Commercial Performance Metrics
Dubai Feasibility UnitAED 380,000
Concept Design: 20%
Schematic Design: 30%
Detailed Design: 45%
Tender Package: 5%
Click the bars to drill down costs
AED 680,000
AED 1,180,800
100% vs 56%
CAPEX Pathway Modeling
Comparative analysis: Refurbishment vs. New Build development options
Inclusive of critical asset diagnostics
Maximized efficiency, zero legacy risk
Direct capital reduction by choosing Pathway 2
Visual Budget Allocation Breakdowns
Interactive Stacked SegmentsHover over the chart segments to read detailed descriptions of the underlying feasibility items.
Key Financial Advisory Advisory AlertRECOMMENDED
Pathway 2 (New Build) is AED 300,000 cheaper than Pathway 1 (Refurbishment). Choosing the New Build strategy delivers a Clean Slate Design Advantage, mitigating structural legacy risk and providing high feasibility viability.
Refurbishment Consultancy Services
Analysis of fee allocations, structural risk diagnostics, and physical modernization yields.
Stated Investment Total
AED 680,000
Forensic & Diagnostic Sunk Costs
AED 300,000
Productive Value-Add Design
AED 380,000
Sunk Capital Exposure Warning: The dying concrete penalty
A massive 44% (AED 300,000) of your entire refurbishment consultancy fee budget is spent on forensic diagnostics, testing dying structures, and drafting obsolete as-built setups. This diagnostic overhead is entirely non-productive; it is a mandatory tax spent purely to inspect deteriorating physical elements without introducing a single square foot of tenant upgrades, aesthetic updates, or modern asset appreciation.
Fee Classification Profile
Interactive division of Option 1 investment components.
Total Allocation
Line-Item Fee Breakdown
6 Core Phases of Refurbishment Option 1.
| # | Phase | Stage Description | Unit | Qty | Unit Rate (AED) | Total Fee (AED) | Duration |
|---|---|---|---|---|---|---|---|
| 1. Base Scope Of Work | |||||||
| 1.1 | Phase.01 | Site survey, Assessments, and TDDForensic structural concrete testing, laser scanning, building surveys, MEP condition assessments, and drafting structural as-built records. | LS | 1 | 300,000 | 300,000 | 6 Weeks |
| 1.2 | Phase.02 | Strategic Recommendations and Feasibility Analysis based on assessment findingsOptions development, technical feasibility analysis, operational business continuity planning, lifecycle cost modeling, and preferred option recommendations. | LS | 1 | 0 | 0 | 6 Weeks |
| - | - | Subtotal Base Scope | - | - | - | 300,000 | 12 Weeks |
| 2. Optional Scope Of Work | |||||||
| 2.1 | Phase.03 (a) | Concept DesignAesthetic visioning boards, spatial layouts, exterior blocks, and regulatory compliance pre-consultations. | LS | 1 | 76,000 | 76,000 | 12 Weeks |
| 2.2 | Phase.03 (b) | Schematic DesignScaled plans, elevations, preliminary structural systems, MEP layouts, material schedules, and ADCD zoning plans. | LS | 1 | 114,000 | 114,000 | 6 Weeks |
| 2.3 | Phase.03 (c) | Detailed DesignFully coordinated construction blueprints, structural and MEP calculations, fixtures/equipment schedules, and interior finishing plans. | LS | 1 | 171,000 | 171,000 | 12 Weeks |
| 2.4 | Phase.03 (d) | Tender Documentation and Tender StageBill of quantities, pre-qualification criteria, contractor bidding package compilation, and tender evaluations. | LS | 1 | 19,000 | 19,000 | 6 Weeks |
| - | - | Subtotal Optional Scope | - | - | - | 380,000 | 36 Weeks (Excl. SS) |
| - | - | Grand Total (Base + Optional) Scope | - | - | - | 680,000 | 48 Weeks (Excl. SS) |
| Total Price in Words (AED):Six Hundred Eighty Thousand UAE Dirhams Only (Excluding VAT and Construction Site Supervision) | |||||||
| 2.5 | Phase.04 | Construction Site SupervisionCarried forward from SS Breakdown tab (14 active/proposed engineering roles) | - | - | - | 1,180,800 | 18 Months (Indicative) |
| - | - | Grand Total (Base + Optional + SS) Scope | - | - | - | 1,860,800 | 48 Weeks + 18 Months |
Sunk Diagnostic Liabilities
- 1.Structure Concrete Integrity (AED 80,000): Mandatory core testing to inspect chemical carbonation. This checks if the skeletal concrete is physically decaying. No value added, only maps existing lifespan.
- 2.Existing MEP Mapping (AED 100,000): Heavy forensic trace of services in floor slabs. 100% sunk cost as services are mostly rusted and decayed, requiring mapping just to trace pathways.
- 3.As-Built Redrafts (AED 80,000): Substantial engineering overhead spent just to create drawing documents that the building should already possess.
Value-Add Architectural Yield
- 1.Detailed Design blue-prints (AED 135,000): High-yield architectural design of new, upgraded, functional layouts built to modern standards.
- 2.Spatial Layout Re-Concept (AED 60,000): Fresh concepts mapping optimized commercial floor space, enhancing future rental yield possibilities.
