(11). America’s New Housing Wave. Urban for housing. Land Economics, 75(1),
Land Institute. 74-93.
Ismail, A., Bujang, A. A., Anthony
Jiram, W. R., Abu Zarin, H., & Jaafar, Leopold, J., Getsinger, L., Blumenthal, Whitehead, C., & Monk, S. (2011).
M. N. (2015). Housing financing P., Abazajian, K., & Jordan, R. (2015). Affordable home ownership after the
facility and affordability level The Housing Affordability Gap for crisis: England as a demonstration
of Bumiputera within Iskandar Extremely Low-Income Renters in project. International Journal of
Malaysia. Journal of Economics, 2013: Urban Institute. Housing Markets and Analysis, 4(4),
Business and Management, 3(9), 326-340.
870-874. Malaysian Rating Corporation
Berhad. (2013). The 2012 Bank Zairul, M. N., Wamelink, J. W. F.,
JPPH. (2015a). The Malaysian House Negara Malaysia Annual Report. Gruis, V., & John, L. H. (2015).
Price Index. Putrajaya: Valuation New industrialised housing model
and Property Services Department McCrindle, M. (2003). The Generation
for young starters in Malaysia:
(JPPH). Map The ABC of XYZ. Australia.
Identifying problems for the
Monk, S., & Whitehead, C. (Eds.). formulation of a new business
JPPH. (2015b). Property Market
(2011). Making housing more model for the housing industry.
Report First Half 2015. Putrajaya:
affordable: The role of intermediate Paper presented at the Asia Pacific
Valuation and Property Services
tenures. UK: Wiley-Blackwell. Network for Housing Research
Department.
(APNHR) 2015, Gwangju, South
KRI. (2015). Making Housing Monk, S., & Whitehead, C. M. E. Korea.
Affordable. Kuala Lumpur: Khazanah (1999). Evaluating the economic
Research Institute (KRI). impact of planning controls in the
Area
Single storey terraced Taman Tun Dr Ismail Taman Bukit Maluri Taman Tan Yew Lai
Bangsar Park, Bangsar Kepong Baru Happy Garden
Taman Bukit Desa Taman Sri Segambut Bandar Baru Sri Petaling
Double storey terraced Desa Sri Hartamas Bandar Menjalara Bandar Baru Sri Petaling
Bangsar Baru Taman Megah Kepong
It is our great honor to have Sr Ringo Chan Pak Kuan – the recipient of the RISM
Lifetime Achievement Award for year 2016 to be featured in this issue. Sr Ringo is
not a stranger to us all, for he has been with RISM in every step of the way from year
1983 until present. Born in Kuala Lumpur in 1957, Sr Ringo experienced an inspiring
professional growth with RISM and this institution has witnessed him evolving from
the once mere Graduate Member to the now respectful Fellow. Sr Ringo possesses
multiple professional accreditations under his belt besides Fellow of RISM – he is
also a registered quantity surveyor with the Board of Quantity Surveyors Malaysia
(BQSM), a Member of Royal Institute of Chartered Surveyors (RICS) and a Member of
the Malaysian Institute of Arbitrators. He is the founder of a QS consultancy firm, CPK
Associates and has been the Principal since 1999. He currently holds the Secretary of
the Education and Accreditation Board post since 2001 and was previously a member
of BQSM Education and Accreditation Committee. These positions leads him to work
closely with Institutions of Higher Learning in the development and sustainability of the
QS profession in this country. Graduated with a Diploma in Quantity Surveying from
Cauldon College of Further Education, United Kindom in 1983, Sr Ringo possesses
an outstandingly vast working experience spanning over 32 years covering all various
areas of construction industry. He joined Measat Broadcast Network Systems Sdn.
Bhd. (Astro) in 1992 and was actively involved with the Group projects which included
Maxis TOC and Towers. He played a major role in the construction of Malaysia’s first
satellite television station, Astro in Bukit Jalil and Astro 2 satellite stations in Cyberjaya.
Sr Ringo also gives back to the community by providing free quantity surveying and
project management services such as in remote Sabah and Sarawak. He visits
orphanage and old folk’s homes regularly to raise donations and also organized visits
to orphanage in Cambodia, donating food and other kinds. Due to his contribution to
the nation and profession in general, and RISM in particular, the General Council at
its meeting in 22 April 2016 has unanimously decided to confer the RISM Lifetime
Achievement Award to Sr Ringo Chan Pak Kuan. We took this opportunity to ask Sr
Ringo about his process, his success and his experience as a Quantity Surveyor.
