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Introduction
Introduction
This page provides complete cost analysis and thorough specification for Mollstraße/Otto-Braun-Straße development, rendering it financially viable and technically compliant. The cost plan, founded on BCIS data and Turner & Townsend benchmarks, includes the Berlin construction market with Manchester (UK) as the closest proxy. The total project cost of €100,684,185.04 encompasses elemental breakdowns (e.g., substructure, MEP services) and allowance for pre-construction (3%) and handover (1%).
The specifications detail material selections (e.g., reinforced concrete structures, aluminium cladding) and MEP systems, specific to each zone (commercial/residential). This cost-controlled, quality-assured, and compliance-focused data-driven approach provides an open basis for procurement and implementation.
Specification
Specification
The cost plan budgets €100.68 million over major components: substructure (TBC), reinforced concrete frame, precast floors (£200-230/m²), and MEP systems. The cost plan has 3% pre-construction and 1% commissioning allowances, with material specifications such as aluminium cladding and vinyl flooring. Manchester benchmarks (€3,308.7/m²) guide Berlin pricing to guarantee cost control and adherence.
Apartment (Residential Area)
Apartment (Residential Area)
Substructure
Pile foundations, reinforced concrete ground beams, concrete basement and PCC to ground floor.
Frame
Reinforced concrete frame
Upper Floors
Precast concrete hollow core floors
Roof
Flat roof with undefined finish. Metal guard railings. With possible green area.
Stairs
PCC stairs including handrails and finishes.
External Walls Facing brickwork
Combination of red white anthracite and dark red brick facing brick and block cavity walls. Lift overrun in metal rain-screen cladding. Cantilevered metal balconies and self-supported walkways with metal railings.
External Windows and Doors
Proprietary aluminium.
Internal Walls and Partitions Blockwork
Timber wall lining and panelling.
Internal Doors
Timber doors.
Wall Finishes
Plasterboard and skim. Farrow and Ball paint. Mirror panels. Ceramic tiles.
Floor Finishes
Tile effect planks, ceramic tile and carpet floor finishes.
Ceiling Finishes
Suspended ceilings to commercial units. Plasterboard, skim and emulsion to residential.
Fittings, Furnishings and Equipment
Composite stone shelves, niches and upstands to en-suite facilities. Fixing only kitchens, utility room fittings and wardrobes supplied by employer.
Services - Mechanical & Electrical & Lift
Sanitary Installations
Sinks, washbasins, showers, WC suites, baths and showers.
Disposal Installations
Soil and waste.
Water Installations
Hot and cold water installations.
Space Heating and Air Conditioning
HVAC to retail units and electric radiator heating to flats.
Ventilating Systems
Extracts and duct work. Automatic opening ventilation.
Electrical Installations
Light and power. Emergency lighting.
Lift and Conveyor Installations
8-person (630kg) passenger lift.
Fire and Lightning Protection
Lightning protection, Sprinklers.
Communications and Security
Installations BMS. Communal satellite TV. Fire and intruder alarms. Landlords CCTV. Access control system. Internal telecom.
Builder's Work in Connection with Services (BWIC)
Builder's work in connection with services.
Site Preparation
Site preparation.
Roads, Paths, Pavings and Surfacings
Paving including kerbs.
Fencing, Railings and Walls fencing.
Fencing
External Fixtures
Cycle store. Post boxes.
External Drainage
Foul and surface water drainage including trenching, pipework, manholes, inspection chambers and attenuation. Pumping to the basement.
External Services
Services and lighting.
Preliminaries
12 % of remainder of Contract sum.
Project/Design Team Fees
5% of remainder of Contract sum. Risk/Contingencies 3%
Health Care Center (Commercial Area)
Health Care Center (Commercial Area)
Substructure
TBC separately
Frame
Reinforced concrete frame
Upper Floors
Precast concrete hollow core floors
Roof
TBC separately
Stairs
PCC stairs including handrails and finishes.
External Walls Facing brickwork
Combination of red white anthracite and dark red brick facing brick and block cavity walls. Lift overrun in metal rain-screen cladding. Cantilevered metal balconies and self-supported walkways with metal railings.
External Windows and Doors
Proprietary aluminium.
Internal Walls and Partitions Blockwork
Blockwork internal walls with PCC lintels. Glass block feature walls. Powder coated aluminium glazed screens. WC cubicle partitions and pre-plumbed IPS duct walling.
Internal Doors
Paint finish and American oak veneered flush doorsets, architraves, ironmongery and decoration. Provisional sum allowance of £30,955 for supply of internal timber doors.
Wall Finishes
Plasterboard on dabs to blockwork with 3mm skim coat plaster and emulsion. Limited areas ceramic tiles.