- 3.Interior Fit-Out Package (AED 80,000): Specifying modern finishes, styling, loose furniture, fixtures and hardware to appeal to high-tier commercial tenants.
Option 2: New Build Design Fees
Interactive fee distribution mapping standard Royal Institute of British Architects (RIBA) equivalent design phases.
Benchmark Presets
| Phase | Percentage | Cost in AED | |
|---|---|---|---|
Concept DesignInitial spatial layouts, site analysis, block/massing models, and aesthetic visioning boards. | 20% | AED 76,000 | |
Schematic DesignRefining approved concept into scale drawings, floor plans, elevations, sections, and preliminary structural/MEP layout. | 30% | AED 114,000 | |
Detailed DesignComprehensive architectural specifications, millwork details, material schedules, and fully coordinated MEP & structural engineering blueprints. | 45% | AED 171,000 | |
Tender PackageBill of quantities, contract conditions, and detailed procurement specifications structured for general contractor bidding. | 5% | AED 19,000 |
Site Supervision Staffing Matrix
Model resource allocations, staffing durations, and fee rates. Real-time updates for commercial feasibility and consultancy bid projections.
Resources Allocation & Cost Matrix
Update Duration, Allocation % and Monthly rate to run custom feasibility calculations.
| Staff Position / Role | Duration | Allocation (%) | Monthly Rate | Estimated Cost (AED) |
|---|---|---|---|---|
Project Manager (Engr. Galal Sakran) Lead Project Manager responsible for overall contract execution, client liaison, and site management. | mo | % | AED | AED 648,000 54.9% |
Resident Engineer / Structural Engr (Engr. Ahmed Awad) Resident Engineer and Structural Engineer supervising general engineering quality and structural execution. | mo | % | AED | AED 57,600 4.9% |
Architect / ID Engineer (Engr. Mohamed Al Mahdy) Architectural & Interior Design Supervisor reviewing fit-outs, spatial integration, and finishing quality. | mo | % | AED | AED 50,400 4.3% |
Mechanical Engineer (Engr. Lolla Kumar) Mechanical systems supervisor overseeing HVAC installation, firefighting, drainage, and plumbing works. | mo | % | AED | AED 54,000 4.6% |
Electrical Engineer (Engr. Rafik Nabil) Electrical engineer supervising MV/LV networks, power generation, cabling, and safety systems. | mo | % | AED | AED 54,000 4.6% |
ELV Engineer (Engr. Ahamed Safiq) Extra-Low Voltage Engineer supervising telecom, surveillance (CCTV), access control, and smart building networks. | mo | % | AED | AED 54,000 4.6% |
Sustainability Engineer (Engr. Elmorsi Elbarky) Estidama Pearl Qualified Professional / Sustainability Engineer overseeing green ratings and energy compliance. | mo | % | AED | AED 39,600 3.4% |
Civil Inspector (Albert Balingit) Civil inspector verifying daily structural concrete pours, steel reinforcement, and masonry work. | mo | % | AED | AED 32,400 2.7% |
Mechanical Inspector (Engr. Mithun Gangadharan) Mechanical inspector verifying daily HVAC ducting, plumbing pressure tests, and firefighting piping. | mo | % | AED | AED 32,400 2.7% |
Electrical Inspector (Engr. Ahmed Hussain Khalifa) Electrical inspector conducting daily audits of conduits, wiring, and DB terminations on site. | mo | % | AED | AED 32,400 2.7% |
Quantity Surveyor (Engr. Vener Moreno) Quantity Surveyor tracking monthly measurements, material inventories, and variation orders. | mo | % | AED | AED 32,400 2.7% |
Planning Engineer (Engr. John Aboud) Planning engineer auditing schedule delays, critical paths, and project milestones. | mo | % | AED | AED 36,000 3.0% |
HSE Engineer (Engr. Khaled Mustafa) Health, Safety & Environment engineer enforcing local safety codes and environmental regulations. | mo | % | AED | AED 36,000 3.0% |
Document Controller (Evelyn Carettero) Document controller administering logs of RFIs, technical submittals, and authority letters. | mo | % | AED | AED 21,600 1.8% |
Project Manager (Engr. Galal Sakran)
technicalResident Engineer / Structural Engr (Engr. Ahmed Awad)
technicalArchitect / ID Engineer (Engr. Mohamed Al Mahdy)
technicalMechanical Engineer (Engr. Lolla Kumar)
technicalElectrical Engineer (Engr. Rafik Nabil)
technicalELV Engineer (Engr. Ahamed Safiq)
technicalSustainability Engineer (Engr. Elmorsi Elbarky)
optionalCivil Inspector (Albert Balingit)
technicalMechanical Inspector (Engr. Mithun Gangadharan)
technicalElectrical Inspector (Engr. Ahmed Hussain Khalifa)
technicalQuantity Surveyor (Engr. Vener Moreno)
technicalPlanning Engineer (Engr. John Aboud)
technicalHSE Engineer (Engr. Khaled Mustafa)
supportDocument Controller (Evelyn Carettero)
supportConsultancy fees are audited using the standard formula: Duration (Months) × Allocation (%) × Monthly Rate (AED)