30
Vol.51 No.3 2016
Q&A
Q. What does receiving the Lifetime
Achievement Awards from RISM
mean to you?
I am greatly honoured to receive the Award and am
most grateful to RISM for it. To be frank, I set very
high goals for myself in everything I do (Librans are
perfectionist by nature). I must say, the Award gave
me a great sense of self recognition and satisfaction
in everything I have being undertaking. I may be
in my retiring age now but the Award definitely will
inspire me to keep going and carry on with whatever I
am doing now. I am confident that I have many more
years in me to contribute to RISM and the industry.
31
Interview
The Malaysian Surveyor
Q.
concurred with my costing. The harshest critique was
when the Client’s General Manager (who was also a QS) What advice or words of encouragement
walked in to a meeting and threw the monthly report would you give to all surveyors out
prepared by me onto the table and shouted at me calling there?
my report utter rubbish. It almost made me fall off my
chair (I was after all just a young QS graduate). I took the I know things don’t look good out there now and I would
report, flipped through the pages, stared him in the eyes urge all surveyors to maintain their professionalism
and calmly asked him which part of it was rubbish. You at all times. We need to stay focus in maintaining our
know what his answer was, “I don’t know!” ethics and integrity in the industry. I also urge all RISM
members to come forth to contribute to the Institution.
Q. What do you consider as the biggest To all surveyors who are not members of RISM, please
register yourself with RISM. This is your Institution!
success in your life?
I would not consider this the biggest success in my life
but definitely the most satisfying achievement in my
career. It was in 1995 when I was working alongside
Q. Is there anything else you would like to
share with our readers?
4 project managers in the completion of a project Life is like a book. You have being given the beginning.
worth over RM 200.0M in 12 months. That was some The body is your memories and experience. The ending
achievement considering the fact that there were is entirely your choice. Remember to live your life!
shortages in most major building materials at that time.
Today, I have yet to achieve time and financial freedom.
Most if not all of us make decisions based on either time
or money constraints or both throughout our lives. The
day I can make a decision without the need to consider
time and financial constraints will be the biggest success
in my life.
32
MANAGING STRESS
W. M. A. Wan Hussin
We may know someone closed to us who are depressed, but we may not be sure as to
what to say to help him. But alleviating his anxieties is a good start, for example, saying
something that come from a place of compassion and acceptance.
How about starting with some of these helpful and kind words?
33
Saying Good Things To Depressed Friends
MANAGING STRESS
The Malaysian Surveyor
S
Offer help caring attributes may come in many
forms depending on who the person
story allows him to relieve the
pressure he is facing. It is even more
tress and depression is, and how close are you with him. prominent if the “talk with” session
place a great weight on The attributes of caring for wife or materialise as it involves a two-way
the person, so there are daughter can be a hug or a gentle communication that may be enough
probably many things touch which speak volumes about to lessen his pain and corrects his
you can do to ease the what you are feeling. A sitting down brain chemistry rather than the ”talk
load he may recover. session with an office mate to offer to” session as this may mean a one-
However, he may be reluctant to help, either through words of advice way communication that lacks the
accept the offer for fear of becoming or offering solutions can give a big respond to his expression.
a burden. It is the honest effort to impact.
A person who is depressed may
offer assistance that can alleviate
To care means to realise the feel weak or something is not right
the stress he may be facing. Offering
experience he is now facing without with him. It may be the character
help may come in many forms
trivialising the case. Try to be sincere flaw that causes the biochemical
but knowing the problems he may
if you don’t understand the real imbalance in the brain. It doesn’t
be facing can lead to better and
situation he is going through but it mean that he is weak, but it means
effective offers to help. How about
matters when you care about him that he needs a great deal of
saying, “Is there anything I can do to
and want to try. It’s the care that strength to fight back, and stronger
help you?”
matters. than he used to be, to be fully
recovered. The most important thing
Care and Lend your ears is allowing him to vent the frustration
understanding rather than allowing them to build up
Sometimes the most effective inside.
The two simple words, “I care”, can solution you can do for a
mean so much to a person who may depressed friend is to simply listen I’m here for you
be feeling like the entire world is sympathetically while he talks
against him. Though it may not be about what is bothering him. The Depression can be a very lonely
easy to get the message across, the chance to express his part of the experience. He may feel as if no one
understands what he is feeling or
even cares to understand. When you
reach out to him and let him know
that you are going to be there for
him, every step of the way counts
as it can be very reassuring. It is
the common feeling among those
who are depressed and under stress
A person who is depressed may feel that makes it even worse when
weak or something is not right with him. the thought that nobody matters.
