We will identify a land use and footprint area, project optimum buildings` volume according to the functional profile and make the most efficient design decisions of each constituent based on the research data, relying upon architectural and city-planning regulations.

We will develop an economic business model within a particular land plot on the basis of the detailed design decisions and marketing forecasts, which will allow analyzing business performance at the plot and identify the best option of project development.

Scope of work:

  • 1 Stage
  • 2 Stage
  • 3 Stage
  • 1 Stage. Marketing researches

    1.1. National measure analysis of the city/region (population, economy, investments, retail market, labor market and others)

    1.2. Analysis of land plot location

    • Setting, local region status

    • Transport and pedestrian accessibility

    • Direct transport accessibility

    • Visual accessibility

    • Flows within the plot

    • Perspectives of Infrastructure modifications in local region/city

    1.3. Retail/office/residential/hotel real estate analysis

    • Market condition: supply, demand

    • Rental rates and prices

    • Vacancy

    • Tendencies and forecasts

    1.4. Competition level analysis

    • Existing competition

    • Perspective competition

    1.5. Identification of shopping areas (for a retail object)

    1.6. Consumer behavior of the target audience

    • Socio-demographic characteristics

    • Income/expenses

    • Customer behavior

    • Demand conditions

    1.7. Analysis of potential tenants`/consumers` interest in retail object

    1.8. Marketing researches resume: marketing restrictions and opportunities, recommendations on format, anchor tenants, balancing of areas, rental rates/offer prices

  • 2 Stage. Architectural concept

    Architectural concept includes the following operations:

     2.1. Investigation of the obtained source documentation

    • Legal and regulatory documentation

    • Land-use documentation

    • Development documentation

    • Graphic documentation

    • Technical documentation

     2.2. Analysis of full package of primary and secondary data and conclusions derivation

    • Identification of the existing legal and town planning restrictions

    • Choice of the most efficient building footprint

     2.3. Elaboration of the detailed design decisions

    • Master layout

    • Parking arrangement

    • Elaboration of standard floor plans: identification of the most effective entry elements allocation, as well as vertical and horizontal bracing

    • Functional zoning and cutting of leasable areas

    • Vertical cut

    • Identification of technical-and-economic project indexes

    • Recommendations on phases and priorities in project installation

     2.4. Development of visualization options of the designed object

    • Elevation design of the object

    • Object`s visualization

    • Interior space visualization

     2.5. Elaboration of technical-and-economic object indexes

  • 3 Stage. Business case

    Financial model development of discounted cash flows (DCF)

    3.1. Identification of revenue side of the project:

    • Rental rates and offer prices

    • Other possible sources of revenue

    3.2. Preliminary analysis of the expenditure side of the project:

    3.2.1. Expenditures until the commencement of construction

    3.2.2. Construction and design expenditures:

    • Concept development and consultancy spending

    • Elaboration of construction and as-built documents

    • External networks (connection)

    • General construction work

    • Living environment

    • Client`s services agency

    • Agreements and share participation

    • Indirect costs, unexpected

    3.2.3. Expenditures within construction period

    3.2.4. Operating expenditures after the construction

    3.3. Funding source: own and borrowed funds correlation, cost of credit resources

    3.4. Investment project analysis

    • Cash flows forecast

    • Net operating profit

    • Assessment of investments` efficiency (net present value NPV, inner rate of return IRR, pay-back period PBP, business value)

Development of the concept of the real estate object



  • Analysis of macroeconomic indicators of the city / region
  • Analysis of the real estate market of the city / region
  • Site location analysis
  • Analysis of the level of competition
  • Analysis of demographics and flows
  • Analysis of consumer preferences
  • Demand analysis
  • Forecast of attendance and turnover of anchor commodity groups


  • Type and format of real estate
  • The required amount of space
  • Target audience, positioning
  • Anchors, number of tenants
  • Demand for product groups
  • Rental rates



  • General planning
  • Development of planning and three-dimensional conceptual solutions
  • Proposal for facade design


  • General plan
  • Step-by-step planning, vertical section
  • 3D model of the project
  • Terms of reference for architectural design



  • Project revenue forecast
  • Forecast of project expenditure forecast
  • Cash flow forecast


  • Rental table
  • The cost of construction
  • Operating costs
  • Calculation of infective attractiveness
  • Sensitivity and risk analysis
  • Calculation of business value
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