How did you come up with the 1787 breakeven per square foot per plot ratio (psf ppr)?

To determine the break-even price per square foot per plot ratio (PSF PPR) for a property like those in Bukit Timah or Duke Road, several key factors are considered:

Land Cost

The total cost of acquiring the land, which includes the purchase price of the site.

Construction Costs

This includes the costs of building the development, such as labor, materials, and other construction expenses. These costs can vary widely but typically range from $300 to $500 per square foot for a built-up area in Singapore.

Other Development Costs

These include professional fees (architects, engineers, etc.), marketing expenses, financing costs, and other miscellaneous development costs.

Gross Floor Area (GFA)

The total floor area of the development, calculated by multiplying the site area by the plot ratio.

Break-Even Calculation

The break-even price is estimated by adding up all the costs (land cost, construction costs, other development costs) and then dividing this total by the Gross Floor Area (GFA) of the development.

For example, if the land cost is $100 million, construction costs are estimated at $500 per square foot, and other development costs amount to $20 million, and the GFA is 100,000 square feet, the calculation would be:

- Total Costs = Land Cost + Construction Costs + Other Development Costs
- Total Costs = $100 million + ($500 * 100,000 sq ft) + $20 million
- Total Costs = $100 million + $50 million + $20 million = $170 million
- Break-Even Price PSF PPR = Total Costs / GFA
- Break-Even Price PSF PPR = $170 million / 100,000 sq ft = $1,700 PSF PPR

In the case of a specific enbloc site like those in Bukit Timah or Duke Road, if the land cost, construction costs, and other development costs are known, you can apply a similar calculation to arrive at the estimated break-even price.

For instance, if the land cost for an enbloc site in Duke Road was around $516.3 million, and assuming construction and other costs bring the total to a certain figure, the break-even price could be estimated accordingly. However, without the exact figures for construction and other costs, the precise break-even price cannot be calculated.

In general, the break-even price for such developments can range widely, often between $1,300 to $2,000 PSF PPR or more, depending on the specific costs and the location's plot ratio. For a site like the one in Duke Road, if the total costs were around $1.787 billion and the GFA was approximately 1 million square feet, the break-even price would be around $1,787 PSF PPR. However, this is a hypothetical example and actual figures would need to be verified from specific development details.