Try to be sincere that everything
It may be the character flaw that causes does matters. To stay calm and
the biochemical imbalance in the brain. continue to do what you can to love
and support him in whatever way
It doesn’t mean that he is weak, but it he will allow will in a matter of time
means that he needs a great deal of appreciate the assistance you offer
to him.
strength to fight back, and stronger than
To care and to support someone
he used to be, to be fully recovered. who is depressed is one of those
positive affects that refers to one’s
propensity to experience positive
emotions and interact with others
who are closed to them.
34
Vol.51 No.3 2016
always a lesson learnt but work ignoring stress The important thing is to reach out
out the improvement. It is an act of
reassuring him that it’s not the end and its long-term to him and let him know that he
matters to you.
of the world but there is hope to effect can be W.M.A. Wan Hussin is a Professor at the School
return to normal. Accepting what had
happened as a fate will reduce the
real damaging. of Civil Engineering, Universiti Sains Malaysia. He
conducts several courses and training programmes
act of pointing fingers to others for Medication and on stress management and delivers public lectures
and talks on management issues for various
what had happened.
therapy are crucial organizations. He is currently a Licensed Land
Surveyor, Malaysian Speaking Professional of the
It is the acceptance of fate that he to the recovery Malaysian Association of Professional Speakers,
a Fellow of the Royal Institution of Surveyors
may believe that there is always a Malaysia and can be reached at
better hope and the good chance [email protected].
35
ELEMENTal COST ANALYSIS
The Malaysian Surveyor
JOB TITLE : Proposed Construction, Completion and Commissioning of Child Care Centre and CLIENT : PRIVATE
Associated Works at Sepang, Selangor Darul Ehsan.
LOCATION : Daerah Sepang, Mukim Labu, Selangor Darul Ehsan TENDER DATE : 8/28/2014
INFORMATION TOTAL PROJECT
Project and Contract Information
Project Details and Site Condition : Contract :
The project is developed by a Corporate Company,a Child Care Centre for their staff and located MAHB Form BQ (Rev. 2014) – With Quantities
at the entrance road of their Corporate Office. The condition of site is slump ground that has been
treated.
Areas :
Functional unit: 852 m² Design / Shapes
Lower Ground Floor - m² Percentage of Gross Floor Area
Ground floor 1,420 m²
Upper Floors - m² External Wall Area = 1152 (a) Below Ground Floor -
%
Gross Floor Area 1420 m² Gross Floor Area 1420
(b) Single-Storey
100 %
Usable Area 852 m² = 0.81 Construction
Circulation Area 353 m²
Ancillary Area 181 m² (c) Two-storey
- %
Internal Division 34 m² Storey Heights: Construction
Gross Floor Area 1420 m²
Av. Below Ground Floor - m (d) 3-storey Construction
- %
Floor Spaces NOT Enclosed: - m²
At Ground Floor 3.60 m
Roof Area : 1976 m² (e) 20-storey
- %
(Structural and Plant Rooms) Above Ground Floor - m Construction
(average)
Brief Cost
Contract sum RM 4,988,800.80 Functional Unit Costs :
excluding external works RM 4,869.60 per m2
Provisional Sums RM 200,000.00
36
Vol.51 No.3 2016
2 Superstructure
2A Frame 322,930.70 227.34 1,420 m2 227.34 1.00
2B Upper Floor - - - m2 - -
2C Roof 372,993.40 262.58 1,976 m2 188.76 1.39
2D Stairs - - - - - - - - -
2E External Wall 121,129.70 85.27 1,152 m2 105.15 0.81 - - -
2F Windows & External Doors 242,327.44 170.59 394 m2 615.60 0.28 - - -
2G Internal Walls & Partitions 38,317.60 26.98 1,110 m2 34.52 0.78 - - -
2H Internal Doors 58,173.06 40.95 132 m2 440.30 0.09 - - -
3. Finishes
3A Internal Wall Finishes 116,804.40 82.23 3,562 m² 32.79 0.02
3B Internal Floor Finishes 151,229.10 106.46 1,292 m² 117.05 0.08
