Category: A4architect

COMMERCIAL PROPERTY IN WESTLANDS, NAIROBI

Land value is approximately KES 200,000,000 per acre=KES 50,000 per square meter.
Assuming 50% ground coverage on construction for 10 floors, this will be approximately 2000m2 x 10 floors =20,000 m2. The fraction of the cost of land within the built up area will therefore be KES 200,000,000 divide by 20,000m2 =KES 10,000 per m2.

Cost of construction.

The average cost of construction for a high-rise building in Nairobi is KES 60,000 per square meter.
The total cost of construction will be cost of land plus cost of construction = 60,000 plus 10,000 =KES 70,000 per square meter.

Return on Investment.

Office sale value is approximately KES 13,000 per square foot=KES 130,000 per square meter.
The profit margin is KES 130,000 minus KES 70,000 =KES 60,000.

This represents an 85% Return on Investment hence a very viable option to develop offices for sale.

WOODVALE PLACE, WESTLANDS

From Westlands Buildings

This building has a front façade clad in natural brick.

The interior floor is finished with pvc tiles.

From Westlands Buildings

The windows are arch shaped.

From Westlands Buildings

Available space: 3rd floor-1500 sq. ft.

From Westlands Buildings

Rent: KES 70 per square foot.

Street parking.

From Westlands Buildings

BANDARI PLAZA, Woodvale groove, Westlands.

From Westlands Buildings

Available space-3,800 sq. ft.

FORTIS TOWER-Woodvale Groove.

From Westlands Buildings

From Westlands Buildings

This building is under construction and the office spaces are up for sale.

RELIANCE CENTRE-Woodvale Groove.

From Westlands Buildings

This is a newly completed modern building.

Available space: 3rd floor. 1000 square feet.
Rent: KES 100 per square foot.

Features:

Lift Lobby finished in Marble.

From Westlands Buildings

Entrance Lobby finished in marble and Granite tiles.

From Westlands Buildings

Modern exterior appearance.

From Westlands Buildings

3 modern lifts.

From Westlands Buildings

Finishes.
Floor-ceramic tiles

From Westlands Buildings

Windows-UPVC windows

From Westlands Buildings

Views: overlooking the prestigious Sankara Hotel

From Westlands Buildings

Francis Gichuhi Kamau

Architect.

info@a4architect.com

www.a4architect.com

+254721410684

BEST LAND PRICES AROUND NAIROBI, KENYA.PRICE KES 600,000 to KES 700,000 PER ACRE. KES 80,000 per 1/8th

Currently the best land value around Nairobi is to be found in the area between Mombasa road on one side, Kangundo road ,Eastern Bypass on the other and Kangundo-Machakos road on the end.
In this area is where the Greater Eastern Bypass is currently being constructed.

PREVIOUS BEST LAND PRICES

In the last two years[2008-2010], the best and value was to be found along the current Eastern Bypass between Mombasa Road and Thika road passing through Njiru. Land price was around KES 150,000 to KES 200,000 per acre when there was no all-weather road. When the road construction began, the price rose steadily. Now that the road construction is complete, land price next to the Bypass is around KES 8 to 10 million. This price keeps rising on the daily as demand creeps in.

CARDINAL RULE IN BUYING LAND

People who saw the light earlier on and bought while the land price was KES 150,000 are now laughing all the way to the bank.
The cardinal rule in investing in land is simple: Research on whether there are plans by the Government to put in infrastructure, buy when there is no infrastructure and sell when infrastructure is in place.
A kilometer of tarmac road costs around KES 50,000,000 to put up. This means that its only the Government that can afford to put up tarmac roads therefore, land value will appreciate along the tarmac road as opposed to off the tarmac road.
This is why an acre of land in Kitengela next to the tarmac at KES 30,000,000 is more expensive than an acre of land closer to Nairobi-Syokimau, 2 km off the tarmac going for KES 10,000,000.
Areas such as Ongata Rongai and Kitengela were once good buys 10 years ago when there was no infrastructure. Currently, an acre of land in Rongai less than 1km from the tarmac costs around KES 20,000,000 and that is if you are lucky to find it.
People who bought this land 10 years ago got the best deal.

TAKE ADVANTAGE NOW

The Greater Eastern Bypass is currently being constructed.
Plots around this area which is easily accessible to Nairobi CBD [approximately 40 to 60 km from Nairobi [ CBD] currently cost between KES 600,000 to KES 700,000 per acre and KES 80,000 per 1/8th.

Once the Bypass construction is through, the plots will definitely shoot up to KES 8 to 10 million per acre just like the ones along the now-complete Eastern bypass.

Currently, we have several 1 acre parcels along the Greater Eastern bypass for sale for between KES 600,000 to KES 700,000 per acre and KES 80,000 per 1/8th acre plot.Offers to buy are invited.
Call +254 721 410684 to arrange for viewing and purchase.
Francis Gichuhi
Architect.
info@a4architect.com
+254721410684

ARCHITECTURAL MASTERPIECE VERSUS JUST ANOTHER BUILDING: UNLOCKING REAL ESTATE VALUE THROUGH DESIGN.

An architectural masterpiece is a building that has been carefully designed by the architect to bring out a particular uniqueness.
Buildings such as the Sydney Opera House constructed between 1957 and 1973 and designed by Architect Jorn Utzon from Denmark are masterpieces that will forever become major landmarks due to their unique designs.
An example in Kenya is the Kenyatta International Conference Centre which has graced the covers of postcards for years since it was constructed.

From Rahimtulla natural stone finishes

The KICC building was designed by Norwegian Architect Karl Henric Nostoric in 1967 . The architect was inspired by the traditional African architecture, mainly the hut . The late president Jomo Kenyatta was also instrumental in guiding the architect regarding the African concept.
This brought out a unique Architectural masterpiece which has unanimously won the hearts and eyes of many Kenyans to be the best designed high-rise building in Nairobi.
The use of just one colour and rough texture on the exterior that looks close to the traditional African adobe house increases the aesthetic appeal in that its comfortable to look at-it does not look too ‘busy’ like other high rise buildings that have multi colours and textures on the exterior.
The perfect balance achieved through the shape of the tall structure versus the pyramid also helps in creating the aesthetic appeal.
No other building in Nairobi CDB can hold a candle to KICC.
UNLOCKING VALUE
Buildings that have been designed to be unique usually give better returns to their owners in terms of rents.
Since the buildings are attractive, they will always have a higher demand for rent hence the rent shoots up. Most well-to-do institutions require such buildings which are landmarks in themselves . This helps in their marketing since their customers can easily relate their location hence more business. It in turn works out as a win-win situation between the land lord and the tenants in that the land lord charges a higher rent while the tenants have more customers due to their prestigious and conspicuous physical address.
ENHANCING PROPERTY VALUE
Developers who acquire land in an area that is generally viewed as undesirable can use architectural design to enhance the value of their real estate.
A good example is the Motor World Centre at the Jogoo road/Landhies road roundabout. The area has several unkempt buildings that would not fetch competitive rents in the market place. The Motor World Centre has been uniquely designed to be very attractive therefore its true potential is realized even though its surrounded by the un-maintained buildings.
RESIDENTIAL REAL ESTATE
Residential buildings designed uniquely always attract more tenants than the ordinary ones. In Kenya, unfortunately, the housing deficit is approximately 100,000 units per year .This means that even poorly designed buildings will attract tenants. In other countries such as South Africa where the housing deficit is not high, its design that sells. The well-designed houses will sell faster than the badly designed ones. Therefore, most developers in these countries usually put a lot of emphasis on design to be able to attract buyers and tenants.
Since buildings last for tens of years, its advisable for a developer to request their architect to come up with a unique design since as time passes by, the housing deficit keeps reducing so there will come a time where the design will be the single most important factor in attracting good rents.

