NZ Constants

8/20/2019 NZ Constants

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Publishers Details

CD-ROM Extras

Costs Per Square Metre

Elemental Costs

Comparative Costs

Detailed Rates

Contents

Introduction

Index

Weights & Measures

Tax

Construction Management

Legislation

Building Websites

International Costs

Rentals

Charge Out Rates

Indices

Labour & Plant Constants

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Gibson O’Connor Limited

54 Lunn Avenue, Mt Wellington

PO Box 11200, Ellerslie

Auckland 1542, New Zealand

Enquiries Mike Roigard

Telephone 09 570 3300

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Email [email protected]

www.gibson oconnor.co.nz

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2 0 0 9 Page 0-i

Contents0.1 Rawlinsons Directory 0-30.2 Advertisers Index 0-40.3 Introduction 0-50.4 How to Use This Handbook 0-6

Building Costs Per Square Metre 1-9How to Use This Section 1-10

1.1 Administration, Civic 1-111.2 Banks 1-131.3 Educational 1-141.4 Entertainment 1-161.5 Hospitals, Health 1-171.6 Hotels, Motels, Taverns 1-18

1.7 Industrial 1-201.8 Offices 1-221.9 Parking 1-231.10 Primary Industry 1-241.11 Recreational Facilities 1-241.12 Residential 1-261.13 Devotional Buildings 1-281.14 Retail 1-291.15 Miscellaneous Buildings 1-301.16 Worked Example 1-31

Elemental Costs of Buildings 2-33How to Use This Section 2-34

Worked Example 2-35Definition of Elements 2-362.1 Administration, Civic 2-382.2 Banks 2-412.3 Educational 2-422.4 Entertainment 2-462.5 Hospitals, Health 2-472.6 Hotels, Motels, Taverns 2-492.7 Industrial 2-512.8 Offices 2-532.9 Parking 2-542.10 Primary Industry 2-552.11 Recreational 2-56

Recreational, Residential 2-572.12 Residential 2-582.13 Devotional Buildings 2-592.14 Retail 2-60

Comparative Costs 3-61Introduction 3-63

3.1 Site Preparation 3-643.2 Substructure 3-653.3 Frame 3-673.4 Structural Walls 3-713.5 Upper Floors 3-72

3.6 Roof 3-783.7 Exterior Walls, Exterior Finish 3-793.8 Windows and Exterior Doors 3-843.9 Stairs and Balustrades 3-853.10 Interior Walls and Partitions 3-87

3.11 Interior Doors 3-883.12 Floor Finishes 3-903.13 Wall Finishes 3-923.14 Ceiling Finishes 3-943.15 Sanitary Plumbing 3-953.16 Heating and Ventilation 3-973.17 Fire Services 3-993.18 Electrical Services 3-1003.19 Lifts and Escalators 3-1023.20 Drainage 3-1033.21 External Works 3-1043.22 Preliminaries 3-105

Detailed Rates 4-1064.1 How to Use this Section 4-1144.2 Preliminaries 4-1154.3 Demolition and Alterations 4-1334.4 Excavation 4-1384.5 Piling 4-1424.6 Concrete Work 4-1474.7 Formwork 4-1544.8 Sprayed Concrete 4-1614.9 Precast Concrete 4-1624.10 Reinforcing Steel 4-1674.11 Structural Steelwork 4-1694.12 Waterproofing 4-179

4.13 Brickwork 4-1814.14 Concrete Blockwork 4-1874.15 Masonry 4-1894.16 Metalwork 4-1934.17 Carpentry 4-2004.18 Hardware 4-2304.19 Laminated Timber 4-2464.20 Joinery 4-2504.21 Windows 4-2584.22 Doors 4-2644.23 Metal Framing 4-2764.24 Partitions 4-277

4.25 Insulating Panel Systems 4-2854.26 Proprietary Cladding Systems 4-2874.27 Roof Coverings 4-2894.28 Plumbing 4-3054.29 Gasfitting 4-3274.30 Drainage 4-3294.31 Mechanical Services 4-3454.32 Fire Protection 4-3654.33 Lifts and Escalators 4-3694.34 Electrical Services 4-3724.35 Solid Plaster 4-4014.36 Plasterboard Linings 4-4044.37 Suspended Ceilings 4-4124.38 Tiling 4-4154.39 Resilient Flooring 4-4184.40 Painting & Specialist Finishes 4-4244.41 Glazing 4-431


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4.42 Fire Proofing 4-4364.43 External Works 4-4404.44 Civil Engineering 4-4484.45 Specialist Fittings 4-451

4.46 Plant Hire Rates 4-4694.47 Vehicle Reimbursement Rates 4-474

Labour and Plant Constants 5-4755.1 Demolition 5-4765.2 Excavation 5-4775.3 Concrete Work, Formwork 5-4785.4 Reinforcement 5-4805.5 Brickwork and Blockwork 5-4805.6 Structural Steelwork 5-4815.7 Metalwork 5-4845.8 Carpentry 5-4855.9 Joinery 5-490

5.10 Roof Coverings 5-4905.11 Solid Plaster 5-4915.12 Grid Suspended Ceilings 5-4915.13 Tiling 5-4915.14 Floor Coverings 5-4915.15 Glazing 5-4925.16 Painting and Paper Hanging 5-4925.17 Plumbing 5-4925.18 Drainage 5-4955.19 Electrical Services 5-4965.20 Mechanical Services 5-4975.21 Plant Constants 5-5025.22 Trucks and Haulage 5-5085.23 Trade Ratios 5-509

Construction Indices 6-5106.1 Indices 6-5116.2 Indices Archive 6-5146.3 Cost Indexation Formula 6-5176.4 Regional Indices 6-519

Charge Out Rates & ACC 7-5207.1 Wage and Charge Rates 7-5217.2 Labour Only—Residential 7-5267.3 Accident Compensation 7-529

Rental Review 8-5328.1 Rental Values 8-5338.2 Land Agents Fees 8-535

International Construction Costs 9-5369.1 Acknowledgements 9-5379.2 Regional Variation Indices 9-5389.3 Costs per Square Metre 9-5399.4 Estimating Rates 9-543

Building Related Websites 10-55510.1 Websites 10-555

Construction Management 11-55611.1 Cost Planning Procedures 11-55711.2 Design Documentation 11-55911.3 Cost Management 11-562

11.4 Specifications 11-56311.5 Measurement of Buildings 11-56611.6 Feasibility Studies 11-56811.7 Contractual Systems 11-57111.8 Contract Conditions 11-57511.9 Retentions 11-57711.10 Construction Periods 11-58011.11 Cash Flow 11-58211.12 Property Insurance 11-58511.13 Insurance Valuations 11-58611.14 Operating Costs of Buildings 11-58711.15 Life Cycle Costing 11-58911.16 Professional Fees 11-59411.17 Value Management 11-595

Legislation 12-59612.1 Introduction 12-59612.2 Acts of Parliament 12-59712.3 Arbitration Act 1996 12-60512.4 Building Act 2004 12-60812.5 Employment Relations 12-61412.6 Historic Places Act 1993 12-61712.7 Resource Management Act 12-61812.8 Construction Contracts Act 12-62112.9 Weathertight Homes 12-622

Tax 13-62313.1 Revenue Recognition 13-62413.2 Income Tax—Land Sales 13-62613.3 Goods and Services Tax 13-62613.4 Annual Warrants of Fitness 13-63413.5 Other Taxes 13-63513.6 Tax Depreciation—Buildings 13-637

Weights, Measures and Charts 14-66014.1 Glossary of Terms 14-66114.2 Abbreviations 14-66214.3 Working Space 14-66214.4 Structural Steel Weights 14-66314.5 Reinforcing Steel 14-66714.6 Framing and Plywood 14-66714.7 Retention Formula 14-66914.8 Mensuration 14-67014.9 Irregular Areas and Volumes 14-67114.10 Measures 14-67114.11 Conversion Factors 14-67214.12 Blockfill Volume 14-67414.13 Weather Tables 14-67514.14 Exchange Rate Fluctuations 14-677

Index 15-678


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NZIQSPO Box 10 469, The TerraceLevel 8, 276 Lambton Quay Wellington, New Zealand

Freephone (0800 4 NZIQS(0800 469 477)

Ph: x(64 4) 473 5521

Fax: (64 4) 473 2918Email: [email protected]: www.nziqs.co.nz

Benefits of engaging, employ-

ing or being NZIQS Members

• Industry recognised qualifications

• Peer reviewed membership categories

• Professional Code of Conduct and Practice

• Programme for Continuing Professional

Development

• International recognition and accreditation

• International Cost Engineering Council

(ICEC)

• Pacific Asia Association of Quantity

Surveyors (PAQS)

• Reciprocity with Australia and

Singapore QS Institutes

• Networking with professional colleagues.

Qualified Members

MNZIQS MemberANZIQS AssociateFNZIQS FellowLife Member NZIQS

Some Qualified Members

are also accredited:

Registered QuantitySurveyor (Reg. QS)

NEW ZEALAND INSTITUTE OF QUANTITY SURVEYORS


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Rawlinsons provide a powerful combination of cost engineering,

value management, quantity surveying and contract financial administrationexpertise throughout New Zealand, Australia and the Asia/Pacific region.

