SAVANNAH DEVELOPMENT DIVISION · GLOBAL EXCHANGE R&E CORPORATION
Royal Savannah and Diaspora Community Development Trust
The Trust office leads the operations and management of the Savannah Development division. All Zion Trust development projects fall under this office’s management, including the estates, residential and agricultural programs and associated civic, hospitality and community-development projects.
Development applications are received for Trust and development-committee review. Members are welcome to express interest in development committees and board-of-directors selections.
Trust office and participation Temporary contact: earthmanherbals@gmail.com
Damongo construction benchmarks and development pricing
Current construction pricing policy - 16 October 2026
Construction estimate C = measured gross floor area (m²) × applicable Accra benchmark (USD/m²). Resale construction component = C × 1.50. The 50% increase includes the resale markup; it is not a separate inflation reserve. This replaces the previous construction uplift and revenue-margin formula. No additional automatic markup or contingency is stacked on this calculation.
Measure each apartment's practical net area and allocate walls, circulation, cores and common building areas once to determine gross construction area. Existing concept sizes and 70% net-to-gross efficiency are illustrative until measured by the design team; they do not establish code compliance.
Land, site preparation, infrastructure, fixtures/appliances and fitout excluded from the benchmark, professional fees, taxes and financing remain separate, reconciled cost lines. Preliminary combined amount = 1.50 × construction cost + allocated land + other separately established costs. No second markup is assumed on those separate lines. Final sale offers remain pending complete costs and approved layouts.
Owner's latest land planning assumptions: Savannah / Zion Trust Estates US$20,000/acre; in-town Civic Center US$30,000/acre (17 acres = US$510,000); other development land US$25,000/acre. These are owner allowances, not verified acquisition costs or public land offers.
Source: AECOM Africa Property & Construction Cost Guide 2025/26, Accra, page 75; cost date 1 July 2025, FX date 1 May 2025. These are dated published benchmarks, not 2026 Damongo supplier quotations. A 50% cost markup equals 33.33% gross margin on the construction component before excluded costs.
Current formula, apartment calculations and project schedules. All pending construction proposals use this policy; prior financial schedules are superseded.
Published Accra rates and construction resale component
| Category | Benchmark USD/gross m² | Construction resale: × 1.50 |
|---|---|---|
| Standard residential high-rise | $2,293 | $3,440 |
| Luxury residential high-rise | $2,704 | $4,056 |
| Prestige detached house | $2,589 | $3,884 |
| Standard office high-rise | $2,100 | $3,150 |
| Major shopping centre | $1,729 | $2,594 |
| Multi-storey parking | $1,000 | $1,500 |
| Primary / secondary school | $1,294 | $1,941 |
| District hospital | $2,001 | $3,002 |
Reference rates exclude land, external site works, professional fees, tenant fitout/equipment and GST/VAT; reconcile full category scope against the bill of quantities. Use whole-building measured areas, not isolated room multiplication.
Measurement and evidence
Use practical apartment layouts in m² and measured gross construction area. Current rates and assumptions are in the dated policy above; excluded costs stay pending quotations. No per-room target is a construction quotation.
204-unit residential option - square-metre model
| Unit | Net m² | Allocated gross m² | Count | Construction C | C × 1.50 | Land share | Partial combined amount |
|---|---|---|---|---|---|---|---|
| 1 bedroom | 40 | 57.14 | 96 | $131,029 | $196,543 | $70 | $196,613 |
| 2 bedroom | 55 | 78.57 | 72 | $180,164 | $270,246 | $96 | $270,343 |
| 3 bedroom | 85 | 121.43 | 24 | $278,436 | $417,654 | $149 | $417,802 |
| 4 bedroom | 120 | 171.43 | 8 | $463,543 | $695,314 | $210 | $695,524 |
| 5 bedroom | 160 | 228.57 | 4 | $618,057 | $927,086 | $280 | $927,365 |
Concept net areas: 40, 55, 85, 120 and 160 m²; gross = net ÷ 0.70, pending measured design. One estate acre at US$20,000 allocated by net area across 11,440 m². Standard rate applies to 1-3 bedrooms; luxury rate to 4-5 bedrooms. Construction total US$38,413,600; construction resale component US$57,620,400; land US$20,000; partial combined amount US$57,640,400 before unpriced costs. No final unit sale price, mortgage or return is asserted. This 204-unit option is separate from the Civic Center 328-flat concept.
17-acre Civic Center - benchmarked scope
| Component | Concept gross m² | USD/m² | Construction C | C × 1.50 |
|---|---|---|---|---|
| Standard condominium accommodation | 38,000.00 | $2,293 | $87,134,000 | $130,701,000 |
| Penthouse accommodation | 1,600.00 | $2,704 | $4,326,400 | $6,489,600 |
| Ground-floor retail | 2,828.57 | $1,729 | $4,890,598 | $7,335,896 |
| Office / administration | 9,000.00 | $2,100 | $18,900,000 | $28,350,000 |
| Shopping / supermarket | 4,500.00 | $1,729 | $7,780,500 | $11,670,750 |
| Concession shells | 500.00 | $1,729 | $864,500 | $1,296,750 |
Benchmark construction subtotal $123,895,998; construction resale equivalent $185,843,996. Land allowance: 17 × US$30,000 = US$510,000. Partial combined arithmetic $186,353,996 before excluded costs. This is not a full district budget or a forecast of public-amenity sales. Areas are concept assumptions. Theatre, conference, emergency services, water garden, roads, off-grid utilities, specialist fitout/equipment, fees, tax and finance require separate estimates. Retail uses the shopping-centre proxy; reconcile benchmark inclusions to avoid duplicate fixtures.
Ten-acre concept block alternatives
| Block | Homes | Gross m² | Construction C | C × 1.50 | Estate land | Partial amount |
|---|---|---|---|---|---|---|
| A mixed-use | 340 | 38592 | $86,867,136 | $130,300,704 | $200,000 | $130,500,704 |
| B residential | 288 | 31104 | $71,321,472 | $106,982,208 | $200,000 | $107,182,208 |
| C waterfront | 216 | 31400 | $82,644,600 | $123,966,900 | $200,000 | $124,166,900 |
Each alternative uses ten estate acres at US$20,000/acre. Retained concept geometry and category allocations require measured design; alternatives must not be added together. Land and unquoted infrastructure, fitout, fees, tax and finance remain separate. No complete block selling value is asserted.
Measurement and evidence
Use practical apartment layouts in m² and measured gross construction area. Current rates and assumptions are in the dated policy above; excluded costs stay pending quotations. No per-room target is a construction quotation.