Francis Gichuhi
Architect
info@a4architect.com
254721410684

5 STEPS TO CONSTRUCTING YOUR DREAM HOUSE .
THE DIAMOND HOUSE PLAN : 2 BEDROOMED:

[youtube http://www.youtube.com/watch?v=T11zCMvZsWg?rel=0&w=480&h=360]

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INTRODUCTION
The Diamond house plan is inspired by the Botswana Diamonds and was designed by www.a4architect.com to offer the most efficient housing solutions to the people of Haiti after the 2010 earthquake.
The Diamond House is made of materials readily available in every hardware shop in Kenya. The efficiency is attained through unique architectural design and construction technology.
The walls are made of the usual masonry quarry stone or interlocking stabilized soil blocks,roofs made of the usual iron sheets, doors from the usual wood door Kenyan manufacturers and window frames from the usual aluminum/Louvre systems.

From DIAMOND HOUSE FLAT ROOF

https://picasaweb.google.com/s/c/bin/slideshow.swf

THE DIAMOND HOUSE PLAN©.

Origin of the name.
The Diamond house plan design is inspired by the Botswana Diamonds and was designed by www.a4architect.com to offer the most efficient housing solutions to the people of Haiti after the 2010 earthquake.
The Diamond House is made of materials readily available in every hardware shop in Kenya. The efficiency is attained through unique architectural design and construction technology.
The walls are made of the usual masonry quarry stone or interlocking stabilized soil blocks,roofs made of the usual iron sheets, doors from the usual wood door Kenyan manufacturers and window frames from the usual aluminum/Louvre systems.

[youtube http://www.youtube.com/watch?v=E0Mj13V7fTk?rel=0&w=420&h=315]

PAYMENTS
To purchase the Diamond House Plans, click here for further explanation and cost breakdown.

2 BEDROOMED VERSION FRONT VIEW

DIAMOND HOUSE PLAN© PHASED RESIDENTIAL HOUSE CONSTRUCTION.

DIAMOND HOUSE PITCHED ROOF VERSIONhttps://picasaweb.google.com/s/c/bin/slideshow.swf

This is whereby the architect has designed the Diamond house plan in such a manner that the house occupants can continue adding more rooms in future as their needs increase.
The house starts with 2 bedrooms which can easily be added to become 3 bedroomed .
See the house below designed by www.a4architect.com for more information.

DIAMOND HOUSE FLAT ROOF VERSIONhttps://picasaweb.google.com/s/c/bin/slideshow.swf

As the family size grows, the house also grows concurrently.
This architectural design aids greatly in planning for the future.
The beauty about this design is the fact that one can start with the low priced 2 bedroomed house. After a period of time as the space need increases, the 3 bedroomed unit is added .
In this design, the occupant pays for the exact space that they require in that if the occupant only requires just 2 bedrooms for the time being, that’s the only space they pay for.
In the era of the 21st Century, its important that consumers make decisions that avoid unnecessary waste of money and resources .

HOW TO REDUCE CONSTRUCTION COST BY OVER 100% AND STILL MAINTAIN HIGH QUALITY:DIAMOND HOUSE PLAN:

From Haiti House Plan

PART 1:SUBSTRUCTURE :FOUNDATIONS
Construction material cost has been steadily increasing over the years.
5 years ago[2006], the average construction cost in Nairobi for a medium –priced building was KES 15,000 per square meter.
Currently,[2011] this cost has increased by 68% to an average of KES 22,000 per square meter for the same.
The trend does not seem to be slowing down any time soon.
Therefore, we need to think outside the box to keep costs low and still maintain the same or oven higher quality of construction.
This can be achieved by using ingenious methods of cost-cutting from the foundation stage through to the finishes.

FOUNDATION
On average, foundation costs approximately 10% of the total cost of construction.
The main works in a foundation are
1.excavation
2.Reinforced concrete works[foundation footing and ground floor slab]
3.Masonry walling to ground floor level
Reinforced concrete works
This consists of concrete reinforced with twisted steel.
A cubic meter of concrete on average takes 7 bags of cement and will cost a minimum of KES 8,000.
A cubic meter of masonry stone consists of 75 stones of 300mm long by 200mm wide. Each stone costs an average of KES 25. This estimates to approximately KES 25 X 75= KES 1,875.
This is approximately 75% cheaper than concrete.
The reinforced concrete foundation footing can be replaced with masonry walling to achieve this great saving.

Ground Floor slab.
On average, a reinforced concrete ground floor slab costs KES 1,200 per square meter.
Masonry walling laid horizontally can replace this slab. A square meter of masonry walling using masonry stones costs KES 400. Add KES 100 for cement plaster and labour and this brings it to KES 500 per square meter. This constitutes a savings of nearly 45%.
Old colonial houses built in the early 1900s in Kenya utilized these cost-cutting methods and are still standing to date.
A good example is the Officer’s Mess at the National Youth Service Bahati Farm in Nyandarua.
Another excellent example is the Hyrax Hill tourist site office at Nakuru town pictured below.

From Window design

The foundation footing and floor slab is made of masonry walling and it still stands to date, nearly 100 years from the day it was constructed.

Conclusion.
With the use of masonry to replace reinforced concrete on foundation footing [75% savings] and ground floor slab [45% savings], this will greatly save on the overall foundation construction costs.