Rawlinsons commercial management services for construction projects include:

• Estimating

• Preparation of schedules of quantities

• Cost planning and feasibility studies

• Contract financial control and administration

• Cost engineering

• Independent progress measurement

• Value management

• Independent commercial project audits

• Contract preparation

It is the aim of Rawlinsons to provide professional services

that meet the needs of our clients to bring projects to completion on budget.

www.rawlinsons.co.nz

COST CONTROL

FOR YOUR PROJECT

Auckland 09 522 4780 • Wellington 04 472 2516 • Christchurch 03 366 0371 • Dunedin 03 477 6369


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2 0 0 9

Rawlinsons DirectoryNew Zealand

Page 0-3

1 Rawlinsons Directory

New Zealand www.rawlinsons.co.nzAuckland Christchurch Dunedin WellingtonRawlinsons LimitedLevel 4, 135 BroadwayP O Box 9804, NewmarketAucklandT: 64+9-522-4780F: 64+9-524-4977E: [email protected] Millard

Rawlinsons LimitedPriceWaterhouse Coopers CtrLevel 11, 119 Armagh StreetP O Box 2796, ChristchurchT: 64+3-366-0371F: 64+3-365-4984E: [email protected] EggletonJulian Mace

Rawlinsons Limited106 George StreetP O Box 1449DunedinT: 64+3-477-6369F: 64+3-477-6225E: [email protected] Burrows

Rawlinsons Limited276-278 Lambton QuayP O Box 2919WellingtonT: 64+4-472-2516F: 64+4-472-5416E: [email protected] Paul Bunkall

International and Associated Firms

Adelaide Brisbane Cairns CanberraTurner & Townsend

City Central Tower 2121 King William StreetAdelaideSA 5000T: 61+8-8232-1099F: 61+8-8232-1098E: [email protected] Guerra

Turner & Townsend

Level 3,179 Turbot StreetBrisbaneQLD 4000T: 61+7-3020-4700F: 61+7-3020-4701E: [email protected] Todd

Turner & Townsend

Level 14, Cairns CorporateTower, 15 Lake Street,CairnsQLD 4870T: 61+7-4031-2088F: 61+7-4031-7515E: [email protected] Hayes

Turner & Townsend

Level 1, 1 University AvenueCity WestCanberraACT 2600T: 61+2-6245-1000F: 61+2-6245-1001E: [email protected] Figgis

Gold Coast Melbourne Perth Sydney

Turner & TownsendLevel 8, Corporate Centre2 Corporate CourtBundallQLD 4217T: 61+7-5574-1966F: 61+7-5574-1977E: [email protected] Davidson

Turner & TownsendLevel 2,616 St Kilda RoadMelbourneVIC 3004T: 61+3-9529-8000F: 61+3-9529-1484E: [email protected] Peet

Turner & TownsendLevel 5, London House216 St Georges TerracePerthWA 6000T: 61+8-9322-2999F: 61+8-9322-2302E: [email protected] Mercier

Turner & TownsendLevel 1455 Clarence StreetSydneyNSW 2000T: 61+2-8245-0000F: 61+2-8245-0099E: [email protected] Berry

Fiji Hong Kong Malaysia United StatesRawlinson Jenkins LtdLevel 1 Na Hina Tower

4 MacGregor RoadP O Box 990Suva, Fiji IslandsT: 679+330-0455F: 679+330-0375E: [email protected] Jenkins, Emosi Lutu

Rawlinsons (Hong Kong) Ltd2406, Dominion Centre

43-59 Queen’s Road EastWan Chai,Hong KongT: 852+2804-6662F: 852+2804-6529E: [email protected] Humphrey

Juruukur Bahan Projek56-2 Persiaran 65C

Pekeliling Business CentreOff Jalan Pahang Barat53000 Kuala Lumpur, MalaysiaT: 60+3-4021-1775F: 60+3-4023-3453E: [email protected] Chai Cheah

O’Connor ConstructionManagement Inc

19600 Fairchild, Suite 300IrvineLos Angeles, 92715California, USAT: 1+949-476-2094F: 1+949-476-8294PrincipalColm O’Connor

Vietnam Rawlinsons Australian Construction Handbook HBP Project ManagementSuite 605, The Metropolitan235 Dong Khoi StreetDistrict 1, Ho Chi Minh CityVietnamT: 84+8-823-6990F: 84+8-823-6991E: [email protected]

Rawlhouse Publishing Pty LtdP O Box 670BelmontW.A. 6984T: 61+8-9424-5800F: 61+8-9277-9065E: [email protected]:www.rawlhouse.com

http://www.rawlinsons.co.nz/http://www.rawlhouse.com/http://www.rawlhouse.com/http://www.rawlinsons.co.nz/


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2 0 0 9

Advertisers IndexInternational and Associated Firms

Page 0-4

2 Advertisers Index

Advertiser Page No

ComFlor Building Systems 4-158 , 3-74

Gibson O’Connor Ltd IFC

Naylor Love Ltd opp i

New Zealand Institute of Quantity Surveyors 0-1

Rawlinsons Limited 0-2

Rawlinsons Media—Managing Contractors Cashflow 0-7

Rawlinsons Media—A guide to the Construction Contracts Act 0-8

Winstone Wallboards Ltd 4-407


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2 0 0 9

IntroductionEditor’s Comments

Page 0-5

3 IntroductionThe aim of the Construction Handbook is to provide a comprehensive reference work on NewZealand building costs and other related information, for those involved in the various disciplines of

the construction and property industries.The Handbook has achieved a reputation as the leading authority on the various aspects ofconstruction costs in New Zealand, and is recognised as an authoritative text in the courts for casesrelating to disputes in respect of construction cost.

This edition, like previous editions, is committed to the dissemination of information necessary toimplement cost control, cost management and cost benefit studies effectively at all stages ofplanning and construction.

It should be stressed that attention must be given to the particular circumstances and conditions ofthe project being reviewed, when using the data contained in this Handbook.

Please read the “How to use this Handbook” section, and the introductory notes to each chapter, as

an essential part of using this handbook effectively.

3.1 Editor’s CommentsThis year we have a ‘market commentary’ in the introduction to Building Costs per Square Metresection. See “2009 Market Commentary” on page 1-10.

As part of our continuing improvement program, we have introduced a column showing the labourhours used for rate buildups. This is not yet available for all items.

3.2 Your SuggestionsWe welcome suggestions and feedback on the book, please contact the editor, either by email [email protected], or by phone, on 0800-426-326. Thank you to those readers who

have contacted us, your comments and suggestions are appreciated.If there are items you would like to see included, let us know. If you would like your productsfeatured or included, send the details to us.

If you can’t find something in the index, and you know it’s in the book, let us know and we’ll makesure the entry is added.

3.3 Publisher’s NoteWhilst every effort has been made to ensure the accuracy of the information given to thispublication, neither the editors nor the publishers in any way accept liability for loss of any kindresulting from the use made by any person of such information.

All prices exclude Goods and Services Tax—GST.

We wish to record our appreciation of the many individuals and organisations in New Zealand andoverseas who have provided data and assisted in the compilation of this edition.


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2 0 0 9

How to Use This Handbook Estimating—Building Costs Per Square Metre

Page 0-6

4 How to Use This Handbook

4.1 Estimating—Building Costs Per Square MetreThis provides the average cost range for a wide selection of typical buildings. Whilst square metrecosts are recommended for use in initial feasibility studies only, they also provide the base figure inthe valuation of buildings. However, when so used they should be adjusted as described in thefollowing “Elemental Costs of Buildings”.

It should be noted that as the figures given are for a typical building on a flat site, adjustment mustbe made for such factors as sloping sites, ground conditions, unusual shape and other designconsiderations.

The costs given are based on the total floor area of all levels measured between the outer faces ofexternal walls. Refer to page 11-566 for information on Measurement of Buildings. Refer to page 1-10, “How to use this Section” for further information.

There is a worked example included at the end of this section. It gives a sample layout of anestimate, giving examples of the additional items to be added to the base m2 cost, in order to arriveat a comprehensive estimate. See “Worked Example” on page 1-31.

4.2 Estimating—Elemental Costs of BuildingsThis assists in the compilation of a more accurate cost per square metre, through evaluation andadjustment of the mean figures of the various elements of the foregoing typical buildings, to reflectthe particular building being examined. Examples of major variations from the typical are: specialfacade treatments, the extent of floor finishes, whether or not the building services include airconditioning, lifts, etc.

4.3 Estimating—Comparative CostsThe more detailed rates given in this section allow for a finer adjustment of the elemental costs,through the application of unit costs to a particular element, i.e. different design treatments such asfacades, interior finishes, etc.

The costs given are “all up” estimating costs, i.e. they include allowances for sundry labour itemssuch as forming angles, and other minor items. For items not covered in this section, it will benecessary to refer to the “Detailed Rates” section.

4.4 Detailed RatesThese provide a wide range of costs for particular items in all trades and services. The prices givendo not, unless stated to the contrary, include allowances for sundry labour items such as formingangles, and other minor items. If using these prices to complement the rates of “Estimating—Comparative Costs”, it will be necessary to make due allowance for such minor items. Depending

on the project, an allowance of between 5% and 10% would normally suffice.

At all times, when using any of the foregoing figures, the nature and specific requirements of theparticular project must be borne in mind.

4.5 Construction IndicesVarious published indices, relevant to the construction industry.

4.6 Regional IndicesAn indication of the locality adjustment factor to be applied to the figures for base cities, in order toarrive at a figure for smaller centres.


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Claims and Payment

What payees and payers need to know

• No pay when paid

• Claim and payment processes and forms

• Dealing with late payments and disputes• Best practice for variations

Adjudication

What you will experience if you get involved

• What is adjudication?

• Using the adjudication process – who does what,

consequences of not participating/co-operating

• The adjudicator’s powers and duties

• Avoiding disputes arising

Rawlinsons Media Ltd

phone 0800 426 326

[email protected]

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success of any industry, is at the heart of the ConstructionContracts Act. A ‘must read’ for everyone in the building industry,

a book that makes a new Act of Parliament interesting and

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AUTHOR

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Peter is an adjudicator and arbitrator. He is currently Chief Executive of the

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An essential toolfor a wide range of professionals

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phone 0800 426 326

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A definitive and practical guide to the workings

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examines and discusses payment, adjudication of

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The book describes how the provisions of the Act

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AUTHORSGeoff Bayley

FNZIQS, FAMINZ, Registered Quantity Surveyor

Tómas Kennedy-Grant

MA (Oxon), Gray’s Inn, FCIArb, FAMINZ (Arb/Med) FICA,

Chartered Arbitrator, Master of the High Court for 10 years.

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2nd edition, with recent caselaw, published January 2009


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Building Costs PerSquare Metre 1

How to Use This Section 1-10

2009 Market Commentary 1-10Exclusions 1-10

1.1 Administration, Civic 1-11Administrative 1-11Civic 1-11Authorities 1-12Post Offices 1-12

1.2 Banks 1-13Bank, Construction 1-13Bank, Fit-out Only 1-13

1.3 Educational 1-14Schools–Teaching 1-14Schools–Support 1-14Tertiary Institutions–Teaching 1-15Tertiary Institutions–Support 1-15

1.4 Entertainment 1-16Cinemas and Theatres 1-16Production Facilities 1-16Grandstands 1-16

Aquaria 1-16

1.5 Hospitals, Health 1-17Hospitals 1-17Ancillary Facilities 1-17

1.6 Hotels, Motels, Taverns 1-18Taverns, Liquor Outlets 1-18Hotels 1-18Motels 1-19

1.7 Industrial 1-20Factories and Warehouses 1-20Big Sheds 1-20

Factory–Office Warehouse 1-20Cold Stores 1-21Workshops 1-21

1.8 Offices 1-22Base Building Cost 1-22

High Rise 1-22Fit-Outs to Offices 1-22Renovations to Existing Offices 1-22

1.9 Parking 1-23Integral Parking 1-23Open Area—On Ground Parking 1-23Parking Buildings 1-23

1.10 Primary Industry 1-24

Research Laboratories 1-24Meatworks 1-24

1.11 Recreational Facilities 1-24Clubhouses and Gymnasia 1-24Squash Courts 1-25Swimming Pools 1-25Tennis/Netball Courts 1-25

1.12 Residential 1-26House, 1-Storey 1-26House, 2-Storey 1-26House, Large 1-27Multiple Units—Low Rise 1-27Multiple Units–High Rise 1-27Retirement Village Units 1-28Garages 1-28Carport 1-28

1.13 Devotional Buildings 1-28Places of Worship 1-28Halls 1-28

1.14 Retail 1-29Suburban Retail 1-29City Retail 1-29

1.15 Miscellaneous Buildings 1-30

Commercial Buildings 1-30Toilet Facilities 1-30Rural Buildings 1-30

1.16 Worked Example 1-31Notes on Worked Example 1-32


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2 0 0 9

Building Costs Per Square MetreHow to Use This Section

2009 Market CommentaryPage 1-10

How to Use This SectionCosts given hereafter should be used for initial feasibility studies only, and are average prices forthe base building works, for typical buildings, at June 1st, within the city areas.

