CURRENT MODEL STATUS: NOT VIABLE
At an average of JOD 1,710/sqm NIA, total development cost (JOD 11,284,413) exceeds gross development value (JOD 8,333,850) by JOD 2,950,563. Break-even requires JOD 2,315/sqm NIA — 35% above the current basis. Figures are provisional pending the DGJ cost opinion (16 Oct 2026) and comparable sales evidence.
Gross Development Value
JOD 8,333,850
Total Development Cost
JOD 11,284,413
Net Development Profit
(JOD 3,198,910)
Return on Cost
-28.3%
Target ≥ 15%
Gross Floor Area (Provisional)
6,500 sqm
Peak Funding Requirement
(JOD 4,645,265)
at Q4'27
Break-even Price Required
JOD 2,315/sqm NIA
Total Units (34 offices + 6 retail)
40
Net revenue
JOD 8,085,504
TDC / sqm GFA
JOD 1,736
GDV / sqm NIA
JOD 1,710
Project IRR
n/a
NPV @ 12%
(JOD 3,187,341)
Return on equity
-639.8%
TDC vs GDV — Cost Stack
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Input Confidence Register
| Input Category | Confidence | Status |
|---|---|---|
| Land Cost | Medium | Market benchmark |
| Construction Rate (JOD/sqm) | Medium | DGJ estimate (pending) |
| Sales Prices | Low | Placeholder — comp study pending |
| Absorption Rate | Low | Assumption — market study pending |
| Soft Cost % | Medium | Industry standard |
| Finance Rate | Medium | Indicative term sheet |
| Contingency % | Medium | Standard allowance |
Open Actions
1Finalise comparable sales evidence for pricing
2Confirm land acquisition cost with client
3Obtain updated DGJ cost plan (16 Oct deliverable)
4Commission market absorption study
5Confirm finance terms with lender
6Complete QC tab — all 15 checks must PASS
7MK / Sura sign-off on V1 model