PART 2: SUPERSTRUCTURE[Walling, Doors, Windows, Roof]

The Diamond House type has been designed by www.a4architect.com to reduce over 200% of construction costs in the superstructure[walling, windows, doors, roof].
Waling.
Internal walling is designed to carefully reduce the costs of internal wall plaster through design. In each room, the machine-cut stone walling is plastered on only two sides. The other two sides are keyed and left natural or painted to come up with a rough texture that matches well with the overall interior decor of the house. This automatically reduces over 50 % of internal wall finishes mainly plaster and paint.
The 2 bedroom Diamond House Plan has approximately 100 square meters of internal wall surface. If half of the surface is unplastered , this will result to a savings of KES 10,000.
If half the internal wall surface is not painted, this will result to a further savings of KES 10,000.
This is a classic example of using interior design as a tool for saving costs since a room looks better when some surface is of a different texture and colour form another.
Wall to Ceiling Height.
A high wall height means that there is more surface area for walling, plaster and paint. The Haiti House Plan has a 2.4meter wall to ceiling height. This helps to reduce any unnecessary wall height hence bringing the costs significantly down.This results to a 20% reduction in the costs of walling, plaster and paint.
Windows.
Window costs have been reduced by using the louvre window system.
A 1meter squared louvre system wil cost up to KES 2,000 including labour.
A foot length of 6 inches thick louvre glass 5mm thick goes for KES 50 . A Pair of louvre blades go for KES 80. The Haiti house plan windows are approximately 1 meter squared in size. With the louvre system on half the length, this will be 75 KES x 7 pieces for glass =KES 525. For the window louvre system, this will be KES 80 per pair x 7 = KES 560. The total will be KES 1085 plus fixed glass KES 350 =KES 1435.Add 20 % for labour and transport to site =KES 1722.
This represents over 60 % reduction on costs compared to using the common steel casement windows.
Doors.
Use of colour to articulate the flush door frames and leafs will go a long way in saving costs. The overall colour scheme of white versus black can be used to articulate the door opening with the door leaf painted white with a black door frame.
A standard flush door costs KES 1800 plus KES 900 for the frame =KES 2700.
Roof.
The Diamond house design employs a ‘flat’ roof as a design and also to reduce costs. The flatter a roof is, the less the surface area that it covers.
The roof slope of 6 degrees looks flat to the eye but is in fact 6 degrees in slope so as to drain the water to the gutter system.
This design makes the Diamond house plan look unique and results to over 50% in roof costs saving.
The Diamond house design has a roof covering 45 square meters.
The flat roof also ensures that there is less timber for roof support since the walling will support the main roof trusses hence a further savings on roof timber costs.
Using gauge 30 roofing sheets which retail at KES 260 per square meter or gauge 32 roofing sheets retailing at KES 215 per square meters, the roofing costs will be KES 260 X 45M2 =KES 11,700 for gauge 30 and KES 9675 for gauge 32 which is lighter.

[youtube http://www.youtube.com/watch?v=IDbb2ivWmh0?rel=0&w=425&h=349]

CONSTRUCTION COSTS BREAKDOWN:DIAMOND HOUSE PLAN-2 BEDROOMED VERSION

PROPOSED RESIDENTIAL DEVELOPMENT :DIAMOND HOUSE,2 BEDROOMED
www.a4architect.com

APPROXIMATE BILLS OF QUANTITIES

GROUND FLOOR

Bill No. 1
SUBSTRUCTURES
(ALL PROVISIONAL)

Excavate foundation trench depth not exceeding 1.5m commencing from reduced levels m3 43 200 8600

Excavate pit depth not exceeding 1.5m commencing from reduced levels m3 45 200 9000

Extra over excavations for excavation in soft rock m3 10 1670 16700

Return, fill and ram selected excavated material around foundations. m3 45 130 5850

Load and cart away surplus excavated material from site m3 45 360 16200

30mm Thick murram blinding to surfaces of hardcore m2 45 80 3600

Chemical anti-termite treatment executed complete by an approved specialist under a ten (10) year guarantee to surfaces of blinded hardcore m2 45 250 11250

Natural coursed stone obtained from an approved quarry, jointed and bedded in cement and sand (1:3) mortar
200mm Thick walling FOOTING m2 64 835 53440

200mm Thick walling m2 64 835 53440

200mm Thick walling SLAB m2 45 835 37575

12mm Cement and sand (1:3)render on stone or concrete plinths m2 21 200 4200

Prepare and apply two coats black bituminous paint to rendered concrete or stone surfaces m2 21 300 6300

Total Carried to Summary 226,155.00

Bill No.2
SUPERSTRUCTURE WALLING

200mm Thick approved local quarry machine-cut load bearing natural stone walling bedded and jointed in cement and sand (1:3) mortar m2 80 1169 93520

Approved horizontal damp proof course to B.S. 743 laid under walling (measured nett – no allowance made for laps) including leveling bed

200mm Wide m 50 140 7000

Precast concrete (1:2:4) bedded, jointed and pointed in gauged mortar

200 x 200mm Lintel reinforced with and including 2No. 12mm mild steel rods m 5 580 2900

Total Carried to summary at end 103,420.00

Bill No.3
WINDOWS

250 x 50mm Thick precast concrete (1:2:4) sunk, weathered and throated window cill cast in convenient lengths, reinforced as necessary, bedded, jointed and pointed in gauged mortar and finished smooth on all exposed surfaces m 10 420 4200

Prime Grade Wrot mahogany or equal and approved hardwood

125 x 12mm Weather or window board with two labours plugged m 10 334 3340

Pelmet boxes in prime grade wrot mahogany as before

50x25mm Bearer plugged m 10 100 1000

150x25mm Pelmet top fixed to bearer m 10 300 3000

150x25mm Pelmet fascia with three labours fixed to top m 10 300 3000

150x25mm Thick,150mm long pelmet end with three labours No 10 50 500
—————————-

Note: All windows with openable frames at top to have mild steel hood with a 30mm gap infilled with mosquito gauze.

Supply, assemble and fix the following purpose-made steel Louvre window systems including glass

Window size 1000 x 1500mm overall No. 4 3000 12000

Window size 500 x 1500mm overall No. 4 1500 6000

Total Carried to summary at end 33,040.00

Bill No.4
DOORS

Wrot Mahogany framed frames and finishings

40 x 125mm Beading with one labour m 40 334 13360

20 x 40mm Moulded glazing bead m 40 180 7200

15 x 15mm Moulded quadrant. m 40 30 1200

15 x 32mm Moulded architrave. m 40 180 7200

50 x 200mm Frame with one labour plugged. m 40 334 13360

External door No. 1 10000 10000

45mm (Finished) flush doors to B.S. 459 Part 2 faced both sides with external quality plywood and hardwood lipped on all edges

Door size 900 x 2100mm overall comprising 1 No. opening leaf No. 4 3300 13200

Glazing

Approved quality ordinary clear sheet glass and glazing to timber with beads (measured separately)

6mm Thick in panes not exceeding 0.10 square metres m2 1 1000 1000

Supply and fix the following ironmongery to timber as per “Union” catalogue or other equal and approved