Add to the base building cost for exclusions listed below, and for any other factors deemed to benecessary for the completion of the project. Add heating, ventilating and air-conditioning, whereconsidered necessary and not included—frequently a regional difference. Add additionalallowances for work in country areas, See “Regional Indices” on page 6-519.

For a worked example of an estimate, See “Worked Example” on page 1-31.

Costs are based on the total floor area of all levels, measured over all external walls. Costs givenshould be adjusted to take account of such factors as sloping sites, foundation problems, higherwall to floor ratios, unusual building shape, small or cramped site, firewalls to boundaries,infrastructure upgrades to territorial authority services, remote locality, and any special designfactors where costs can vary from the range given.

Costs can provide no more than a rough guide to the probable cost of a building. Whilst in manyinstances, a single rate is sufficient to indicate the average cost, there are many other instances,such as banks, function centres, theatres, churches, residential buildings, where costs can varyconsiderably from the range given.

For a more detailed breakdown, and to assist in the compilation of a more accurate estimate, See“Elemental Costs of Buildings” on page 2-33.

0.1 2009 Market CommentaryAt the time of going to print, there is considerable bottom line discounting of tender prices. Rates inthe following pages DO NOT reflect this discounting, which may be of a temporary nature. Therates given reflect what we consider to be the underlying increases and decreases present in the

market, ie, residential, 5% decrease, commercial buildings 2% increase, commercial buildings withhigh steel content, 5% decrease.

0.2 ExclusionsCosts exclude • land, demolition

• balconies, covered ways, parking areas, external works such as landscaping

• power, water, gas, drainage, phone/data mains from public connection to 3m from building

• loose Furniture, Fittings and Equipment (FF&E).

• professional and legal fees. See page 11-594

• Goods and Services Tax (GST)

Rounding From To Round to nearest:$0 $500 $5

$500 $1,000 $10

$1,000 $2,000 $25

$2,000 + $50

Range of Values From To Round to nearest:$0 $1,000 $100

$1,000 $2,000 $200

$2,000 up $300


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Building Costs Per Square MetreAdministration, Civic

AdministrativePage 1-11

Unit Auck $ Wgtn $ Chch $ Dun $

1 Administration, Civic2009 market commentary,

see page 1-10

1.1 Administrative1.1.1 Administration Office, up to 2 storeys.

Sub-divisional partitions to offices,common areas, amenities and reception.Excludes HVAC and lifts. Mediumstandard finishes.

m2 1,550-1,750 1,500-1,700 1,525-1,725 1,475-1,675

1.1.2 Air conditioning ($/m2 of A/C area) m2 250-300 245-295 255-305 245-295

1.1.3 Administration Office, 3 to 5 storeys.Sub-divisional partitions to offices,common areas, amenities and reception.Includes HVAC, sprinklers and lifts.

Medium standard finishes.

m2 2,200-2,500 2,100-2,400 2,150-2,450 2,100-2,400

1.1.4 Town Hall, 1000–2000 seat capacity.Main hall and seminar halls,administration offices, kitchen and barfacilities. Includes HVAC, sprinklers,escalators. High standard finishes.

For Elemental Analysis, see page 2-38

m2 3,100-3,400 3,000-3,400 3,100-3,400 3,000-3,300

1.2 Civic1.2.1 Civic Centre, 500–750 seat capacity.

Main hall and smaller hall, administration

offices, kitchen and bar facilities. IncludesHVAC, sprinklers, escalators. Mediumstandard finishes.

m2 2,550-2,850 2,450-2,750 2,450-2,750 2,450-2,750

1.2.2 Community Centre and Library, singlestorey. Meeting rooms, office, workrooms,toilets. Includes HVAC, fire, security.Medium standard finishes

m2 2,500-2,800 2,500-2,800 2,550-2,850 2,500-2,800

1.2.3 Library, Suburban, up to 2 storeys.Storage room, small office, amenities.Includes partial ventilation, sprinklers.Excludes heating, air-conditioning, lifts.

Medium standard finishes.

m2 1,725-1,925 1,675-1,875 1,700-1,900 1,650-1,850


1.2.5 Library, City, up to 5 storeys.Archives, storage, offices, amenities.Includes HVAC, sprinklers, slow lifts. Highstandard finishes.

m2 2,700-3,000 2,650-2,950 2,700-3,000 2,650-2,950

1.2.6 Art Gallery/Museum, City, up to 2storeys. Galleries, work areas, smalloffice, amenities. Includes HVAC,sprinklers, slow lifts, security systems.High standard finishes.

m2 3,800-4,100 3,700-4,000 3,800-4,100 3,700-4,000



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Building Costs Per Square MetreAdministration, Civic

AuthoritiesPage 1-12

1.3 Authorities2009 market commentary,

see page 1-10

1.3.1 High Court, City, 5 to 10 storeys. Court

rooms and fit-out, small holding cell block,offices, amenities. HVAC, sprinklers, lifts,security systems. High standard finishes.

m2 3,800-4,100 3,700-4,000 3,750-4,050 3,600-3,900

1.3.2 District Court, up to 2 storeys. Courtrooms and fit-out, offices, amenities.Partial HVAC. Medium standard finishes.

m2 2,050-2,350 1,950-2,150 1,925-2,125 1,950-2,150


1.3.4 Fire Station, Staffed, up to 3 storeys.Appliance bays, equipment stores,cleaning area, station offices, watch room,locker rooms, amenities. Partial HVAC,

emergency generator. Medium standardfinishes.

m2 1,775-1,975 1,725-1,925 1,750-1,950 1,725-1,925

1.3.5 Fire Station, Volunteer, single storey.

Appliance bays, equipment stores,cleaning area, station office, watch room,locker rooms, amenities. Emergencygenerator. Medium standard finishes

m2 1,625-1,825 1,625-1,825 1,625-1,825 1,600-1,800

1.3.6 Police Station, City, 5 to 10 storeys.Offices, holding cell block, watch rooms,locker rooms, amenities. HVAC,sprinklers, lifts, security systems. Medium

standard finishes.

m2 2,650-2,950 2,550-2,850 2,600-2,900 2,550-2,850

1.3.7 Police Station, Suburban, single storey.Offices, meeting rooms, watch and musterarea, locker rooms, staff amenities,exhibits/armoury store, cell and secureprocessing area. HVAC, security systems.Medium standard finishes.

m2 2,300-2,600 2,250-2,550 2,250-2,550 2,250-2,550

1.4 Post Offices1.4.1 Post Shop, Suburban, single storey.

Retail area, office, small sorting room,

sorting room fit-out, private mail boxes,locker rooms and amenities. PartialHVAC. Medium standard finishes.

m2 1,800-2,000 1,750-1,950 1,775-1,975 1,750-1,950

Mail Sorting Centre, single storey,mezzanine offices, amenities. Receipt,processing, dispatch areas. HVAC,sprinklers, security, automatic doors.

1.4.2 Large, for urban centre m2 1,175-1,375 1,125-1,325 1,125-1,325 1,125-1,325

1.4.3 Medium, for provincial centre m2 1,400-1,600 1,350-1,550 1,350-1,550 1,350-1,550




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Building Costs Per Square MetreBanks

Bank, ConstructionPage 1-13

2 Banks2009 market commentary,

see page 1-10

2.1 Bank, Construction2.1.1 Bank, Suburban Branch, single storey.

Offices, small vault, amenities, bankingchamber and banking chamber fittings.Includes partial HVAC and security. Highstandard finishes.

m2 2,050-2,350 1,975-2,175 2,000-2,200 1,950-2,150

2.1.2 Bank, City Branch, up to 2 storeys.Offices, small vault, amenities, bankingchamber and banking chamber fittings.Includes HVAC and security. Highstandard finishes.

m2 2,400-2,700 2,300-2,600 2,350-2,650 2,300-2,600

2.1.3 Bank, City, Head Office, 5 to 10 storeys.Offices, large vault, amenities, bankingchamber and banking chamber fittings.Includes HVAC, sprinklers, lifts andsecurity systems. High standard finishes.

m2 3,150-3,450 3,050-3,350 3,150-3,450 3,050-3,350

2.2 Bank, Fit-out Only2.2.1 Fit-out, Suburban Branch

Fit-out of lettable space (i.e. basic buildingshell and amenities) to provide single levelsuburban or city branch, including

manager's office, banking chamber fittingsand small vault. Includes HVAC andsecurity. High standard finishes.

m2 1,200-1,400 1,175-1,375 1,200-1,400 1,175-1,375

2.2.2 Fit-out, City BranchFit-out of lettable space (i.e. building shellincluding ceilings and HVAC) to providesingle level city branch, includingmanager's office, banking chamber fittingsand small vault. High standard finishes.

m2 1,400-1,600 1,350-1,550 1,400-1,600 1,350-1,550

2.2.3 Renovations to BranchExisting branch upgraded internally,including new shop front, manager'soffice, amenities, banking chamber fittingsand small vault. Includes HVAC andsecurity. High standard finishes. ExcludesFF&E.

m2 2,050-2,350 1,975-2,175 2,000-2,200 1,975-2,175




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Building Costs Per Square MetreEducational

Schools–TeachingPage 1-14

3 Educational2009 market commentary,

see page 1-10

3.1 Schools–Teaching3.1.1 Primary School, modern specification ,

single storey. Includes built-in cupboardsand fittings, heating and ventilation,sprinklers, data/IT wiring. Mediumstandard finishes. Toilet facilities.

m2 1,950-2,150 1,950-2,150 1,950-2,150 1,950-2,150

Secondary School, 1 to 2 storeys.Includes built-in cupboards and fittings.Includes heating. Medium standardfinishes. Toilet facilities.