3C Internal Ceiling Finishes 147,705.20 103.98 1,518 m² 97.30 0.07
3D External Finishes 203,626.20 143.35 - - -
5. Services
5A Sanitary Appliances 65,962.20 46.44 275 Nos 239.86 0.19
5B Plumbing Installation 215,252.30 151.53 - - -
5C Refuse Disposal - - - - -
5D Air-conditioning & Ventilation 63,550.00 44.74 - -
-
System
5E Electrical Installation 800,760.00 563.72 - - -
5F Fire Protection Installation 26,890.00 18.93 - - -
5G Lift & Conveyor Installation - - - - -
5H Communication Installation - - - - -
Special Installation (Generator - - - -
5J -
Set System)
5K Builder's Profit & Attendance - - - -
-
on Services
5L Builder's Work in Connection 65,478.60 46.10 - -
-
With Services
6. External Works
6A Site Work 426,849.20 300.50 - - -
6B Drainage 168,377.60 118.54 - - -
6C External Services - - - - -
6D Ancillary Buildings 44,674.60 31.45 - - -
6E Recreational Facilities - - - - -
Group Element Total : 639,901.40 450.48
Preliminaries 303,771.50 213.85
37
ELEMENTal COST ANALYSIS
The Malaysian Surveyor
ELEMENT SPECIFICATION
1 Substructure
1A Piling 2000mm x 200mm Precast concrete pile
1B Work Below Lowest Floor Finish Vibrated reinforced concrete Grade 25
2 Superstructure
2A Frame Vibrated reinforced concrete Grade 30
2B Upper Floors - Not Applicable-
2C Roof Reinforced concrete Grade 25 roof slab, metal decking roofing on steel roof truss, uPVC
rainwater downpipe accessories
2D Staircase - Not Applicable-
2E External Walls 14mm thick in clay brick in composition mortar (1:3), 114mm thick in facing brick in composition
mortar (1:3), 800mm high (average) steel railing comprises of 15mm diameter circular hollow
section (CHS), 25mm rectangular hollow section (RHS) and 75mm x 200mm x 800mm high steel
column well
2F Windows & External Doors Natural anodised aluminium frame casement windows with clear glass, Econframe door, stainless
steel grill door and phenolic door
2G Internal Walls & Partition 114mm thick in clay brick in composition mortar (1:3)
2H Internal Doors Econframe door, glass door, aluminium louvered door, stainless steel grill door, phenolic door
3 Finishes
3A Internal Wall finishes MML' ceramic glazed wall tiles, 'ICI' painting
3B Internal Floor Finishes MML' matte homogeneous tiles, 'MML' non slip homogeneous tiles, vinyl tiles, and 'FOSROC
BRUSHBOND' as waterproofing
3C Internal Ceiling Finishes BORAL plaster ceiling board, mineral fibre suspended ceiling, 'ICI Dulux painting
3D External Finishes ICI Dulux Alkali resisting wall sealer, wall stone cladding, 'ALUCODRAND' aluminium composite
panel, SWISSMA PVDF coated aluminum strip ceilings
5 Services
5A Sanitary Appliances Medium range of sanitary fittings - squatting/padestal WC, urinal bowl, basin, basin tap, robe
hook, paper holder, soup dispenser, hand dryer, shower shelf, hand bidet sprayer, floor trap,
shower mixer, handicap grap bar, drainer sink, stainless steel bin, glass mirror
5B Plumbing Installation Cold water and sanitary plumbing.
5C Refuse disposal - Not Applicable-
5D Air-Conditioning & Ventilation Air cooled split unit system, air cooled packaged, electrical wiring and mechanical ventilation
System system.
5E Electrical Installation Complete electrical services, telephone, cctv
5F Fire Protection Installation Fire alarm system and portable fire extinguisher system.
5G Lift & Conveyor Installation - Not Applicable-
5H Communication Installation - Not Applicable-
5J Special Installation - Not Applicable-
5K Builders's Profit & Attendance on - Not Applicable-
Services
5L Builders's Work in Connection With - Not Applicable-
Services
6 External Works
6A Site Works Site preparation and earthworks, Roadworks, Fencing, Landscaping
6B Drainage Stormwater drainage systems, foul drainage system and water reticulation system which include
all the fittings and accessories.