100mm Pressed stainless steel butt hinge Prs 5.0 200 1000

Two lever mortice door lock complete with pair of stainless steel furniture and complete with pair of keys No. 4 1670 6680

Three lever mortice door lock complete with pair of stainless steel furniture and complete with pair of keys No. 1 2000 2000

Rubber door stop fixed to concrete floor, or masonry walling with and including 38mm rawl bolt No. 4 300 1200

Prepare and apply one coat “Crown” or equal and approved aluminium wood primer before fixing on backs of wood surfaces in contact with masonry, concrete or plaster girth exceeding 200 but not exceeding 300mm m 40 30 1200

Prepare stain to approval with timber guard and apply three coats matt “Crown Tuffseal” or other equal and approved polyurethane varnish to woodwork to be executed by an approved sub-contractor

Surfaces girth exceeding 200mm but not exceeding 300mm m 40 90 3600

General surfaces of woodwork m2 20 300 6000

Prepare, prime with “Crown Two Pack” or equal and approved zinc plumbate primer and paint one undercoat and two gloss finishing coats of “Crown Solo Ultra Super Gloss” or equal and approved oil paint on metal work generally m2 10 300 3000

Total Carried to summary at end 91,200.00

Bill No. 5
ROOF STRUCTURE, COVERING, RAINWATER GOODS AND FINISHES

The following in Grade 1 structural timbers, sawn cypress pressure impregnated as described

The following in 5No. double pitch roof trusses with nailed connections, 4.50m span and 1500mm rise including hoisting and fixing 2.700m metres above finished floor level

50 x 150mm Rafters m 50 350 17500

50 x 150mm Struts m 7 350 2450

50 x 150mm Tie beams m 50 350 17500

—– End of Trusses —–

The following in Grade 1 structural timbers, sawn cypress pressure impregnated as described

50 x 150mm Common rafters (Provisional) m 7 350 2450

50 x 150mm Hip rafter (Provisional) m 6 350 2100

50 x 150mm Purlin (Provisional) m 7 350 2450

50 x 150mm Ridge m 7 350 2450

75 x 150mm Wall plate fixed to concrete or block wall with and including hoop iron fixing cramps at 450mm centres. m 50 350 17500

——————
25 x 300mm Wrot, treated cypress fascia or barge board m 12 350 4200

Roof Covering

steel roofing sheets Gauge 30 m2 45 500 22500

Half round approved ridge to match roofing sheets m 7 250 1750

Rain water gutter m 14 700 9800

Eaves

12 x 100mm Tongued and grooved wrot cypress eaves boarding nailed to brandering (measured separately) m2 10 950 9500

50 x 50mm Sawn cypress brandering m 60 200 12000

Total Carried to summary at end 124,150.00

Bill No.6

EXTERNAL FINISHES

Extra over machine cut stone walling for pointing in neat shallow recessed vertical and horizontal joints m2 51 200 10200

12mm Thick external cement and sand (1:4) rendering finished with wood float m2 5 300 1500

Prepare and apply three coats white-wash externally to masonry stone surfaces m2 51 300 15300

Total Carried to Summary 27,000.00

Bill No.7
FLOOR FINISHES

Cement and sand (1:3) screed trowelled hard and smooth with steel trowel

40mm Thick bed m2 45 450 20250

32mm Thick bed to receive ceramic tiles m2 45 400 18000

20mm Skirting 125mm high with rounded top edge and coved angle at junction with paving. m 100 60 6000

300 x 300 x 8mm Approved glazed ceramic floor tiles fixed with an approved adhesive on screed floor including pointing with matching coloured cement m2 45 2000 90000

Total Carried to summary at end 134,250.00
Bill No.8

INTERNAL WALL FINISHES

12mm (minimum) Two coat lime plaster comprising 9mm first coat of cement and sand (1:4) and 3mm second coat of cement and sand lime putty on walls finished smooth with a steel trowel on concrete or stone walls m2 100 300 30000

150 x 150 x 6mm Coloured ceramic wall tiles fixed to backing (measured separately) with an approved adhesive on walls and pointed with coloured anti-fungal cement m2 10 2000 20000

The whole of the following to be executed by an approved sub-contractor

Prepare and apply one undercoat and three coats of “Crown Solo” or equal and approved plastic emulsion paint on plastered walls internally m2 100 300 30000

Total Carried to Summary 80,000.00

Bill No. 9
CEILING FINISHES

Ply wood Ceiling board m2 45 650 29250

The whole of the following to be executed by an approved sub-contractor

Prepare and apply one undercoat and three coats of “Crown Solo” or equal and approved plastic emulsion paint on plastered soffits internally m2 45 300 13500

Ditto but to timber surfaces not exceeding 100mm girth m 80 30 2400

Total Carried to Summary 45,150.00

Bill No. 10
SANITARY FITTINGS

Supply and fix only the following sanitary fittings as supplied by “Doshi” or equal and approved complete with all necessary unions, taps cistern and traps and shall include all connections to cold and hot water, waste fittings and fixing to blockwork

1200 x 500mm Double Bowl, Double Drainer Stainless steel sink fixed to Concrete worktop complete with 32mm chromium plated waste fittings brass with seal and cleaning eye 13mm pillar tap and blanking cap plug and chain stay No. 1 8350 8350

White vitreous wash hand basin size 580x425mm complete with 32mm chromium plated waste fittings brass with seal and cleaning eye 13mm pillar tap and blanking cap plug and chain stay No 1 5000 5000

Low level wash down white vitreous china low level WC suite comprising of pan, ‘P’ trap, ceramic seat and cover, ceramic cistern and all necessary fixing to reinforced concrete slab No 1 8350 8350

Approved quality ceramic wall-mounted toilet roll holder to match tilework No 1 835 835

Approved quality ceramic wall-mounted soap tray to match tilework No 1 835 835

Chrome plated towel rail 600mm long complete with mounting accessories. No 1 835 835

Total Carried to Summary 24,205.00

MAIN SUMMARY
1 Substructures 226,155.00

2 Superstructure walling 103,420.00

3 Windows 33,040.00

4 Doors 91,200.00

5 Roof 124,150.00

6 External finishes 27,000.00

7 Floor Finishes 134,250.00

8 Wall Finishes 80,000.00

9 Ceiling Finishes 45,150.00

10 Sanitary Fittings 24,205.00

11 PROVISIONAL SUMS[wiring, Septic tank-plastic] 100,000.00

Sub Total 988,570.00

Total Estimate 988,570.00

5 STEPS:
1. Acquire your land

You can check online for available land in your areas of choice anywhere in Kenya. Common plot sizes in Kenya are 33 feet by 66 feet, 50 feet by 100 feet[1/8th acre], 100 feet by 100 feet[1/4 acre], half acre and 1 acre sizes.
Land prices vary depending on location. Areas further from the city such as Estern Bypass, Ruiru, Kitengela, Athi River,Kiserian ,Limuru,Thika, Katani land price is much lower than areas around the City.