3.1.2 Classrooms m2 1,900-2,100 1,825-2,025 1,875-2,075 1,825-2,025

3.1.3 Laboratories m2 2,350-2,650 2,300-2,600 2,300-2,600 2,300-2,6003.1.4 Art and Photography Suite m2 1,975-2,175 1,950-2,150 1,975-2,175 1,950-2,1503.1.5 Technology Workshops m2 2,350-2,650 2,350-2,650 2,350-2,650 2,300-2,600


3.2 Schools–SupportSecondary School, 1 to 2 storeys.Includes built-in cupboards and fittings.Includes heating. Medium standardfinishes. Toilet facilities.

3.2.1 Administration m2 1,950-2,150 1,900-2,100 1,925-2,125 1,875-2,075

3.2.2 Gymnasium m2 1,825-2,025 1,775-1,975 1,800-2,000 1,775-1,9753.2.3 Auditorium (theatre-style) m2 3,100-3,400 3,050-3,350 3,100-3,400 3,000-3,3003.2.4 Dormitory for year 9-11 students, 2

students per roomm2 1,775-1,975 1,750-1,950 1,775-1,975 1,725-1,925

3.2.5 Dormitory for senior students, 1student per room, full facilities for eachgroup of 6 students

m2 2,050-2,350 2,000-2,200 2,050-2,350 2,000-2,200

3.2.6 Boiler House m2 2,300-2,600 2,250-2,550 2,300-2,600 2,250-2,5503.2.7 Dining Hall/Kitchen, with coolroom,

staff facilities, toiletsm2 2,000-2,200 2,000-2,200 2,050-2,350 1,975-2,175

Add extra for:

Covered ways, not enclosed3.2.8 Basic finish m2 345-395 325-375 325-375 335-3853.2.9 Medium/high standard finish m2 430-480 410-460 420-470 410-460

Balconies, reinforced concrete3.2.10 Basic finish m2 380-430 380-430 390-440 375-4253.2.11 Medium/high standard finish m2 460-510 460-510 470-520 460-510

3.2.12 External Works and siteworks—playgrounds, playing fields, carparks

m2 175-225 170-220 170-220 170-220




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Building Costs Per Square MetreEducational

Tertiary Institutions–TeachingPage 1-15

3.3 Tertiary Institutions–Teaching2009 market commentary,

see page 1-10

All finishes to medium standard.

3.3.1 Arts Block, 1 to 2 storeys.Tutorial and lecture rooms, including built-in cupboards and fittings.

m2 2,200-2,500 2,100-2,400 2,150-2,450 2,100-2,400

3.3.2 Lecture Theatre Block Tutorial and lecture rooms, includingseating, built-in cupboards and fittings.

m2 2,450-2,750 2,400-2,700 2,400-2,700 2,350-2,650

3.3.3 Music School Block, 1 to 2 storeys.Performance chambers and tutorialrooms, including acoustic design, built-incupboards and fittings, service lift.

m2 2,800-3,100 2,700-3,000 2,750-3,050 2,600-2,900

3.3.4 Science/Laboratory Block, 1 to 2

storeys. Laboratories and tutorial rooms,including built-in cupboards, benches andfittings, fume extractors.

m2 2,650-2,950 2,600-2,900 2,650-2,950 2,600-2,900


3.4 Tertiary Institutions–Support3.4.1 Administration, 1 to 2 storeys.

Sub-divisional partitions to offices,common areas, toilets and amenities.

m2 2,000-2,200 1,950-2,150 1,975-2,175 1,950-2,150

3.4.2 Library, 1 to 2 storeys.Storage room, small office, amenities.

Includes partial ventilation, sprinklers,service lift. Excludes heating, air-conditioning and passenger lifts.

m2 1,900-2,100 1,850-2,050 1,875-2,075 1,850-2,050

3.4.3 Halls of Residence, 1 to 2 storeys.Separate bedrooms, average 10m2, withbed, wardrobe and desk. Communalshowers, toilets, kitchen and loungefacilities. Includes smoke detection andsecurity system.

m2 2,100-2,400 2,100-2,400 2,150-2,450 2,050-2,350

Add extra for:Covered ways, not enclosed

3.4.4 Basic finish m2 345-395 325-375 325-375 335-3853.4.5 Medium/high standard finish m2 430-480 410-460 420-470 410-460

Balconies, reinforced concrete3.4.6 Basic finish m2 380-430 380-430 390-440 375-4253.4.7 Medium/high standard finish m2 460-510 460-510 470-520 460-510




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Building Costs Per Square MetreEntertainment

Cinemas and TheatresPage 1-16

4 Entertainment2009 market commentary,

see page 1-10

4.1 Cinemas and Theatres4.1.1 Cinema Multiplex, up to 2 storeys.

Four to eight cinemas, seating 200–400each, with common projection room andancillary facilities. Includes seats,projectors, screens, sound equipment.Includes HVAC, sprinklers and escalators.Medium standard finishes.

perseat

5,500-5,800 5,500-5,800 5,500-5,800 5,300-5,600

4.1.2 Theatre/Auditorium.Main theatre and small theatre seating500–750, dressing rooms and basic stage

equipment, bar and ancillary facilities.Includes seats, sound and lightingequipment. Includes HVAC andescalators. Medium standard finishes.

perseat

6,400-6,700 6,300-6,600 6,300-6,600 6,100-6,400

4.2 Production Facilities4.2.1 Studio/Production Facilities

Television, film, or video. Main studio andsmall studios, dressing rooms, basicstage and light equipment, administrationoffices and ancillary facilities. Includespartial HVAC. Basic standard finishes.

m2 2,500-2,800 2,400-2,700 2,400-2,700 2,400-2,700

4.3 Grandstands4.3.1 Spectator Stand, open air, with tiered

concrete bleachers, and plastic fold-downseats. 0.5m2 per seat.

m2 1,325-1,525 1,325-1,525 1,325-1,525 1,325-1,525

perseat

663-763 663-763 663-763 663-763

4.3.2 Spectator Stand, roofed, with tieredconcrete bleachers, plastic fold-downseats. Lifts. Lounges, facilities for teams,first aid, concessions, catering. 2.5m2 perseat.

m2 1,175-1,375 1,150-1,350 1,150-1,350 1,125-1,325

perseat

2,938-3,438 2,875-3,375 2,875-3,375 2,813-3,313

4.3.3 Spectator Stand, roofed, with tieredconcrete bleachers, plastic fold-downseats. Lifts. Corporate boxes, facilities forteams, event control, media, first aid,concessions, catering. 3m2 per seat.

m2 1,475-1,675 1,450-1,650 1,450-1,650 1,450-1,650

perseat

4,425-5,025 4,350-4,950 4,350-4,950 4,350-4,950

4.4 Aquaria4.4.1 Aquarium. Includes life support system,

cool-rooms, data, security and soundsystems, acrylic tunnel, viewingtravellator, lift.

m2 3,050-3,350 3,050-3,350 3,100-3,100 3,050-3,350



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Building Costs Per Square MetreHospitals, Health

HospitalsPage 1-17

5 Hospitals, Health2009 market commentary,

see page 1-10

5.1 Hospitals5.1.1 District Hospital.

Single storey, 60 bed. Partial air-conditioning. Operating theatre.50m2 per bed

m2 3,350-3,650 3,250-3,550 3,300-3,600 3,250-3,550perbed

167,500

-182,500

162,500

-177,500

165,000

-180,000

162,500

-177,500

5.1.2 General Hospital.Multi-storey, 200 bed. All facilities.Includes lifts, air-conditioning.75m2 per bed

m2 4,000-4,300 3,850-4,150 3,950-4,250 3,850-4,150perbed

300,000-322,500

288,750-311,250

296,250-318,750

288,750-311,250

5.1.3 Private Hospital.Single storey, 40 bed. Operating theatre.

Excludes air-conditioning. 50m2 per bed

m2 2,700-3,000 2,650-2,950 2,700-3,000 2,650-2,950per

bed

135,000

-150,000

132,500

-147,500

135,000

-150,000

132,500

-147,5005.1.4 Private Hospital.

Multi-storey, 80-100 bed, 60% singlerooms. All facilities, excluding operatingtheatres. Includes air-conditioning,sprinklers, medical gases, lifts.50m2 per bed

m2 3,400-3,700 3,400-3,700 3,400-3,700 3,400-3,700

perbed

170,000

-185,000

170,000

-185,000

170,000

-185,000

170,000

-185,000

5.1.5 Psychiatric Unit. Medium Security.Single storey, 20 bed, all facilities.Includes sprinklers and air-conditioning.

m2 3,650-3,950 3,650-3,950 3,750-4,050 3,650-3,950


5.2 Ancillary Facilities5.2.1 Elderly Persons Home. Single storey.

Combined care: 75% residential care,25% hospital care. Single bedrooms,shared ensuites, day lounges, mainkitchen and dining, central nursing stationand utility rooms. Includes sprinklers,heating, air extract, patient monitoring,CCTV, central music, individual phoneand MATV outlets. 45m2 per bed

m2 2,300-2,600 2,250-2,550 2,250-2,550 2,250-2,550

perbed

103,500

-117,000

101,250

-114,750

101,250

-114,750

101,250

-114,750

5.2.2 Group Practice Surgery.Single storey. Consulting rooms, surgery.Medium standard finishes. Excludes airconditioning

m2 1,800-2,000 1,775-1,975 1,775-1,975 1,775-1,975

5.2.3 Day Care Centre. Single storey. Excludes air-conditioning.

m2 1,600-1,800 1,550-1,750 1,525-1,725 1,550-1,750




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Building Costs Per Square MetreHotels, Motels, TavernsTaverns, Liquor Outlets

Page 1-18

6 Hotels, Motels, Taverns2009 market commentary,

see page 1-10

6.1 Taverns, Liquor Outlets6.1.1 Tavern. Single storey. Large bar and

smaller bars, dining room, kitchen andancillary facilities. Includes HVAC.Medium standard finishes.

m2 2,250-2,550 2,200-2,500 2,250-2,550 2,200-2,500

6.1.2 Wholesale Liquor Outlet. Single storey.Large warehouse, including offices, retailareas, coolroom. Excludes HVAC. Basicstandard finishes.

m2 1,625-1,825 1,575-1,775 1,600-1,800 1,575-1,775


6.2 Hotels6.2.1 2–3 Star Hotel, 4 to 8 storeys.

Basic building, includes reception, foyer,bedrooms, bar, restaurant, kitchen,laundry and gym. Includes HVAC, lifts.Medium standard finishes. 45m2 of totalfloor area per bedroom.

m2 2,400-2,700 2,350-2,650 2,400-2,700 2,400-2,700

6.2.2 Furniture, Fittings, and Equipment (Includes FF&E for total building, includingbedrooms, reception, foyer etc.)

m2 410-460 410-460 420-470 410-460

6.2.3 All Inclusive Rate, including building,

services & FF&E.

m2 2,800-3,100 2,800-3,100 2,900-3,200 2,800-3,100

6.2.4 3–4 Star Hotel, medium to high rise.Basic building, includes reception, foyer,bedrooms, bars, restaurants, kitchen,service and plant facilities. IncludesHVAC, lifts, emergency generator, wastecompactor. Medium standard finishes.57m2 of total floor area per bedroom.

m2 3,250-3,550 3,200-3,500 3,300-3,600 3,300-3,500

6.2.5 Furniture, Fittings, and Equipment m2 540-640 530-630 550-650 530-630

6.2.6 All Inclusive Rate m2 3,800-4,100 3,750-4,050 3,800-4,100 3,700-4,000

6.2.7 4 Star Hotel, medium to high rise.