6C External Services - Not Applicable-
6D Ancillary Building Refuse Chamber, Guard House
6E Recreation Facilities - Not Applicable-
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Surveyor’s Congress
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The Malaysian Surveyor
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The Malaysian Surveyor
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rism activities
The Malaysian Surveyor
YBhg. Dato’ Sr Lau Wai Seang YBhg. Dato’ Sr Hasan Jamil Sr Ang Fuey Lin Sr Gar Ti Wei
Deputy President Immediate Past President Hon. Secretary General Hon. Secretary General
YBhg. Dato’ Sr Mohd Sr Choy Yue Kwong Sr Wan Ainon Zuraiha Sr Hj. Mohd Amin Mohd Din
Noor Isa Vice President W. A. Khalid Vice President
Vice President Property Management, Vice President Building Surveying Division
Geomatic & Land Valuers & Estate Agency Quantity Surveying
Surveying Division Surveying Division Division
Sr Jonathan Ngu Liew Ing Sr Samuel Chong Choung Henn Sr Dr. Janice Lee Yim Mei
Chair Chair Chair
Sarawak Branch Sabah Branch Johor Branch
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Vol.51 No.3 2016
Sr Lim Meng Heok Assoc. Prof. Sr Sr Ina Abu Bakar Sr Ishak Ismail
Education & Accreditation Zaiton Yaacob Editorial Board Board of Building
Board Examination Board Management
Sr Dainna Baharuddin Sr Ringo Chan Pak Kuan Sr Dr. Teng Chee Hua
Councillor Councillor Councillor
Sr Hj. Hashim Hj. Sibelik Sr Lim Choon Yong Sr Allan Sim Song Len
Councillor Councillor Councillor
Prof. Sr Dr. Md Najib Ibrahim Sr Hj Mohd Zahry Shaikh Prof. Sr Dr. Hjh Wan Maimun
Councillor Abdul Rahman Wan Abdullah
Councillor Councillor
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LIST OF NEW MEMBERS
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Vol.51 No.3 2016
Jonathan Chong Yii Hean Toh Sim Mun Mohamad Faiz b. Ismi
CSL QS Consult Perunding PCT Sdn Bhd IM Jurukur Bahan
Kok May Yin Wilson Wee Pei Seng Mohd Saifuddin b. Mohd Ridzuan
DK-QS Sdn Bhd SP Perunding MNQS Consult
Lee Youe Wai Zolkeplee b. Basir @ Daim Muhammad Arief b. Abdul Rahman
AQS Services Sdn Bhd Universiti Pertahanan Nasional Pakatan Ukur Bahan
Lin Bee Hung Ahmad Firdausi Hafiz b. Pawira Muhammad Azim b. Abd Rashid
JUBC Sdn Bhd KPK QS (Sem.) Sdn Bhd AS2 Consult Sdn Bhd
Noor Azeyah bt Dato’ Hj Khiyon Evonne Lim Xin Yi Siew Kuan Vun
University of Reading Kumpulan Sepakat Konsult Perunding Kontrak Ting
Nor Azlin bt Abdul Rahim Iqbal Hadi b. Mansor Tee Wee Lin
JUB Central Sdn Bhd Advantage QS Sdn Bhd Northcroft Lim Perunding
Nur Syahirah bt Mohd Nasir Jong Hui Joo Wafiatun Najihah bt Muhammad Hassan
Advantage QS Sdn Bhd PEB Consulting QS Sdn Bhd Advantage QS Sdn Bhd
Raja Bukhary b. Raja Taihairan Kim Yin Ying Wan Fadhlina Ilyani Wan Rozali
UM Corporate Services RL Bersepadu Sdn Bhd MMC-Gamuda JV
Shariffah Zatil Hidayah bt Syed Jamaludin Lee Wei Yian Yeoh Siew Ling
UiTM, Sarawak Ukur Bahan Konsult Northcroft Lim Perunding
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Sr Azmi b. Miswan Sr Siti Nor Zuraida bt Che Rodi Sr Mohamad Shahidan Hashim
Johor Bahru City Council Kuala Lumpur City Hall Ipoh City Council
Sr Che Azhar Che b. Abdullah Sr Zaleha Abdul Rahman Sr Mohd Fadhli b. Sulaiman
Kuala Lumpur City Hall Kuala Lumpur City Hall Hang Tuah Jaya Municipal Council
Sr Lim Shao Ling Sr Abdul Manaf b. Abu Bakar Sr Mohd Rais Razali
City Valuers & Consultants Sdn Bhd Ipoh City Council Azmi & Co Sdn Bhd
Sr Mohamad Rozi b. Ibrahim Sr Dr Hj. Soeb b. Pawi Sr Muhammad Nor Fuad Ishak
Mohd Nor & Partners (Johor) Sdn Bhd Kulai Municipal Council Ipoh City Council
Sr Nor Ezalina bt Noorezan Sr Khairulazmi Abdul Rahman Sr Nor Zuliana Abd Rahman
Kuala Lumpur City Hall Ampang Jaya Municipal Council Seremban Municipal Council
Sr Noor Faiz b. Kasmani Sr Mariam Salwana Othman Sr Nur Syazwani Eliza Zahidan
Johor Bahru Tengah Municipal Council Kajang Municipal Council Johor Bahru City Council
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INVITATION FOR
ARTICLE CONTRIBUTION
The Malaysian Surveyor Journal ISSN: 2232-1292 (On-line)