• P-GRADE OFFICE DEVELOPMENTS
• A-GRADE OFFICE DEVELOPMENTS
• B-GRADE OFFICE DEVELOPMENTS
• C-GRADE OFFICE DEVELOPMENTS
Class A buildings are considered the best of the best in terms of construction and location. Class B properties might have high quality construction, but with a less desirable location. And Class C is basically everything else.
Office buildings are usually loosely grouped into one of three categories: Class A, Class B, or Class C. These classifications are all relative and largely depend on context.
CENTRAL BUSINESS DISTRICT
Office buildings located in the central business district are in the heart of a city. In larger cities like Pretoria CBD, Menlyn Maine or Johannesburg/Sandton, and in some medium sized cities like Nelspruit or Polokwane, these buildings would include high rises found in downtown areas.
CENTRAL BUSINESS DISTRICT
This classification of office space generally includes midrise structures of 80,000 400,000 square feet located outside of a city center. Cities will also often have suburban office parks which assemble several different midrise buildings into a campus-like setting.
Healthcare real estate is a niche market within the larger real estate market. Healthcare real estate or “Medical real estate” describes buildings, offices, and campuses leased to members or organizations within the healthcare community. These buildings can be owned by hospitals, health systems or through private or public-third party groups. There is a rising trend among hospitals, health care systems, and medical practitioners to embrace third party ownership and management of real estate. By using third party developers they can preserve their capital resources for acute care needs and focus their attention on helping people, while passing on responsibility of building regulation and maintenance minutiae
AGORA has gathered expertise over the years to advise on both public and private educational institution developments. We understand that there is a significant difference between schools and higher education institutions in terms of their requirements and cost drivers that sets the parameters for design and the overall functionality of the institution
Malls range from 400,000 2,000,000 square feet and generally have a handful of anchor tenants such as department stores or big box retailers like Barnes & Noble or Best Buy.
Larger retail centers contain one or more out parcels, which are parcels of land set aside for individual tenants such as fast-food restaurants or banks.
STRIP CENTER Strip centers are smaller retail properties that may or may not contain anchor tenants.
An anchor tenant is simply a larger retail tenant which usually serves to draw customers into the property. Examples of anchor tenants are Wal-Mart, Publix, or Home Depot. Strip centers typical contain a mix of small retail stores like Chinese restaurants, dry cleaners, nail salons, etc.
COMMUNITY RETAIL CENTER
Community retail centers are normally in the range of 150,000-350,000 square feet. Multiple anchors occupy community centers, such as grocery stores and drug stores.
Additionally, it is common to find one or more restaurants located in a community retail center.
A power center generally has several smaller, inline retail stores, but is distinguished by the presence of a few major box retailers, such as Wal-Mart, Lowes, Staples, Best Buy, etc. Each big box retailer usually occupies between 30,000-200,000 square feet, and these retail centers typically contain several out parcels.
With the completion of the three ASMANG residential developments in Kathu nl. Santoy, Gloria and Black Rock, our experience on residential developments in the mining sector broadend significantly.
Housing units that are affordable by that section of society whose income is below the median household income.
Multi-story apartment buildings that consist of either bachelor, 1 bedroom, 2 bedroom or 3 bedroom units and even a combination of all.
HIGH END EXCLUSIVE CLUSTERS
The basic parameters of a luxury apartment is its location, ease of transport to and from the apartment block, number of neighbours, the unit’s size and a high floor to ceiling height.
MIXED-USE DEVELOPMENTS WITH LARGE RESIDENTIAL COMPONENTS
Large scale development projects that blends residential, commercial, cultural and institutional where those functions are physically and functionally integrated, and that provides pedestrian connections. Mixed use development can take the form of a single building, a city block, or entire neighbourhoods.
HOTELS & RESORTS
LIMITED SERVICE HOTELS
Hotels in the limited service category are usually boutique properties. These hotels are smaller and don’t normally provide amenities such as room service, on-site restaurants, or convention space.
EXTENDED STAY HOTELS
These hotels have larger rooms, small kitchens, and are designed for people staying a week or more.
TIME VS COST
If the correct choices are made at the earliest stages of a hotel development project, expensive re-design and cost in use can be avoided and the client will have a better understanding of the way in which the design of a hotel influences the cost.
AGORA’s approach is to provide an analysis of cost by area and function. By this we ensure that costs are being allocated to those parts of the hotel that will deliver the best return on investment over the lifecycle of the asset. On design completion we facilitate to procure a contractor to undertake the construction of the hotel.
We have a thorough understanding of the various procurement options to achieve the right balance between price and risk.
HOTEL COST MANAGEMENT CAPABILITY
Our hotel capability and hotel cost management experience is clearly outlined in our hotel capability statement and can be provided to you upon request
Full-service hotels are usually located in central business districts or tourist areas, and include the big name flags like Four Seasons, Marriott, or Ritz Carlton.
INDUSTRIAL AND MANUFACTURING
These properties are very large, normally in the range of 5000-100,000 square meters. Often these properties are used for regional distribution of products and require easy access by trucks entering and exiting highway systems.
This category of industrial property is really a special use category that most large manufacturers would fall under. These types of properties are heavily customized with machinery for the end user, and usually require substantial renovation to re-purpose for another tenant.
These structures are much simpler than the above heavy manufacturing properties, and usually can be easily reconfigured. Typical uses include storage, product assembly, and office space.
Flex space is industrial property that can be easily converted and normally includes a mix of both industrial and office space.
UNDERSTANDING THE PROJECT DEVELOPMENT PROCESS
We understand the stages in the project development cycle, and the roles of the key players in the construction process
INITIAL PROJECT COSTS AND COST VARYING FACTORS
We have thorough knowledge and experience on all the main elements that forms part of the overall capital expenditure.
We believe in detailed, well thought through initial cost estimates as well as reviewing some of the many factors which lead to changes to the original estimate
METHODS OF CONTROLLING COSTS
Our knowledge and experience on the way in which cost and time control of infrastructure projects can be improved with risk management and more realistic estimation of contingency budgets provides us with a strong competitive edge in the market
AN APPROACH TO COST APPRAISAL AND MONITORING
Our approach to improve the monitoring of costs of infrastructure projects reinforces our quality of service, improving our relationships with both the public sector and private clients.
INFRASTRUCTURE COST MANAGEMENT CAPABILITY
Our infrastructure capability and infrastructure cost management experience are clearly outlined in our infrastructure capability statement and can be provided to you upon request.