Basic building, includes reception, foyer,bedrooms, ballrooms, bars, restaurants,kitchen, service and plant facilities.Includes HVAC, lifts, emergencygenerator, waste compactor. Highstandard finishes. 70m2 of total floor areaper bedroom.

m2 4,150-4,450 4,100-4,400 4,150-4,450 4,050-4,350

6.2.8 Furniture, Fittings, and Equipment m2 750-850 740-840 760-860 730-830

6.2.9 All Inclusive Rate m2 4,900-5,200 4,800-5,100 4,900-5,200 4,800-5,100




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Building Costs Per Square MetreHotels, Motels, Taverns

MotelsPage 1-19

6.3 Motels2009 market commentary,

see page 1-10

6.3.1 Standard Quality Motel, up to 2 storeys.

Basic building, includes office, reception,laundry, decks, verandahs and services.Basic standard finishes. Excludes HVAC.Accommodation units each with kitchenand bathroom.

m2 1,600-1,800 1,550-1,750 1,575-1,775 1,550-1,750

6.3.2 As last item, per accommodation unit,50m2 of total floor area per unit.

perunit

80,000-90,000

77,500-87,500

78,750-88,750

77,500-87,500

6.3.3 Furniture, Fittings and Equipment.(This figure includes FF&E for the totalbuilding, including accommodation units,reception, laundry etc.)

m2 160-210 160-210 165-215 160-210

6.3.4 Per accommodation unit perunit

8,000-10,500

8,000-10,500

8,250-10,750

8,000-10,500

6.3.5 All Inclusive Rate including building,services and FF&E.

m2 1,775-1,975 1,725-1,925 1,750-1,950 1,725-1,925


88,000

-100,500

85,500

-98,000

87,000

-99,500

85,500

-98,000

6.3.7 High Quality Motel. Up to 2 storeys.Basic building, includes office, reception,restaurant, kitchen, bar, lounge, laundryand service facilities, decks, verandahsand services. Medium standard finishes.

Excludes HVAC. Accommodation unitseach with tea making facilities andbathroom.

m2 1,875-2,075 1,850-2,050 1,875-2,075 1,825-2,025

6.3.8 As last item, per accommodation unit,60m2 of total floor area per bedroom.

perunit

112,500

-124,500

111,000

-123,000

112,500

-124,500

109,500

-121,500

6.3.9 Furniture, Fittings and Equipment m2 235-285 235-285 235-285 235-285


14,100

-17,100

14,100

-17,100

14,100

-17,100

14,100

-17,100

6.3.11 All Inclusive Rate, including building,

services and FF&E.

m2 2,100-2,400 2,050-2,350 2,100-2,400 2,050-2,350


126,600-141,600

125,100-140,100

126,600-141,600

123,600-138,600




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Building Costs Per Square MetreIndustrial

Factories and WarehousesPage 1-20

7 Industrial2009 market commentary,

see page 1-10

7.1 Factories and WarehousesPortal frame construction, concrete floor slab.Nominal lighting, power supply, fire hose reels.Colorsteel ® roof and roller shutter doors.Excludes plumbing, HVAC, sprinklers.

Single storey, under 20m clear span.7.1.1 Colorsteel ® wall cladding m2 680-780 670-770 680-780 670-7707.1.2 1200mm high precast or block walls.

Colorsteel ® wall cladding abovem2 690-790 680-780 690-790 680-780

As above, and includes small interior office,toilet and amenities, and plumbing.

7.1.3 1200mm high precast or block walls.Colorsteel ® wall cladding above

m2 760-860 740-840 750-850 740-840

7.1.4 Full height precast or block walls m2 740-840 720-820 740-840 720-820

Single storey, over 20m clear span.7.1.5 1200mm high precast or block walls,

Colorsteel ® wall cladding abovem2 530-630 510-610 520-620 520-620

7.1.6 1200mm high precast or block walls,Colorsteel ® wall cladding above.Includes small internal office, toilet andamenities, and plumbing

m2 560-660 540-640 540-640 540-640

7.2 Big ShedsFranchise type shed, light steel frame, 100mmconcrete floor slab. Colorsteel cladding, roofand roller doors. Based on 25m x 12m plan, 5mbays.

7.2.1 Shed, 1 roller door, 1 personal door m2 210-260 210-260 210-260 210-260

7.2.2 Shed, 3 roller doors, 1 personal door m2 245-295 245-295 245-295 245-295

Shed rates provided courtesy ofwww.theshedco.co.nz.

7.3 Factory–Office Warehouse

Factory–Warehouse with administration officeof up to 2 storeys attached. Use the mostappropriate building types from each of thefollowing sections.

Factory–Warehouse portion Refer above

Office portionA small deduction may be made wherethe structures have a common wall

See page 1-22



http://www.theshedco.co.nz/http://www.theshedco.co.nz/


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Building Costs Per Square MetreIndustrial

Cold StoresPage 1-21

7.4 Cold Stores2009 market commentary,

see page 1-10

Cold Store, -18°C storage temperature

(EU Standard), steel framed, metal-cladinsulated panels to walls and roof,additional roof cladding, vented concretefloor. Excludes amenities and specialequipment such as racking, cranes.

7.4.1 Internal height—5m m2 900-1,000 900-1,000 870-970 890-990

m3 180-200 180-200 174-194 178-1987.4.2 Internal height—10m m2 970-1,070 970-1,070 950-1,050 970-1,070

m3 97-107 97-107 95-105 97-107

Cool Store, +5°C storage temperature.7.4.3 Internal height—5m m2 750-850 750-850 720-820 740-840

m3 150-170 150-170 144-164 148-1687.4.4 Internal height—10m m2 820-920 820-920 800-900 820-920

m3 82-92 82-92 80-90 82-92

Refrigeration m2 240-290 240-290 245-295 240-290

Add extra forCranes or gantries, racking, etc.Fit-out of 0° handling area

7.4.5 Office, toilets, amenities. See page 1-22

7.5 Workshops7.5.1 Light Industrial Workshop. Single storey

workshop, offices and small laboratory forlight industrial use, including amenities,built in fittings, partial HVAC. Excludessprinklers, security, special equipment.Basic standard finishes.

m2 910-1,010 890-990 900-1,000 890-990

7.5.2 Heavy Industrial Workshop. Singlestorey workshop, offices, service pits andlubrication bay for heavy industrial use,including amenities, built in fittings, partialHVAC. Excludes sprinklers, security,special equipment. Basic standard

finishes.

m2 1,025-1,225 1,000-1,200 1,025-1,225 1,000-1,200

Add extra forCranes or gantriesFuel storage and installations

7.5.3 LPG–Fuel Depot Buildings, up to 2storeys. Offices, switch and plant rooms,including amenities, HVAC. Excludessprinklers, security, major site services.Basic standard finishes.

m2 1,875-2,075 1,800-2,000 1,800-2,000 1,800-2,000




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Building Costs Per Square MetreOffices

Base Building CostPage 1-22

8 Offices2009 market commentary,

see page 1-10

Base building costs are for a “LettableShell” building. Costs exclude sub-divisional partitions, parking areas,owners or tenants special requirements.

Add for fitout costs to standard required.

8.1 Base Building CostLow Rise Offices, Basic Services, basicstandard finishes. Excludes HVAC, sprinklers,FF&E.

8.1.1 Up to 2 storeys, excludes lifts m2 1,200-1,400 1,175-1,375 1,175-1,375 1,150-1,3508.1.2 3 to 5 storeys, includes lifts m2 1,425-1,650 1,425-1,625 1,450-1,650 1,375-1,575

Low Rise Offices, Partial Services,basic standard finishes. Includes HVAC.Excludes sprinklers and FF&E.

8.1.3 Up to 2 storeys, excludes lifts m2 1,450-1,650 1,425-1,625 1,425-1,625 1,400-1,6008.1.4 3 to 5 storeys, includes lifts m2 1,700-1,900 1,675-1,875 1,675-1,875 1,650-1,850

8.2 High Rise8.2.1 High Rise Offices, Full Services, 6 to 15

storeys. Medium standard finishes.Includes HVAC, lifts and sprinklers.

m2 2,450-2,750 2,400-2,700 2,450-2,750 2,300-2,600

8.3 Fit-Outs to OfficesSub-Divisional Partitions, kitchen andadditional amenities, reception and boardroom.

8.3.1 Basic standard finishes m2 450-550 445-545 460-560 445-5458.3.2 Medium standard finishes m2 540-740 540-740 550-750 530-7308.3.3 High standard finishes m2 740-1,040 750-1,050 770-1,070 740-1,040

8.4 Renovations to Existing OfficesOffice Renovations, internal finishes,upgrading of services. Minimal demolition.

8.4.1 Basic standard, excludes HVAC m2 245-395 245-395 250-400 245-395

8.4.2 Basic standard, includes HVAC m2 410-560 410-560 420-570 410-560Office Renovations, internal finishes, externalcladding, upgrading of services, provision ofsprinklers. Minimal demolition.