2. Choose a house plan here www.a4architect.com

This house design is flexible in that you can start with the 2 bedroomed version and once your family size grows, add extra rooms while still maintaining the same design to make the unit a 3 bedroomed house.
This house plan has also utilized a concerted effort to reduced construction costs on all elements used in the construction of a house, all the way from foundation until the final finishes of the house.

From Haiti House Plan

3. Finance:Construction Loan or Personal Savings.

Once you have selected the Haiti house design and have secured land, we arrange construction loan documentation[Approved Plans,Land Ownership Document, Personal or Company details, Bills of Quantities, Feasibility study and Business Plan] and introduce you to Construction finance banks of your choice : Banks fund construction projects with the land on which the house will be located and the building being constructed forming the collateral hence easier to get financing.

4. Employ a Building Contractor.

For simple residential houses, a labour contract is most desirable. This is whereby the house owner gets into a contract with a specialized builder for labour only. The house owner supplies all materials needed and the builder supplies labour .The contract can be divided in stages such as foundation, walling, roofing, doors, windows e.t.c to enable ease of administration.

5. Construction process supervision to completion.

Once the house owner has signed a contract with the builder, the construction commences with the supervision of an architect to ensure that the project runs smoothly. Once completion is complete, a completion certificate is issued by the architect to enable the relevant Local Authority prepare an Occupation Certificate to legally mark the house as fit for human habitation.

Arch. F. Gichuhi. B.Arch.U.o.N.

info@a4architect.com

721410684
CURRENT CONSTRUCTION COST RATES
http://ujenzibora.com/nahinga/?p=1203

HOW TO REDUCE CONSTRUCTION COST BY OVER 200%.

[youtube http://www.youtube.com/watch?v=T11zCMvZsWg?rel=0&w=480&h=360]

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PART 2. SUPERSTRUCTURE[Walling, Doors, Windows, Roof]

From DIAMOND HOUSE FLAT ROOF

INTRODUCTION
The Diamond house plan is inspired by the Botswana Diamonds and was designed by www.a4architect.com to offer the most efficient housing solutions to the people of Haiti after the 2010 earthquake.
The Diamond House is made of materials readily available in every hardware shop in Kenya. The efficiency is attained through unique architectural design and construction technology.
The walls are made of the usual masonry quarry stone or interlocking stabilized soil blocks,roofs made of the usual iron sheets, doors from the usual wood door Kenyan manufacturers and window frames from the usual aluminum/Louvre systems.

From HAITI HOUSE FLAT ROOF

The Diamond House type has been designed by www.a4architect.com to reduce over 50% of construction costs in the superstructure[walling, windows, doors, roof] through use of efficient ‘GREEN ARCHITECTURE’ sustainability concepts.

[youtube http://www.youtube.com/watch?v=E0Mj13V7fTk?rel=0&w=420&h=315]

Walling.
https://picasaweb.google.com/s/c/bin/slideshow.swf
THE DIAMOND HOUSE PLAN

From Haiti House Plan

From Haiti House Plan

Floor Area: 45m2 .

HAITI HOUSE PLAN

Internal walling is designed to carefully reduce the costs of internal wall plaster through design. In each room, the machine-cut stone walling is plastered on only two sides. The other two sides are keyed and left natural or painted to come up with a rough texture that matches well with the overall interior decor of the house. This automatically reduces over 50 % of internal wall finishes mainly plaster and paint.

DIAMOND HOUSE PITCHED ROOF VERSIONhttps://picasaweb.google.com/s/c/bin/slideshow.swf

The 2 bedroom Diamond House Plan has approximately 100 square meters of internal wall surface. If half of the surface is unplastered , this will result to a savings of KES 10,000.
If half the internal wall surface is not painted, this will result to a further savings of KES 10,000.
This is a classic example of using interior design as a tool for saving costs since a room looks better when some surface is of a different texture and colour form another.
Wall to Ceiling Height.
A high wall height means that there is more surface area for walling, plaster and paint. The Diamond House Plan has a 2.4meter wall to ceiling height. This helps to reduce any unnecessary wall height hence bringing the costs significantly down.This results to a 20% reduction in the costs of walling, plaster and paint.

DIAMOND HOUSE FLAT ROOF VERSIONhttps://picasaweb.google.com/s/c/bin/slideshow.swf

Windows.
Window costs have been reduced by using the louvre window system.
A 1meter squared louvre system will cost up to KES 2,000 including labour.
A foot length of 6 inches thick louvre glass 5mm thick goes for KES 50 . A Pair of louvre blades go for KES 80. The Diamond house plan windows are approximately 1meter squared in size. With the louvre system on half the length, this will be 75 KES x 7 pieces for glass =KES 525. For the window louvre system, this will be KES 80 per pair x 7 = KES 560. The total will be KES 1085 plus fixed glass KES 350 =KES 1435.Add 20 % for labour and transoprt to site =KES 1722.
This represents over 60 % reduction on costs compared to using the common steel casement windows.

[youtube http://www.youtube.com/watch?v=IDbb2ivWmh0?rel=0&w=425&h=349]

Doors.
Use of colour to articulate the flush door frames and leafs will go a long way in saving costs. The overall colour scheme of white versus black can be used to articulate the door opening with the door leaf painted white with a black door frame.
A standard flush door costs KES 1800 plus KES 900 for the frame =KES 2700.
Roof.
The Diamond house design employs a ‘flat’ roof as a design and also to reduce costs. The flatter a roof is, the less the surface area that it covers.
The roof slope of 6 degrees looks flat to the eye but is in fact 6 degrees in slope so as to drain the water to the gutter system.
This design makes the Diamond house plan look unique and results to over 50% in roof costs saving.
The Diamond house design has a roof covering 45 square meters.
The flat roof also ensures that there is less timber for roof support since the walling will support the main roof trusses hence a further savings on roof timber costs.
Using gauge 30 roofing sheets which retail at KES 260 per square meter or gauge 32 roofing sheets retailing at KES 215 per square meters, the roofing costs will be KES 260 X 45M2 =KES 11,700 for gauge 30 and KES 9675 for gauge 32 which is lighter.
CONCLUSION.
According to the Nairobi City Council planning department, the current construction cost per square meter is KES 22,000.
Therefore, the Diamond House plan design represents a large percentage in savings on construction costs.

To obtain the Diamond House Plans, click here for further explanation and cost breakdown.