Floor Finishes
Latex screed. Linoleum (92m2), vinyl (452m2), carpet (339m2) and barrier matting (11m2). Vinyl flooring with coved skirtings, carpet with softwood skirtings.
Ceiling Finishes
Armstrong Bioguard mineral fibre and plasterboard suspended ceilings.
Fittings, Furnishings and Equipment
Composite stone shelves, niches and upstands to en-suite facilities. Fixing only kitchens, utility room fittings and wardrobes supplied by employer.
Services - Mechanical & Electrical & Lift
Sanitary Installations
Sanitary installations including grab rails and soap dispensers.
Disposal Installations
Soil and waste.
Water Installations
Hot and cold water installations.
Space Heating and Air Conditioning
HVAC to retail units and electric radiator heating to flats.
Ventilating Systems
Extracts and ductwork. Automatic opening ventilation.
Electrical Installations
Light and power. Emergency lighting.
Lift and Conveyor Installations
8-person (630kg) passenger lift.
Fire and Lightning Protection
Lightning protection. Sprinklers.
Communications and Security
Installations BMS. Communal satellite TV. Fire and intruder alarms. Landlords CCTV. Access control system. Internal telecoms.
Builder's Work in Connection with Services (BWIC)
Builder's work in connection with services.
Site Preparation
Site preparation.
Roads, Paths, Pavings and Surfacings
Paving including kerbs.
Fencing, Railings and Walls
Fencing.
External Fixtures
Cycle store. Post boxes.
External Drainage
Foul and surface water drainage including trenching, pipework, manholes, inspection chambers and attenuation. Pumping to the basement.
External Services
Services and lighting.
Preliminaries
12 % of remainder of Contract sum.
Project/Design Team Fees
5% of remainder of Contract sum. Risk/Contingencies 3%
Offices (Commercial Area)
Offices (Commercial Area)
Substructure
TBC separately.
Frame
Reinforced concrete frame.
Upper Floors
Precast concrete hollow core floors.
Roof
TBC separately.
Stairs
PCC stairs including handrails and finishes.
External Walls Facing Brickwork
Combination of red white anthracite and dark red brick facing brick and block cavity walls. Lift overrun in metal rain-screen cladding. Cantilevered metal balconies and self-supported walkways with metal railings.
External Windows and Doors
Proprietary aluminium.
Internal Walls and Partitions Blockwork
Metal stud plasterboard partitions generally including acoustic quality and 60 minutes fire rating. Blockwork walls to WCs, stairs and lift shaft. Frameless glass partitions. WC cubicle partitions.
Internal Doors
Timber doors.
Wall Finishes
Plasterboard with skim coat plaster on metal lining system to inner face of external wall. Plaster to blockwork internal walls. Emulsion paint. Ceramic tiles to toilets and showers
Floor Finishes
K-screed quick drying screed. Raised access floors with carpet finish to all offices, circulation and meeting room areas. Anti-static vinyl flooring on access flooring to communications room. Vinyl flooring on screed to canteen, stores, WCs and kitchens. Ceramic tiling. 19 x 120mm American white oak skirtings with clear finish. Fire barriers.
Ceiling Finishes
Suspended ceilings to commercial units. Plasterboard, skim and emulsion to residential.
Fittings, Furnishings and Equipment
Kitchen units, worktops and appliances to 2Nr tea points and canteen. Roller blinds to all windows. Mirrors. Signs.
Services - Mechanical & Electrical & Lift
Sanitary Installations
Sanitaryware, vanity units and IPS panel system to WCs.
Disposal Installations
Soil and waste.
Water Installations
Hot and cold water installations.
Space Heating and Air Conditioning
HVAC to retail units and electric radiator heating to flats.
Ventilating Systems
Fresh air supply and extract HRV to offices. Toilets and kitchen provided with mechanical extract vents. Plant room ventilation.
Electrical Installations
Light and power. Emergency lighting.
Lift and Conveyor Installations
8-person (630kg) passenger lift.
Fire and Lightning Protection
Lightning protection, Sprinklers.
Communications and Security
Installations BMS. Communal satellite TV. Fire and intruder alarms. Landlords CCTV. Access control system. Internal telecoms.
Builder's Work in Connection with Services (BWIC)
Builder's work in connection with services.
Site Preparation
Site preparation.
Roads, Paths, Pavings and Surfacings
Paving including kerbs.
Fencing, Railings and Walls
Fencing.
External Fixtures
Cycle store. Post boxes.
External Drainage
Foul and surface water drainage including trenching, pipework, manholes, inspection chambers and attenuation. Pumping to the basement.
External Services
Services and lighting.
Preliminaries
12 % of remainder of Contract sum.
Project/Design Team Fees
5% of remainder of Contract sum. Risk/Contingencies 3%.