8.4.3 Medium standard, excludes HVAC m2 500-700 500-700 510-710 495-6958.4.4 Medium standard, includes HVAC m2 670-870 660-860 680-880 660-8608.4.5 High standard, excludes HVAC m2 920-1,220 910-1,210 940-1,240 900-1,2008.4.6 High standard, includes HVAC m2 1,075-1,375 1,075-1,375 1,100-1,400 1,075-1,375




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Building Costs Per Square MetreParking

Integral ParkingPage 1-23

9 Parking2009 market commentary,

see page 1-10

9.1 Integral Parking9.1.1 Ground Level Parking, Beneath

Offices. Open at ground or slightlyreduced ground level, including additionalexcavation and substructure.

m2 475-575 460-560 455-555 455-555

9.1.2 Partially Underground Parking. Onelevel, including additional excavation andsubstructure, ramps, sprinklers, partialmechanical ventilation, no roof over (asincluded in office building).

m2 830-930 830-930 820-920 800-900

9.1.3 Basement Parking. One level, including

full excavation, substructure and structuralwalls, ramps, sprinklers, mechanicalventilation, no roof over (as included inbuilding above)

m2 1,450-1,650 1,450-1,650 1,500-1,700 1,450-1,650

9.2 Open Area—On Ground Parking9.2.1 Open Area Parking, including bitumen

paving, kerbing, stormwater drainage, andminimal lighting.

m2 67-77 66-76 67-77 66-76

Allows 27.5m2 of area per car percar

1,843-2,118 1,815-2,090 1,843-2,118 1,815-2,090

9.3 Parking BuildingsParking Building. Reinforced concreteconstruction, with bitumen paving atground level, open sides, minimal toiletfacilities. Excludes lifts or mechanicalventilation.

9.3.1 Ground + 1 level parking building m2 530-630 530-630 530-630 530-63030m2 of total floor area per car per

car15,900 15,900 15,900 15,900

-18,900 -18,900 -18,900 -18,900

9.3.2 Ground + 2 levels parking building m2 540-640 530-630 530-630 530-63030m2 of total floor area per car per

car16,200 15,900 15,900 15,900

-19,200 -18,900 -18,900 -18,900

9.3.3 Multi-storey Parking Building.Reinforced concrete construction withopen sides, slow lifts, toilet facilities,signage, access control equipment.Excludes mechanical ventilation.28m2 of total floor area per car

m2 640-740 630-730 630-730 620-720

percar

17,920

-20,720

17,640

-20,440

17,640

-20,440

17,360

-20,160




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Building Costs Per Square MetrePrimary Industry

Research LaboratoriesPage 1-24

10 Primary Industry2009 market commentary,

see page 1-10

10.1 Research LaboratoriesOffices, Laboratories and Amenities Includes sprinklers, special services, built-in fittings. Medium standard finishes.

10.1.1 Research Centre, single storey, partialHVAC

m2 2,500-2,800 2,450-2,750 2,500-2,800 2,450-2,750

10.1.2 Laboratory, 3 to 5 storeys, HVAC m2 3,660-3,900 3,550-3,850 3,650-3,950 3,550-3,850

10.2 Meatworks10.2.1 Abattoir, single storey, heavy duty

construction. Excludes sprinklers, special

services, HVAC.High standard hygienic finishes.

m2 3,100-3,400 3,000-3,300 3,100-3,400 3,000-3,300

Add extra for

10.2.2 Covered Yards. Metal roofing, concreteslab, steel frame, open sides. Watertroughs, hose taps, cesspits, drainage.Excludes steel grid flooring and catwalks.

m2 390-440 390-440 400-450 385-435


11 Recreational Facilities

11.1 Clubhouses and Gymnasia11.1.1 Clubhouse and Changing Rooms.

Single storey, standard construction andfinishes. Large bar and lounge, smallkitchen, dining area, large changingrooms, shower and toilets.

m2 2,050-2,250 1,975-2,175 2,000-2,175 1,975-2,175

11.1.2 Changing Rooms and Toilets.Single storey, standard construction andbasic finishes. Large change area andadjoining showers and toilets.

m2 1,900-2,100 1,850-2,050 1,875-2,075 1,825-2,025

11.1.3 Basketball Centre, with gallery. Single

storey, standard construction. Timbersports floor to playing area. Changingrooms and toilets.

m2 1,675-1,875 1,625-1825 1,600-1,800 1,625-1825

11.1.4 Sports Hall/Gymnasium.Single storey, standard construction. Vinylsports floor to playing area. Changingrooms and toilets.

m2 1,775-1,975 1,775-1,975 1,775-1,975 1,750-1,950




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Building Costs Per Square MetreRecreational Facilities

Squash CourtsPage 1-25

11.2 Squash Courts2009 market commentary,

see page 1-10

11.2.1 Public Courts, basic standard. Changing

areas, small toilet. Excludes HVAC.

m2 1,250-1,450 1,200-1,400 1,225-1,425 1,200-1,400

11.2.2 Private Club Courts, high standard.Toilets, showers, changing and viewinggallery. Excludes HVAC.

m2 1,525-1,725 1,475-1,675 1,500-1,700 1,475-1,675

11.2.3 Add extra for glass rear wall court 18,000 18,000 18,000 18,000


11.3 Swimming PoolsOpen In-Ground Domestic Pool,reinforced concrete construction,including all plant and filtration equipment.Excludes landscaping.

11.3.1 9m x 4.5m x 1.5m deep, basic tomedium standard finishes

No 33,000-42,000

33,000

-42,000

33,000

-42,000

33,000

-42,000

11.3.2 9m x 4.5m x 1.5m deep, medium tohigh standard finishes

No 40,000-60,000

40,000-60,000

40,000-60,000

40,000-60,000

11.3.3 9KW heat pump No 8,500 8,500 8,500 8,500

11.3.4 14KW heat pump No 10,500 10,500 10,500 10,500

In-Ground Public Pool, reinforcedconcrete construction.

11.3.5 25m pool, four lanes plus learner area No 260,000

-330,000

260,000

-330,000

260,000

-330,000

260,000

-330,00011.3.6 Plant and filtration equipment to 25m

pool

No 180,000-250,000

180,000-250,000

180,000-250,000

180,000-250,000

11.3.7 Enclosed In-Ground Public Pool, reinforced concrete construction

m2 1,975-2,175 1,975-2,175 1,975-2,175 1,975-2,175

Add extra for:

11.3.8 Mechanical ventilation and heating m2 285-335 285-335 285-335 285-335

11.3.9 Pool piping and equipment m2 425-525 425-525 425-525 425-525

11.4 Tennis/Netball CourtsSingle Court, including minimal cut or fill,

preparation, drainage, nets and posts, linemarking, surface finish

11.4.1 25mm asphaltic concrete court 55,000-60,000

55,000

-60,000

55,000

-60,000

55,000

-60,000

11.4.2 Synthetic Grass, use higher rate forhigh use courts

court 70,000-80,000

70,000

-80,000

70,000

-80,000

70,000

-80,000

11.4.3 Add for rubber shock pad to syntheticcourt

court 22,000-27,000

22,000

-27,000

22,000

-27,000

22,000

-27,000

Chain wire fence, 3000mm high11.4.4 Single court court 10,500 10,500 10,500 10,500

11.4.5 Multi court complex court 6,500 6,500 6,500 6,500



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Building Costs Per Square MetreResidential

House, 1-StoreyPage 1-26

12 Residential2009 market commentary,

see page 1-10

12.1 House, 1-Storey12.1.1 House, 90–130m2. m2 1,175-1,375 1,150-1,350 1,125-1,325 1,175-1,375

Pile foundations, particle board floor.Kitchen, bathroom, WC. Fibre-cementweather boards, galvanised steel roof.Standard quality fittings.

House, 100–250m2.Concrete floor slab, kitchen, bathroom,WC, ensuite. Medium quality fittings. Tileroof.

12.1.2 With cedar or pine weatherboards m2 1,575-1,775 1,500-1,700 1,500-1,700 1,500-1,700

12.1.3 With polystyrene or fibre cement cladding,textured plaster or acrylic coatings.

m2 1,575-1,775 1,525-1,725 1,500-1,700 1,500-1,700

12.1.4 Brick veneer. m2 1,625-1,825 1,600-1,800 1,550-1,750 1,550-1,750

12.1.5 Insulated concrete block m2 1,625-1,825 1,600-1,800 1,550-1,750 1,550-1,750

12.2 House, 2-StoreyHouse, 150–300m2.Concrete floor slab, concrete tile roof.Kitchen, bathroom, ensuite. Internaldouble garage. Medium quality fittings.

12.2.1 Brick veneer to ground floor, cedar or

Linea™ weatherboards to upper floor.

m2 1,825-2,525 1,725-2,425 1,725-2,425 1,725-2,425

12.2.2 Concrete block basement, polystyrene orfibre-cement cladding with texturedplaster or acrylic coating to upper floor

m2 1,925-2,625 1,825-2,525 1,750-2,450 1,750-2,450

House, 200–450m2.Concrete floor slab, concrete tile roof.Designer kitchen, tiled bathrooms,ensuite, walk-in wardrobe. Internal triplegarage. High quality fittings. Ventilationsystem, underfloor heating

12.2.3 Linea™ Weatherboard and Titan Facade

Panel

m2 2,400-3,300 2,300-3,200 2,300-3,200 2,300-3,200

12.2.4 Polystyrene or fibre-cement cladding withtextured plaster or acrylic coating

m2 2,400-3,300 2,300-3,200 2,300-3,200 2,300-3,200

12.2.5 Brick veneer to ground floor, Linea™Weatherboard to upper floor

m2 2,400-3,300 2,300-3,200 2,300-3,200 2,300-3,200

Note:

For architectural one-off design, increaserates.

For group house building, with economiesof scale, decrease rates.




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Building Costs Per Square MetreResidential

House, LargePage 1-27

12.3 House, Large2009 market commentary,

see page 1-10

House, 200–600m2.

Executive quality. Insulated concrete floor slab.Kitchen, bathroom, 2 ensuites. Security, audio,fire protection, underfloor heating, gas fire.Multiple garage. Expensive fittings.

12.3.1 With textured plaster on Harditex andconcrete masonry walls.

m2 3,450-3,750 3,450-3,750 3,550-3,850 3,450-3,750

12.3.2 With sprayed finish on solid plaster m2 3,500-3,800 3,500-3,800 3,600-3,900 3,500-3,800

Note: m2 rate can be up to $10,000 per m2 forextremely high specification houses


12.4 Multiple Units—Low Rise2 or 3 Storey Townhouse, 150–200m2. Concrete floor slab. Kitchen, bathroom, 2 WC's,ensuite. Double garage. Excludes balconiesand decks.

12.4.1 Cedar or pine weatherboards. Colorsteel ® roof. Medium quality fittings.

m2 1,775-1,975 1,725-1,925 1,675-1,875 1,650-1,850

12.4.2 Polystyrene or fibre-cement cladding withtextured plaster or acrylic coating.Colorsteel ® roof. Medium quality fittings.

m2 1,925-2,125 1,900-2,100 1,825-2,025 1,800-2,000

12.4.3 Brick veneer to ground floor, poly-styrene

or fibre-cement cladding with texturedplaster acrylic coating to upper storeys.Concrete tile roof. High quality fittings.

m2 1,950-2,150 1,900-2,100 1,875-2,075 1,825-2,025

12.4.4 Brick veneer, cedar or pineweatherboards to upper storey. Concretetile roof. High quality fittings.

m2 1,950-2,150 1,900-2,100 1,825-2,025 1,800-2,000

12.5 Multiple Units–High RiseMulti-Storey Apartments.Kitchen, bathroom, WC, laundry. Includeslift to each floor. Excludes balconies and

loose fittings.12.5.1 2 or 3 bedroom units.