Francis Gichuhi Kamau
info@a4architect.com
www.a4architect.com
+254721410684

From DIAMOND HOUSE FRONT TYPE

CURRENT CONSTRUCTION COST RATES
http://ujenzibora.com/nahinga/?p=1203

HOW TO CHOOSE BETWEEN DESIGN OF A HOUSE FOR SALE COMPARED TO A RENTAL HOUSE

From HAITI HOUSE FLAT ROOF

Before design works commence, check with the local Authority Planning department to find out how many levels are allowable for construction.
For example, areas such as Syokimau are only allowed for 1 single family unit in a 50 x 100 plot. Areas such as Utawala Embakai are allowed for multi family development in 3 levels.

THE DIAMOND HOUSE PLAN

From Haiti House Plan

From Haiti House Plan

From Haiti House Plan

Floor Area: 45m2 .
The units can be for rent or for sale. Most banks in Kenya give up to 85 % financing on units for sale and around 70% financing for rental units.
The time period to recover the money invested in sale units is shorter, usually 1 year while the time taken to recover the monies in rental units is longer-usually 5 to 10 years.

DESIGN OF THE UNITS

On the 2 bedroomed rentals, these are usually smaller [70 sq.m] so as to make them more affordable for rent. If the rental units are bigger, this will cost much more hence to recover the costs, the rents go higher.

When the rents go higher, the house lacks tenants. Investors who construct units without prior consultation with their architects are more likely to make mistakes such as having rental units of very large floor area for the given location.
For example, rental units in middle income areas such as Kitengela and Ngong should be in the range of 60 to 70 m2. This makes the construction cost smaller and hence a rent of KES 15,000 can cater for the initial construction cost. Investors who put up larger units for rent, say 100 m2 and above will be forced to increase the rents to recover their costs of construction. The houses will stay vacant for many months and when they get tenants, the tenants will not stay for more than 2 months before they move to a house that charges a lower rent that is the average for the given area. The land – lord will be forced to lower his/her rent while still giving the tenants more house-space than the surrounding neighboring plots. This means it will take them over 30 years to recover their costs which is not viable.

Likewise, if an investor builds small rental units[50 to 70m2] in high income areas such as Lavington, he/she will not recover their true value since the tenants in such areas require much space and can afford to pay for the extra luxury of having larger rooms.

COST OF CONSTRUCTION

Rental units are not built as intricate as sale units. The finishes are moderate so as to reduce costs. Sale units are built to perfection and the materials are more expensive. This is because people are more specific and choosy when it comes to buying houses than renting. If a sale house is built with lower quality materials, average design and average workmanship, the investor risks being stuck with a house that can not be sold or he will be subjected to selling it below market value.
A sale house should have a very unique design and very keen workmanship so as to fetch good returns to the investor.

Frank Gichuhi.
Architect.
www.a4architect.com

HOW TO SUBDIVIDE 1 ACRE OF LAND IN KENYA FOR HOUSING PURPOSES.
There are 2 methods to subdivide 1 acre of Land in Kenya.
Method 1.Surveyor.
This method you use a land surveyor to subdivide the land into 1/8th acre plots. In most local authorities in Kenya, the minimum plot size is 1/8th acre in size. This method usually brings about 7 parcels of 1/8th acre plots per acre.
Method 2. Architect
In this method you use www.a4architect.com to come up with a housing estate scheme and have it approved by the relevant local authorities . Titles are then issued under sectional properties act. This method produces an average of 14 plots per acre.

Method 1. Surveyor

Costs:

Assuming Land is within Thika Municipal Council near Mangu High School Area:

If survey is Mutation:
Consulting Land surveyor: KES 14,000 per plot
Ministry of Lands: KES 1000 per plot.
Total per plot: 15,000
Total per acre=KES 105,000

If Survey is Cadastral[most urban areas]:

Consulting Physical Planner: 2,000 per plot.
Municipal Planner 1,000 per plot.
Lands Officer: 2,000 per plot
District Surveyor: 1,000 per plot.
Consultant Surveyor: 40,000 per plot.
Total per plot:46,000.
Total per acre[7plots]=KES 322,000.

Average sales revenue[7plots @ KES 800,000 per plot]=KES 5.6M less KES 322,000[Survey fees] =KES 5,278,000.

In this method, the land owner hires a Registered Physical Planner and Land Surveyor to come up with a subdivision report to be presented to the relevant Local Authority for approval.
The report is presented in the council meeting and discussed by the technical commitee. Here, suggestions such as ceeding some land for social ammenities such as schools , plot size ,road size are heard.
Suggestions such as whether the roads to be murram grade or tarmac are heard.
The Physical Planner and Land Surveyor will then go back to the drawing board and ammend the subdivision plan to conform to the council suggestions.
Once the council is satisfied with the subdivision report by the Physical Planner and the Surveyor, the Council Planner issues a letter approving the subdivision of land as per the surveyed plots and sets out conditions that the land owner should meet before the Ministry of Lands issue titles to the plots.
Such conditions include issues such as infrastructure development[roads, water, storm water drainage, sewer, comunication]. In most cases, the council allows the land owner to be issued with 30% of the title deeds so that he/she can sell them off to finance infrastructure development.
Once all the conditions for subdivision as stated in the subdivision approval letter are met, the council inspects and issues a letter allowing the Ministry of Lands to issue all the remaining titles.
The land owner takes the letter to the Ministry of Lands to begin processing individual land title deeds.
This ensures that no lands in Kenya will be subdivided into smaller plots without infrastructure development such as roads and sewers being put in place by the land owner.
This is mainly enforced to the letter in subdivisions around Nairobi CBD. Subdivisions further from Nairobi CBD sometimes circumvent this requirement and titles are issued without any infrastructure whatsoever .

Advantages.
In this method, the buyers of the 1/8th acre plots can construct what they want so long as it conforms to the local authority requirements.
Disadvantages.
The land owner can not subdivide the land into sizes less than 1/8th hence less profits.

Method 2. Architect.

Costs:

Assuming Land is within Thika Municipal Council near Mangu High School Area:

Architectural Plan Approval fees:First 1000 square feet charged @ KES 1,500. Subsequent 100 square feet are charged at KES 1,000 .
House floor area: 130m2 =1,300 square feet. Council charges for 1,300 sq.ft =KES 4,500.per unit.
Public health/Physical Planning fees: KES 10,000
www.a4architect.com consulting fees per plot= KES 40,000
Total for 1 plot= KES 54,500.
Total for 14 plots=KES 763,000

Average sales revenue[14plots @ KES 800,000 per plot]=KES 11.2M less KES 763,000[Survey fees] =KES 10,437,000 per acre.
This method earns approximately 100% more revenue sales per acre than the Survey method.

