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Architectural Project Development
21 2552
2
z z
Project Development
3
Type and Concept
4
5Principle of Project Development
z z SITE looking for USE
z USE looking for SITE
Function ?Fun
ction 1
Function 2
1
2
3
FunctionFunction
6
1.
2.
3.
Key Factor of Real Estate Development
LOCATION LOCATION = =
LOCATIONLOCATION
LOCATIONLOCATION
()
Area Program Design Concept
7
8Principle of Project Development
z 8 Stages of project Development
1. Inception of an Idea
2. Refinement of an Idea
3. Feasibility
4. Contract Negotiation
5. Formal Commitment
6. Construction
7. Completion and Formal Opening
8. Property, Asset, and Portfolio Management
Resource : Mike E. Miles, Gayle Berens and Marc A. Weiss, Third Edition. Washington D.C.: ULI-the Urban Land Institute, 2000.
9Project Development
1.
zz SITE ANALYSISSITE ANALYSISzz LAWS & REGULATIONSLAWS & REGULATIONS
2. (Market Analysis)
3. (Financial Analysis)zz Net Floor Area: NFA / Net Leasable Area: NLANet Floor Area: NFA / Net Leasable Area: NLAz
10
Project Development
1. zz SITE ANALYSISSITE ANALYSIS - .3 .3
zz LAWLAWss & REGULATION& REGULATIONss . - , FAR,OSR . (EIA) .
11
SCALE
12
Principle of Project Development
2. (Market Analysis)z ,
z
z
z z z Architecture Style Design Concept
z
z
13
Project Development
3. (Financial Analysis)z z + z (%) IRR, NPV, Payback Period
z z Gross Floor Area: GFAz /
Net Floor Area: NFA / Net Leasable Area: NLAz
14
z z
15
,
,
16
17
Type of Project
z z z z , z z Clubhousez z Showroom, z
z z
z z z Town Housez Home Office
z z (Condominium)z Service Apartmentz
z z , , z Sport clubz z z
18
Commercial Type of Architecture
z Shopping Centerz Enclosed Shopping Center
z Retail Mallz Department Store
Community/ Neighborhood Mall z
Anchor Tenant
19
Commercial Type of Architecture
z Shopping Centerz Discount Store ( Display+ Storage)
z z 1 2 z
z Walking Street Mallz z Pedestrian network
z Specialty Shopping Centerz
20
Residential Type of Architecture
z z z z - z (Town House)z Home Office
Location
21
22
Residential Type of Architecture
z z (Condominium)z Apartmentz Serviced Apartment
Location
23
Commercial Type of Architecture
z Hotel & Resortz City Hotel
z Business / Leisure
z
z
z Convention Hotelz z z
24
Commercial Type of Architecture
z Hotel & Resortz Resort / Resort and Spa
z z Design Conceptz
z Destination Spaz z z Design Concept
z Motelz
BREAK
Shopping Center
26
Key Factors of Shopping Centerz
Concept
z
z Facade landmark
z Concept
z Sense of Direction Land mark
z
27
factors of Shopping Centerz Tenant Mix ()
Zone
z Anchor Tenantz concept z anchor tenant z
z Net Leasable Area : NLA
z zoning Anchor Tenant
z 28
Hotel And Resort
29
Business Model for Hotel and Resortz
z Hotel Chain z Hotel Chain concept
Facilities
z Lease Back :
z Time Share :
30
August 2008 31
Site Analysis
Guest Analysis
Completitors Analysis
HotelConcept
Type
Star
Facilities
Site Analysis z Location
z Airport Hotelz
z Beach z Mountain z z Resortz
z z 5 4 3 budget
hotelz Boutique Hotel
Type / Star / Facilities ????
32
Guest Analysisz /
z z Room Ratez Facilities z
z Individual / Family / Group z Activities > Facilities
z z / ( )z z z
z Type / Star / Facilities ????
33
Competitor Analysisz
z
z
z Facilities
Type / Star / Facilities ????
34
Hotel Facilities
35
Hardware
SpaGym..
Software
InternetRoom servicedAirport Transfer...
August 2008 36
International Hotel Operator Company
August 2008 37
Thai Hotel Operator Company
August 2008 Auttakorn Netneramitdee 38
Brand Positioning
5 Star
4 Star
3 Star
August 2008 Auttakorn Netneramitdee 39
Hotel Investment CostApproximate number
z Land Cost : 20 % z Construction Cost : 50%z FF&E Cost : 15%z Pre Opening Cost : 10%z Other Cost : 10%
z Total investment cost 100%
August 2008 40
Hotel Design Process
Input
By developer and hotel operator
-Concept-Function and Facilities-Area Program of the hotel
Master Plan &Architecture
By Architects
Interior, Landscape,Lighting &
Sign Design
Approve
By Designer teams
Approve
Construction Drawing
August 2008 Auttakorn Netneramitdee 41
August 2008 Auttakorn Netneramitdee 42
August 2008 Auttakorn Netneramitdee 43
August 2008 Auttakorn Netneramitdee 44
August 2008 Auttakorn Netneramitdee 45
August 2008 Auttakorn Netneramitdee 46
47
Commercial Type of Architecture
z Boutique Hotelz
Boutique hotels differentiate themselves from larger chain/branded hotels and motels by providing personalized accommodation and services /facilities.
z "design hotels" "lifestyle hotels"
z .. 1980
z themed stylish
z 3 - 50
The Blakes Hotel South Kensington, London
48
Office Building
49
Office buildingz Location
z Core CBD : z Outer CBD : z Non CBD
z Facilities z Parkingz Securityz Retail Space
z Quality z Net Leasable Areaz z z : z ?
50
Housing
51
Housingz / z / z : / z : Home Officez Location
z CBD : Condominium Serviced Apartment
z Mass transit Condominium z
Condominium z z Function z
52
53
54
z www.asa.or.th ,
http://www.asa.or.th/index.php?q=professional_landing
z
z http://www.thaiappraisal.org/Thai/Value/Value.php
z
z .
z www.dol.go.th
z ( ) http://landprice.treasury.go.th/