Medium quality fittings.m2 2,350-2,650 2,300-2,600 2,300-2,600 2,300-2,600

12.5.2 2 or 3 bedroom units. Ensuite.High quality fittings.

m2 2,700-3,000 2,600-2,900 2,600-2,900 2,600-2,900

Add extra for

Balconies, reinforced concrete, to12.5.3 Medium standard units m2 630-730 630-730 630-730 620-72012.5.4 High standard units m2 640-740 630-730 640-740 630-730




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Building Costs Per Square MetreDevotional Buildings

Retirement Village UnitsPage 1-28

12.6 Retirement Village Units2009 market commentary,

see page 1-10

12.6.1 One or Two Storey Housing Units

Concrete floor slab, concrete tile roof.Kitchen, bathroom, lounge, one to twobedrooms. Medium quality fittings.Community facilities, covered carparks.

m2 2,350-2,650 2,250-2,550 2,150-2,450 2,100-2,400

12.7 GaragesGarage with concrete floor slab, timber frame.Galvanised steel roof, roller door.

12.7.1 Galvanised steel cladding m2 475-525 450-500 435-485 440-49012.7.2 Fibre cement weatherboards m2 580-680 590-690 550-650 550-650

Garage with concrete floor slab, timber

frame, Gib ®

board lined. Automaticopener to garage door.

12.7.3 Cedar or pine weatherboards,Colorsteel ® roof. Timber-clad tiltingdoor

m2 730-830 740-840 690-790 670-770

12.7.4 Brick veneer, concrete tile roof.Colorsteel ® tilting door

m2 780-880 760-860 760-860 750-850

12.7.5 Garage with concrete floor slab. Concreteblock walls, concrete tile roof. Colorsteel ® tilting door, automatic opener.

m2 760-860 780-880 740-840 720-820

12.8 CarportCarport with concrete floor slab, timber posts,beams and rafters.

12.8.1 Flat galvanised steel roof m2 270-320 265-315 270-320 260-310

12.8.2 Pitched colour steel roof. m2 305-355 325-375 310-360 300-350

13 Devotional Buildings

13.1 Places of WorshipDevotional Building.

Small kitchen and toilets.With construction and finishes to:

13.1.1 Basic standard m2 1,550-1,750 1,475-1,675 1,450-1,650 1,425-1,62513.1.2 Medium standard m2 1,900-2,100 1,850-2,050 1,850-2,050 1,800-2,00013.1.3 High standard m2 2,150-2,450 2,100-2,400 2,100-2,400 2,050-2,350

13.2 Halls13.2.1 Hall or Community Building. m2 1,750-2,150 1,675-2,075 1,650-2,050 1,625-2,025

Single storey, meeting rooms, kitchen,toilets. Excludes HVAC. Medium to highstandard. ** changed specification




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Building Costs Per Square MetreRetail

Suburban RetailPage 1-29

14 Retail2009 market commentary,

see page 1-10

14.1 Suburban Retail14.1.1 Neighbourhood Shop. Single storey.

Standard shell construction, includingshop-fronts, plasterboard ceilings.Includes electrical service to board, coldwater supply to fixture point only,drainage. Excludes fittings, hot water,HVAC, sprinklers.

m2 930-1,030 900-1,000 890-990 870-970

Add14.1.2 Fit-out of shell. Includes finishes, shop

fittings and servicesm2 265-315 265-315 275-325 260-310

14.1.3 Air-conditioning (package unit) m2 160-210 155-205 160-210 155-20514.1.4 Supermarket. Standard construction,

including shop fronts, standard finishes.Includes all services, HVAC & sprinklers,amenities and offices. Excludes coldrooms, shop fittings.

m2 1,100-1,300 1,075-1,275 1,100-1,300 1,075-1,275

Add14.1.5 Shop fittings m2 340-390 340-390 345-395 335-38514.1.6 Installation of cold and cool rooms

14.1.7 Shopping Centre. Standard shellconstruction, including shop fronts,

plasterboard ceilings. Includes electricalservice to board, plumbing service only,air conditioning. Excludes sprinklers, fit-out and mall/arcade areas.

m2 1,200-1,400 1,175-1,375 1,175-1,375 1,150-1,350

Add14.1.8 Fully enclosed mall/arcade. Standard

finish, air conditionedm2 1,725-1,925 1,650-1,850 1,575-1,775 1,550-1,750

14.1.9 Trading area fit-out. Includes wall andfloor finishes, additional electrical,plumbing services

m2 355-405 355-405 360-410 350-400

14.2

City Retail14.2.1 Department Store. 3 or 4 storeys,standard construction and finishes, fullyserviced. Includes air conditioning,sprinklers, all facilities and amenities.Excludes shop fittings.

m2 2,100-2,400 2,050-2,250 1,975-2,175 2,100-2,400

Add14.2.2 Shop fittings m2 355-405 355-405 360-410 350-400




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2 0 0 9

Building Costs Per Square MetreMiscellaneous Buildings

Commercial BuildingsPage 1-30

15 Miscellaneous Buildings2009 market commentary,

see page 1-10

15.1 Commercial Buildings15.1.1 Vehicle showroom. Vehicle display area,

customer lounge, offices, staff facilities,attached workshop and vehicle groomingarea. Medium standard finishes.

m2 1,475-1,675 1,450-1,650 1,450-1,650 1,450-1,650

15.1.2 Petrol station. Retail area, office andstaff facilities, public toilet.Add extra for forecourt and pumps.

m2 1,350-1,550 1,300-1,500 1,300-1,500 1,300-1,500

15.2 Toilet FacilitiesPublic toilets. Heavy duty construction,

with male, female and disabled areas.Baby changing bench.

m2 3,100-3,850 3,100-3,850 3,100-3,850 3,100-3,850

15.3 Rural Buildings15.3.1 Bulk storage shed. Timber framed,

zincalume steel roofing and wall cladding.One side open, earth floor.

m2 140-190 140-190 140-190 140-190

Hay shed. Timber framed, zincalumesteel roofing. No ground slab.

15.3.2 Open all sides m2 100-150 100-150 100-150 100-150

15.3.3 Three sides enclosed m2 140-190 140-190 140-190 140-190

15.3.4 Add for concrete ground slab m2 55-105 50-100 55-105 50-10015.3.5 Shearing shed. Timber framed,

zincalume roofing and cladding, internalyards, doors, ramps and loadingplatforms, wool load-out bay

m2 495-545 495-545 495-545 495-545

Dairy shed. Concrete floor, insulatedpanel walls, aluminium windows,colorsteel roof, zinc sprayed portalframes. Open silo vat stand, tankerstanding pad.

15.3.6 Rotary, 50 bail. Building, circular yard,

railings, gates

bail 5,500-5,800 5,500-5,800 5,500-5,800 5,500-5,800

15.3.7 Rotary platform, milking machines,water supply, electrical

bail 7,100-7,400 7,100-7,400 7,100-7,400 7,100-7,400

15.3.8 Herringbone, 30 a side. Building,bailwork, circular yards, railings andgates

bail 5,400-5,700 5,400-5,700 5,400-5,700 5,400-5,700

15.3.9 Milking machines, water supply,electrical

bail 4,200-4,500 4,200-4,500 4,200-4,500 4,200-4,500

15.3.10Poultry raising and growing shed. Concrete slab and nib, insulated panelwalls, steel portal frames, extract fans,minimal services. Excludes equipment.

m2 210-260 210-260 210-260 210-260



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2 0 0 9

Building Costs Per Square MetreWorked Example

Rural BuildingsPage 1-31

16 Worked ExampleProject Details GFA $rate $value• Name of Project

• Type of Project

• Total floor area (GFA) m2 1,500• Base building cost item used from Handbook 8.1.1• Is base building rate for shell only? If so, add fit

out cost. Yes• Fitout item used from Handbook 8.3.2

Building Works Cost Calculation• Base building cost m2 1,500 1,100 1,650,000• Fit out cost m2 1,500 600 900,000

Subtotal for base building cost and fitout 2,550,000Add for items excluded from base building cost,See “How to Use This Section” on page 1-10.• Demolition of existing building/removal of

excess site vegetation and debrisItem

• Balconies, decks, covered ways, entrancecanopies

Item

• External services from building to publicconnection

Power Item say 15,000

Water Item say 5,000

Drainage Item say 8,000Data Item say 3,000

• External works over and above thoseimmediately adjacent to the building

Parking areas m2 300 65 19,500

Landscaping m2

Other Item

Add for factors specific to this project, and notincluded in base building cost• Site factors—sloping site/latent site conditions

and other geotechnical issues

Item

• Increased wall-to-floor ratios/unusual buildingshape

Item

• Change to standard of finishes—increase m2 1,500 150 225,000• Small or cramped site/firewalls to boundaries Item• Infrastructure upgrades to territorial authority

servicesItem say 50,000

• Remote locality Item• Services not included in base rate, eg, lifts Item• Any other items or factors deemed relevant to

this project and not allowed for aboveItem

Subtotal for building works, see over 2,875,500



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Building Costs Per Square MetreWorked Example

Notes on Worked ExamplePage 1-32

Subtotal for building works 2,875,500

Allowance for fluctuations over period of project % say 6% 172,530

Allowance for building works contingency forvariations to contract. Allow say 3% to 10%. % say 5% 143,775

Total for building works 3,191,805

Balance of Project Estimate Calculation

Add for• Resource and Building Consent Fees Item say 25,000• Furniture, Fittings and Equipment (FF&E) Item say 10,000• Liaison and management of separate contracts Item say 2,000• Legal fees Item• Any other costs Item say 5,000

Project Estimate Subtotal 3,233,805

Add for Fees and Contingency—% of ProjectEstimate Subtotal:• Professional fees

Architect % say 4% 129,352

Engineer % say 2% 64,676

Quantity Surveyor % say 1% 32,338

Project Manager %

Services/Geotechnical Engineers %

Others as required Item• Allowance for total project contingency (in

addition to building works contingency above)Allow say 2.5% to 5%

% say 3% 97,014

Project Estimate Total 3,557,186

Add Goods and Services Tax when appropriate % 12.5% 444,648

Total including GST 4,001,834

16.1 Notes on Worked Example• The above is an example only, and is not

intended to be a definitive guide to what shouldor should not be included in any particular

project estimate.• Priced items have been given an arbitrary

value only, and not every item has beenpriced.