Check this similar project nearby selling at KES 800,000 per plot.

http://www.propertyunit.com/detail/1981/

In this method, the land owner hires a registered architect such as www.a4architect.com to come up with a housing estate design.
The architect submits the drawing to the local authority planning department [development control section]. Here,the project is subjected to a technical commitee discussion where issues such as space for social ammenities, size of roads , house unit design , building code conformity, sewerage disposal are analysed.
Any suggestions and recommendations are then relayed upon to the architect for ammendments. Once the architect ammends the design to conform to the council requirements, the council approves the development.
The architect comes up with sectional titles under the sectional properties act.
An acre can on average produce 14 units.
Advantages.
The land owner can have more plots to sell under sectional title[14 plots] as opposed to certificate of title[7 plots].
The plot buyers do not have to apply for plan approvals once they buy since this has already been done.
The plot value rises higher since the area becomes controlled in development since buyers can only build the specified building design with minor amendments.
Such an example is the estates next to Imara Daima, off Mombasa road whereby once someone buys the plot, they are issued with the architectural plans to guide them on how to build.
Disadvantages.
Some plot buyers would like to buy a plot and develop flats or smaller units for rent. In this scenario, its not possible unless some part of the scheme had been pre-designed for highrise buildings.

Francis Gichuhi
Architect.
www.a4architect.com
+254721410684

5 STEPS TO ACQUIRING YOUR DREAM HOUSE IN KENYA

1. Acquire your land

You can check online for available land in your areas of choice anywhere in Kenya here. Common plot sizes in Kenya are 33 feet by 66 feet, 50 feet by 100 feet[1/8th acre], 100 feet by 100 feet[1/4 acre], half acre and 1 acre sizes.
In some areas the local Authorities have zoned them for only one residential unit per plot. Such areas around Nairobi are Karen, Muthaiga, Runda, Kahawa Sukari, Syokimau along Katani Road and Kitengela Chuna Housing estate.

2. Choose a House that you like on www.a4architect.com

Each person has a particular taste and liking for a particular design.
When choosing a house, select a design that you honestly like. This helps to give the necessary morale, drive and boost through the tedious process of acquiring a house.

Budget is also very important in selecting the house design. Most Construction finance banks in Kenya,namely Shelter Afrique Bank, KCB SnL, Housing Finance, Coop Bank and Consolidated Bank give between 70% to 90 % of the total cost of construction. You will require to fund the remaining 10 % to 20% of the cost of construction. They usually require you to fund the small bit so as to get you commited and involved in the project so as to ensure that the project commences and moves on smoothly to completion without the house owner loosing interest.

3. Finance:Construction Loan

Once you have selected a house design and have secured land, we arrange construction loan documentation[Approved Plans,Land Ownership Document, Personal or Company details, Bills of Quantities, Feasibility study and Business Plan] and introduce you to Construction finance banks of your choice : K.C.B SnL, Housing Finance, Coop Bank or Consolidated bank for financing. If your project value is larger than KES 80 million, we introduce you to Shelter Afrique Bank.

Shelter Afrique bank has introduced a new product into the market whereby they work on a Joint Venture agreement with the developer/land owner to come up with a housing estate for sale then they share the profits or losses. The project value must be higher than KES 80 million.
We will arrange for all Local Authority approvals for Architectural design, Structural design and for large housing schemes, infrastructure design[roads, storm water drainage, sewer and water reticulation, street lighting& telecommunication].

We will also arrange for Bills of Quantities prepared by Registered Quantity Surveyors.

We also do a feasibility study and Business Plan to establish Project Viability. This is also a requirement for financing by Banks.
Once we compile all documentation required by Banks for financing, we arrange and facilitate for a meeting between the customer and the bank .

4. Employ a Building Contractor.

Peruse the Construction Contract here

http://www.a4architect.com/2010/04/15/standard-tender-document-for-procurement-of-works-building-and-associated-civil-engineering-worksconstruction-contract/

and The Construction Contract Agreement here

http://www.a4architect.com/2009/11/12/sample-construction-contract-agreement/

and sign.

We furnish the potential house owners with construction contracts to be signed between them and the selected contractors.
Throughout the construction process, we facilitate and chair construction site meetings bi-monthly or monthly between the house owner , various consultants and contractor as we track the project step by step. This ensures that all parties involved, namely the house owner and contractor are able to have issues addressed timely and problems amicably arbitrated throughout the construction process using Best Practices.

5. Construction process supervision to completion.

Once Bank finances the project, supervision of the works commence untill satisfactory completion. Satisfactory completion of a construction project is determined once the house owner is satisfied with the works carried out by the contractor and reported as such in the site meeting chaired by www.a4architect.com. www.a4architect.com then releases a Completion certificate to the contractor marking the end of the construction to the satisfaction of the house owner. This document is also forwarded to the Local Authority for application of an occupation certificate to show that the house is complete and ready for human habitation as described in the Kenyan Laws[Building Code].

Francis Gichuhi
Architect.
www.a4architect.com

JOINT VENTURE AGREEMENT

THIS JOINT VENTURE AGREEMENT (“Agreement”), made and entered into as of this _____ day of _____, 20___, by and between __________of __________ (“_”) and __________ of __________ (“_”).

ARTICLE I GENERAL PROVISIONS

1.01 Business Purpose. The business of the Joint Venture shall be as follows: [Construction of Residential Units for Sale]

1.02 Term of the Agreement. This Joint Venture shall commence on the date first above written and shall continue in existence until terminated, liquidated, or dissolved by law or as hereinafter provided.

ARTICLE II GENERAL DEFINITIONS

The following comprise the general definitions of terms utilized in this Agreement:

2.01 Affiliate. An Affiliate of an entity is a person that, directly or indirectly through one or more intermediaries, controls, is controlled by or is under common control of such entity.

2.02 Capital Contribution(s). The capital contribution to the Joint Venture actually made by the parties, including property, cash and any additional capital contributions made.

2.03 Profits and Losses. Any income or loss of the Partnership for federal income tax purposes determined by the Partnership’s fiscal year, including, without limitation, each item of Partnership income, gain, loss or deduction.

ARTICLE III OBLIGATIONS OF THE JOINT VENTURERS

__________ is responsible for all operations and decisions of the Joint Venture and will be compensated for providing various services.

ARTICLE IV ALLOCATIONS

4.01 Profits and Losses. Commencing on the date hereof and ending on the termination of the business of the Joint Venture, all profits, losses and other allocations to the Joint Venture shall be allocated as follows at the conclusion of each fiscal year: __________ _____% __________ _____%

ARTICLE V RIGHTS AND DUTIES OF THE JOINT VENTURERS

5.01 Business of the Joint Venture. __________ shall have full,exclusive and complete authority and discretion in the management and control of the business of the Joint Venture for the purposes herein stated and shall make all decisions affecting the business of the Joint Venture. At such, any action taken shall constitute the act of, and serve to bind, the Joint Venture. __________ shall manage and control the affairs of the Joint Venture to the best of its ability and shall use its best efforts to carry out the business of the Joint Venture. __________ shall not participate in or have any control over the Joint Venture business nor shall it have any authority or right to act for or bind the Joint Venture.

