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
Complete-building cost worksheet: materials, labour and services
Updated 16 October 2026. This worksheet builds an itemised estimate from quantities and rates, then divides by measured gross floor area. Published listings and indicative wage ranges are prefilled where available; they are not signed supply or labour contracts. Blank values mean pending, never zero. No actual complete-building rate is established yet.
Construction rate/m² = total measured materials + labour + plant + installed services + finishes + appliances + contractor costs, divided by gross m². Construction resale component = that complete construction subtotal × 1.50. Add land and separately established non-construction development costs afterward. Do not add this bottom-up schedule to the AECOM building benchmark: they are alternative estimating approaches for comparison.
Use one labour basis per trade: worker-days × agreed wage, or an inclusive subcontract price. For an inclusive subcontract, put its total on that trade's materials row and enter zero for separate labour, with the inclusion documented in your contract. Worker-days require agreed crew size, workdays, productivity, overtime, travel/accommodation and payment terms.
100 m² is a calculation example only. Set each quantity from drawings or the contractor's takeoff. Enter 0 explicitly for an excluded item; a zero quantity is not a missing quote. Changes are calculations in this browser only.
| Trade / item | Unit | Measured quantity | Low GHS/unit | High GHS/unit | Extended GHS | Evidence / remaining requirement |
|---|
Illustrative fixture package: one each of the seven bathroom/kitchen fixture items above totals GH₵14,549 supply only, or GH₵145.49/m² when allocated over 100 m². Cooker plus microwave adds GH₵3,595, or GH₵35.95/m². Combined GH₵18,144 / GH₵181.44 per 100 m², before refrigerator, pipes, wiring, installation, transport and taxes not confirmed in the listings. This is a selected specification, not an assumed package for every unit.
High-rise scope: shared stairs, lifts, core walls, fire protection, pumping, vertical services and common areas must be measured and allocated once. Low-rise house rates or a single slab cannot establish a tower cost.
Evidence and contractual status
- Eli Ghana: concrete, reinforcement and blocks — published supplier listing; no effective date stated; delivery and tax scope require confirmation.
- The Plumbing Crew: selected sanitaryware and kitchen fittings — published retail listings; suitability, stock and installation scope pending.
- Tano: cooker and microwave — published retail listings, stock/model and delivery require confirmation.
- Cornerstone Build Ghana: Q2 2026 trade wage guide — Greater Accra indicative day rates, not contractual wages for Damongo.
- Tilers Ghana: tile supply guidance; DirectWayz: tiling labour estimates — indicative ranges only; substrate and waterproofing are additional measured items.
Next unresolved inputs: measured architectural/structural and services takeoffs, approved fixture/appliance schedule, delivered Damongo supplier quotations with validity/taxes, and written trade/subcontract terms. No supplier has been engaged or paid through this worksheet. Agricultural costs and separate commercial programmes are not changed.
Local concrete and aggregate costing - revised scope, 16 October 2026
Current investigation: local concrete / structural-material cost per m², not a complete finished-building rate. US$100-150/m² is the owner's proposed target range for testing against a measured bill of quantities. It is not a verified Damongo tender or a correction to the published AECOM figures below, which remain a separate whole-building comparison. Do not use the target as a final apartment sale offer.
Supplier-listed inputs checked 16 October 2026
Eli Ghana supplier listing: Portland cement GH₵95 per 50 kg bag; 16 mm reinforcement GH₵140 per 6 m length; 32 MPa ready-mix concrete GH₵1,850/m³; solid 6-inch blocks GH₵9 each. Listing has no stated price effective date. Supplier confirmation, Damongo delivery, taxes and scope remain pending. Ready-mix already contains cement, sand and stone; do not add them again.
| Illustrative slab thickness | Concrete volume per m² | Concrete only, GH₵/m² |
|---|---|---|
| 150 mm | 0.150 m³ | 277.50 |
| 200 mm | 0.200 m³ | 370.00 |
| 250 mm | 0.250 m³ | 462.50 |
Thicknesses demonstrate unit arithmetic, not structural specifications. Concrete per m² = thickness in metres × GH₵1,850/m³. For a 9.290304 m² reference area and 150 mm slab: 1.3935456 m³ × GH₵1,850 = GH₵2,578.06 concrete only. Foundations, beams, columns, core walls and roof are additional concrete volumes allocated to gross floor area.
Local materials rate per m² = [concrete volume × delivered concrete rate + reinforcement mass × delivered steel rate + block quantities × block rate + separately measured mortar and other materials] ÷ gross floor area. An on-site concrete alternative must instead price approved cement, sand, coarse aggregate, water and admixture quantities per m³; current Damongo sand/stone quotes and approved mix design are unavailable. Formwork, labour, plant, transport, wastage and contractor overhead must then be measured separately to obtain installed structural cost.
Owner target arithmetic - not verified building costs
| Area basis | At US$100/m² | At US$150/m² | With 50% markup |
|---|---|---|---|
| Per m² | $100 | $150 | $150-$225 |
| 9.290304 m² reference area | $929.03 | $1,393.55 | $1,393.55-$2,090.32 |
| 100 m² gross area | $10,000 | $15,000 | $15,000-$22,500 |
These calculations cover only the cost scope assumed by the target. Complete apartments still require the remaining structure, labour, services, windows, finishes, appliances, land and other development costs. A materials-only markup must not be represented as the price of a completed apartment. All quantities require measured design; no engineering or code approval is implied.
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.