• Add or delete items as appropriate for theproject under consideration.

• The Excel version of this example is on the CD-ROM.CD-ROM Extras>Spreadsheets>Project Estimate.

• For land, marketing and sales costs worksheet, See“Feasibility Studies” on page 11-568.



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Elemental Costsof Buildings 2

How to Use This Section 2-34

Worked Example 2-35

Definition of Elements 2-36

2.1 Administration, Civic 2-381.1 Administrative 2-381.2 Civic 2-391.3 Authorities 2-40

2.2 Banks 2-412.1 Bank, Construction 2-41

2.3 Educational 2-423.1 Schools–Teaching 2-423.2 Schools–Support 2-433.3 Tertiary Institutions–Teaching 2-443.4 Tertiary Institutions–Support 2-45

2.4 Entertainment 2-464.3 Grandstands 2-464.4 Aquaria 2-46

2.5 Hospitals, Health 2-475.1 Hospitals 2-47

5.2 Ancillary Facilities 2-482.6 Hotels, Motels, Taverns 2-49

6.1 Taverns, Liquor Outlets 2-496.2 Hotels 2-496.2 Hotels 2-506.3 Motels 2-50

2.7 Industrial 2-517.1 Factories and Warehouses 2-51

7.4 Cold Stores 2-527.5 Workshops 2-52

2.8 Offices 2-538.1 Base Building Cost 2-538.2 High Rise 2-53

2.9 Parking 2-549.1 Integral Parking 2-549.3 Parking Buildings 2-54

2.10 Primary Industry 2-5510.1 Research Laboratories 2-55

2.11 Recreational 2-5611.1 Clubhouses and Gymnasia 2-56

Recreational, Residential 2-57

11.2 Squash Courts 2-5712.1 House, 1-Storey 2-5712.3 House, Large 2-57

2.12 Residential 2-5812.5 Multiple Units–High Rise 2-5812.6 Retirement Village Units 2-58

2.13 Devotional Buildings 2-5913.1 Places of Worship 2-5913.2 Halls 2-59

2.14 Retail 2-6014.1 Suburban Retail 2-6014.2 City Retail 2-60


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Elemental Costs of BuildingsHow to Use This Section

DefinitionsPage 2-34

How to Use This Section

Definitions“An element is a component part of a building or a development which, irrespective of design ormethod of construction, tends to perform the same function.”1

GFA = Gross Floor Area

PurposeThis section is intended as an approximate guide to the value of the various elements of thebuildings in Chapter 1. Item numbers and page numbers quoted with each elemental breakdownrefer to the equivalent items in Chapter 1. In all cases, refer to these items for the full descriptions of the building , particularly with regard to scope, inclusions and exclusions. Note that the elementalpercentages are indicative rather than definitive.

The “Total” cost given is the approximate mean of the cost range for the respective buildings in

Chapter 1. The breakdown into elemental costs enables evaluation and adjustment of the figureused for initial feasibility studies.

All costs within this section are those pertaining to Auckland. Please note that because thesefigures are based on Auckland buildings, adjustments may be required for items such as heating,etc., to reflect building practices in other areas.

ExclusionsCosts exclude

• land, demolition

• balconies, covered ways, parking areas

• external services more than 3.0m from the outside face of the building

• data and telephone services• external works other than those immediately adjacent to the building

• loose Furniture, Fittings and Equipment (FF&E).

• legal and professional fees

• Goods and Services Tax (G.S.T.)

Worked ExampleThe percentages and $/m2 given in the following tables represent values relative to the GFA, orgross floor area , and not to the area of the particular element being considered. See the workedexample on the next page, where the Upper Floor element is repeated at the bottom of the table.

The Elemental Costs of $82.72 /m2 and $190.09 /m2, for A and B respectively, are not costs for a

square metre of actual upper floor for each of those buildings. Instead, they are a proportion of thetotal m2 cost, which, if multiplied by the GFA—which of course includes the ground floor—wouldgive the cost of the Upper Floors for those buildings.

For A, $82.72 x 600m2 GFA equals $49,632, which, if divided by the actual area of Upper Floor forthat building, i.e., 300m2, gives a cost/m2 for the actual Upper Floors of $165.44.

For B, $190.09 x 7,500m2 GFA equals $1,425,675, which, if divided by the actual area of UpperFloor for that building, i.e., 7,200m2, gives a cost/m2 for the actual Upper Floors of $198.01.

1. p1, Elemental Analysis of Costs of Building Projects, published by the New Zealand Institute of Quantity Surveyors Inc. To purchase,

see www.nziqs.co.nz

http://www.nziqs.co.nz/news/order.htmlhttp://www.nziqs.co.nz/news/order.html


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Elemental Costs of BuildingsWorked Example

GFA CostingPage 2-35

Worked Example

GFA Costing

Offices, Low and High rise

A

Office Building

Max 2 storeyGFA 600m2

B

Office Building

6-15 storeyGFA 7500m2

Element/ Element Group $/m2 % $value $/m2 % $value

Site Preparation - - - - - -

Substructure 86.32 6.6% 51,792 138.25 5.3% 1,036,875

Frame 111.49 8.6% 66,894 160.47 6.2% 1,203,525

Structural Walls 50.35 3.9% 30,210 54.31 2.1% 407,325

Upper Floors 82.72 6.4% 49,632 190.09 7.3% 1,425,675

Structure 330.88 25.5% 198,528 543.12 20.9% 4,073,400

Roof 89.91 6.9% 53,946 39.50 1.5% 296,250

External Walls } 181.02 13.9% 108,612 296.25 11.4% 2,221,875

Windows & Doors }

External Fabric 270.93 20.8% 162,558 335.75 12.9% 2,518,125

Stairs 26.37 2.0% 15,822 29.62 1.1% 222,150

Internal Walls/Partitions 69.53 5.3% 41,718 106.15 4.1% 796,125

Internal Doors 27.57 2.1% 16,542 49.37 1.9% 370,275

Floor Finishes 86.32 6.6% 51,792 98.75 3.8% 740,625

Wall Finishes 44.36 3.4% 26,616 64.19 2.5% 481,425

Ceiling Finishes 77.92 6.0% 46,752 79.00 3.0% 592,500

Fittings & Fixtures 13.19 1.0% 7,914 22.22 0.9% 166,650

Internal Finishing 345.26 26.6% 207,156 449.30 17.3% 3,369,750

Sanitary Plumbing 51.55 4.0% 30,930 106.15 4.1% 796,125Mechanical Services 10.79 0.8% 6,474 296.25 11.4% 2,221,875

Fire Services 13.19 1.0% 7,914 61.72 2.4% 462,900

Electrical Services 81.52 6.3% 48,912 155.53 6.0% 1,166,475

Lifts & Escalators - - - 256.75 9.9% 1,925,625

Special Services - - - 24.69 0.9% 185,175

Drainage 9.59 0.7% 5,754 2.47 0.1% 18,525

Services 166.64 12.8% 99,984 903.56 34.8% 6,776,700

Ext Works & Sundries 10.79 0.8% 6,474 17.28 0.7% 129,600

Preliminaries and General 156.00 12.0% 93,600 312.00 12.0% 2,340,000

Contingency 19.50 1.5% 11,700 39.00 1.5% 292,500

P&G, Contingency 175.50 13.5% 105,300 351.00 13.5% 2,632,500Total 1,300.00 100% 780,000 2,600.00 100% 19,500,075

Upper Floors $/m2 m2 $value $/m2 m2 $value

Elemental cost relative to GFA 82.72 600 49,632 190.09 7,500 1,425,675

Cost of element itself, i.e., area of upperfloors is less than area of total building.

165.44 300 49,632 198.01 7,200 1,425,675

Refer to more detailed explanation on facing page.


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Elemental Costs of BuildingsDefinition of Elements

StructurePage 2-36

Definition of Elements

StructureSite Preparation. All work necessary to clear a site of existing structures, trees, etc. to create asuitably benched surface as a working platform.

Substructure. All work below the underside of the lowest floor finish, including all work applicableto the foundations, hardfilling beneath floor slabs, concrete floor slabs, service ducts, lift pits andthe like. Includes basement walls between different levels. Excludes excavation above lowest floorlevel, plumbing, drainage and other services below lowest floor finish.

Frame. All load bearing column and beam framework above lowest floor finish, major roof framingmembers such as rafters, joists. Excludes all profiled finishes and all applied finishes.

Structural Walls. Load bearing and diaphragm walls together with integral columns. Excludes non-structural spandrel panels, linings and applied finishes and treatments, profiled finish.

Upper Floors. Suspended floors, mezzanine floors, balcony floors and roof slabs. Includes fairfacefinish to concrete floor and roof slabs. Excludes floor support beams and soffit treatments.

External FabricRoof. Complete weatherproof covering of all types to roofs. Includes decks; diaphragm bracing,sarking and screeds; roof support components such as roof purlins, battens; insulation to undersideof roof covering, verge and eaves facing and soffit; secret, parapet and eaves gutters, downpipes,roof lights. Excludes support beams; in situ or precast concrete roof slabs; parapets and parapetfinishes, gable and gable finishes; canopies, balconies, covered ways, roof top structures.

External Walls. All work to exterior walls, including applied or in situ finishes. Includes gable ends,parapets, spandrels and finishes; both skins of exterior cavity walls; applied exterior finishes to

exterior columns, beams, structural spandrels and walls. Excludes curtain walls.Windows and External Doors. All windows and doors in exterior walls, including vertical or nearvertical glazing. Excludes roof lights, interior glazed screens, curtain pelmets, sun screens,curtains, tracks and blinds.

Internal FinishingStairs and Balustrades. Flights and intermediate landings including integral finishings, handrailsand balustrades. Excludes applied finishes.

Partitions. All non-structural internal walls including glazed screens, demountable partitions andsound and fire walls. Excludes fanlights and sidelights, folding or sliding doors forming partitions,wall finishes, and fire stopping and sound barriers in ceiling spaces, where these are a continuation

of partitions below the ceiling line.Internal Doors. All interior doors including frames, architraves, finishes, glazing, fanlights, sidelights, panels over doors, hardware and control systems. Excludes doors to proprietary partitionsystems, fittings and fixtures.

Floor Finishes. Includes all preparatory work, screeds, surface finishes, matwells, threshold strips,raised floors laid over structural floors.


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ServicesPage 2-37

Wall Finishes. Includes all preparatory work and finishes to interior walls, isolated columns, and tointerior faces of exterior walls. Excludes fairface finish to concrete, finishes to proprieta

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