ARTICLE VI AGREEMENTS WITH THIRD PARTIES AND WITH AFFILIATES OF THE JOINT VENTURERS

6.01 Validity of Transactions. Affiliates of the parties to this Agreement maybe engaged to perform services for the Joint Venture. The validity of any transaction, agreement or payment involving the Joint Venture and any Affiliates of the parties to this Agreement otherwise permitted by the terms of this Agreement shall not be affected by reason of the relationship between them and such Affiliates or the approval of said transactions, agreement or payment.

6.02 Other Business of the Parties to this Agreement. The parties to this Agreement and their respective Affiliates may have interests in businesses other than the Joint Venture business. The Joint Venture shall not have theright to the income or proceeds derived from such other business interests and, even if they are competitive with the Partnership business, such business interests shall not be deemed wrongful or improper.

ARTICLE VII PAYMENT OF EXPENSES

All expenses of the Joint Venture shall be paid by _____ and shall be reimbursed by the Joint Venture.

ARTICLE VIII INDEMNIFICATION OF THE JOINT VENTURERS

The parties to this Agreement shall have no liability to the other for any loss suffered which arises out of any action or inaction if, in good faith, it is determined that such course of conduct was in the best interests of the Joint Venture and such course of conduct did not constitute negligence or misconduct. The parties to this Agreement shall each be indemnified by the other against losses, judgments, liabilities, expenses and amounts paid in settlement of any claims sustained by it in connection with the Joint Venture.

ARTICLE IX DISSOLUTION

9.01 Events of the Joint Venturers. The Joint Venture shall be dissolved upon the happening of any of the following events: (a) The adjudication of bankruptcy, filing of a petition pursuant to a Chapter of the Bankruptcy Act, withdrawal, removal or insolvency of either of the parties. (b) The sale or other disposition, not including an exchange of all, or substantially all, of the Joint Venture assets. (C) Mutual agreement of the parties.

ARTICLE X MISCELLANEOUS PROVISIONS

10.01 Books and Records. The Joint Venture shall keep adequate books and records at its place of business, setting forth a true and accurate account of all business transactions arising out of and in connection with the conduct of the Joint Venture.

10.02 Validity. In the event that any provision of this Agreement shall beheld to be invalid, the same shall not affect in any respect whatsoever the validity of the remainder of this Agreement.

10.03 Integrated Agreement. This Agreement constitutes the entire understanding and agreement among the parties hereto with respect to the subject matter hereof, and there are no agreements, understandings, restrictions or warranties among the parties other than those set forth herein provided for.

10.04 Headings. The headings, titles and subtitles used in this Agreement are for ease of reference only and shall not control or affect the meaning or construction of any provision hereof.

10.05 Notices. Except as may be otherwise specifically provided in this Agreement, all notices required or permitted hereunder shall be in writing and shall be deemed to be delivered when deposited in the Republic of Kenya mail,postage prepaid, certified or registered mail, return receipt requested,addressed to the parties at their respective addresses set forth in this Agreement or at such other addresses as may be subsequently specified by written notice.

10.06 Applicable Law and Venue. This Agreement shall be construed and enforced under the laws of the State of __________.

10.07 Other Instruments. The parties hereto covenant and agree that they will execute each such other and further instruments and documents as are or may become reasonably necessary or convenient to effectuate and carry out the purposes of this Agreement.

IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the day and year first above written.

Signed, sealed and delivered in the presence of:
__________ __________
__________ __________
__________ __________

GREENVILLE ESTATE NAIROBI- SUPERIOR BUILDING FINISHES

Greenville estate located in Nairobi boasts of superior building finishes.
These finishes have been carefully selected by the Architects to ensure that they offer the best performance and value to home owners.

[youtube http://www.youtube.com/watch?v=AiVTDqYX4Xk&fs=1&hl=en_US&rel=0]

EXTERNAL WALLING.

The front wall of Greenville Estate next to the external parking has hand-dressed masonry stone wall finished to a smooth texture.
The masonry walling on the first 3 stone courses from the ground floor is bush-dressed. This gives a unique pattern and also helps to prevent dust from making visible stains at the external wall bottom. This assists in making it easier to help maintain a clean external walling appearance hence lowering the cost of cleaning and maintaining the wall.

The upper part [after the first three courses] has smooth-dressed masonry walling. The stones have been carefully selected and stone color chosen-only the blue-gray stone has been used for this.

This stone is very hard hence offering a very long lasting walling that is completely water-proof. The stone also has a color and texture that is very appealing to the eye.
A small masonry extrusion at the end of each unit serves to demarcate each individual maisonette boundary and also increases the aesthetics by making the wall more interesting as opposed to being simple and plain.

BALCONY RAILINGS.

The Greenville balcony railings have been specially designed with a combination of normal steel balustrade railing and 150mm wide wooden planks.

The planks are painted dark-green. These give Greenville estate a unique character. The steel railings prevent small children from falling off the balcony since they are spaced close to each other.

WINDOWS.

The windows have a 150mm wide plastered frame so as to articulate the window openings thereby resulting with a unique appearance exclusive to Greenville Estate only. This fame is painted the same color with the roof.

CAR PARK AREA, DRIVEWAYS AND WALKWAYS.

The external car park area, driveways and walkways have a machine-cut masonry stone finish. The 200mm thick machine – cut stone walling offers more strength than cabbro road works. This can support even the heaviest of Lorries without cracking hence will require no maintenance in the long run.
The stone paving also enhances the beauty of the estate since it gives out a natural feeling.

The parking space under each individual house has the masonry paving along the two car tracks.
This frees most of the ground floor surface so that greenery and natural ground is maintained.

Floor finishes.
The floor finishes are made of patterned high quality ceramic tiles with each room having its own unique pattern and color.

ROOF.

The roof material is natural clay roof tiling. This tiling has no added color thereby making it very safe for the rain water surface runoff to be harvested for consumption.
The clay roof tiles also long lasting and become more aesthetically appealing with age therefore the more the house grows old, the more beautiful it becomes.
The roof for each maisonette has been separated to as to demarcate the boundaries of house ownership. This enables the house owner to know their boundaries when fixing roof aerials or repairing .

CONCLUSION

Greenville Estate finishing materials have been carefully chosen to offer the building owners the best performance over time. These materials will require little or no maintenance hence saving on periodic costly regular building maintenance costs.

These materials also increase the value of the Greenville Estate home since they enhance the aesthetics, save on maintenance costs and offer convenience such as safe rain water harvesting among other factors.

Francis Gichuhi Kamau.
Architect.
www.a4architect.com