Shops (Commercial Area)
Shops (Commercial Area)
Substructure
TBC separately.
Frame
Reinforced concrete frame.
Upper Floors
Precast concrete hollow core floors.
Roof
TBC separately.
Stairs
PCC stairs including handrails and finishes.
External Walls Facing brickwork
Combination of red white anthracite and dark red brick facing brick and block cavity walls. Lift overrun in metal rain-screen cladding. Cantilevered metal balconies and self-supported walkways with metal railings.
External Windows and Doors
Proprietary aluminium.
Internal Walls and Partitions Blockwork
Undefined.
Internal Doors
Timber doors including ironmongery.
Wall Finishes
Plasterboard, skim and emulsion. Plastic splashbacks.
Ceiling Finishes
Mineral fibre and plasterboard suspended ceilings. Acoustic panels. Emulsion.
Fittings, Furnishings and Equipment
Kitchen base and wall units. Food preparation cupboard. Stainless steel counter tops and sink. Steel storage rack. Accessible bar/cashier stand. Mirror and coat hook. Statutory signage.
Services - Mechanical & Electrical & Lift
Sanitary Installations
Sanitaryware including DOC M. Cleaner's sink. Toilet roll holder, mirror and soap dispenser. Baby change unit. Hand dryer.
Services Equipment
Kitchen equipment comprising refrigerated serve over counter, 2Nr under counter fridges, 2Nr under counter freezers, under counter dishwasher and under counter oven, hob and microwave.
Disposal Installations
Soil and waste.
Water Installations
Hot and cold water installations.
Space Heating and Air Conditioning
HVAC to retail units and electric radiator heating to flats.
Ventilating Systems
Extracts and ductwork. Automatic opening ventilation.
Electrical Installations
Light and power. Emergency lighting.
Lift and Conveyor Installations
8-person (630kg) passenger lift.
Fire and Lightning Protection
Lightning protection. Sprinklers.
Communications and Security
Installations BMS. Communal satellite TV. Fire and intruder alarms. Landlords CCTV. Access control system. Internal telecoms.
Builder's Work in Connection with Services (BWIC)
Builder's work in connection with services.
Site Preparation
Site preparation.
Roads, Paths, Pavings and Surfacings
Paving including kerbs.
Fencing, Railings and Walls
Fencing.
External Fixtures
Cycle store. Post boxes.
External Drainage
Foul and surface water drainage including trenching, pipework, manholes, inspection chambers and attenuation. Pumping to the basement.
External Services
Services and lighting.
Preliminaries
12 % of remainder of Contract sum.
Project/Design Team Fees
5% of remainder of Contract sum. Risk/Contingencies 3%.
Total Cost Plan
Total Cost Plan
The cost plan has been created from the information provided by the Project Managers, such as floor area and construction materials.
Building Cost Information Service (BCIS) was selected as the basis for the cost analysis in the UK construction industry due to its efficiency in providing accurate, reliable and quick pricing data. By referencing similar projects, it is possible to determine the cost per square meter for various building elements and apply these rates to the project's floor area to estimate total construction costs. To improve accuracy, specific design features are adjusted by identifying comparable projects with similar elements and incorporating their associated costs relative to the overall area. Please see the project specific examples as below.
On the other hand, despite BCIS provides accurate and reliable cost data, unfortunately it is not compatible for international usage, therefore according to data was provided by Turner and Townsend (T&T) was used to find UK cities to compare with Berlin construction prices for per square meter. According to T&T average cost of building a square metre is around $3,189 in Berlin.
The two closest matches were Bristol and Manchester. Again, according to T&T average prices for Manchester is $3,308.7 and Bristol is the closest match with $3145.4 per square metre. However, considering other factors, such as population, Infrastructure & Transport, Manchester is the closest match to Berlin. Therefore, Manchester will be the base city on the BCIS website.
Also, due to the BCIS website using English Pound (£), prices will be converted to European Euro (€). As of the current rate is 1£=1.19€. And current rate for USD/EUR Is 1.14$=1€ and 1.35$=1£, as of 10/06/2025. Total cost for the whole project is 100,684,185.04 €
Four elemental cost plans have been prepared. As the building is designed for multiple purpose, the requirements for each section differ. For example, whilst I have chosen carpet floors for the offices, I have chosen vinyl and hard floors for the medication centre and the shops. Please see specifications sections for details.
3% of the total construction cost have been allocated to pre-construction phase, as according to Alice Technologies (2025), it is advised to spend between 1-3%, and to be on the safe side I have decided to allocate 2.2%.
Although it is being recommended to allocate up 2-3% for the Testing, Commissioning, and Handover phase, I have decided to allocate around 1% to limit the total construction cost (Turner, 2021).
Cash Flow
Cash Flow
Presented By: Kurtyigit, Atabey
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