Zion Trust Damongo Estates
Diaspora land participation, residential development and agricultural partnerships.
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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
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.
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.
Damango Civic Center Square
A separate 17-acre rectangular in-town site. Zion Trust Estates is outside town, approximately a 15-minute drive away as described by the sponsor.
Request downtown development / investment documentsDownload separate site plan and costingSavannah Development Community · Temporary contact
For development applications, Trust management and committee participation inquiries: earthmanherbals@gmail.com.
Online applications are recorded for review by the Royal Savannah and Diaspora Community Development Trust. Trust management and participation
Residential sales and pre-development investment
Explore a new 15-storey tower option with 204 concept apartments: one-, two- and three-bedroom homes plus four- and five-bedroom executive residences. Select a floor and unit ID, review the site and unit diagrams, and apply for pre-purchase or development investment documentation.
Explore virtual residences and applyAlternative concept for review; no surveyed allocation or reservation is established. This does not replace the existing downtown tower budget without a separate design decision.
Explore the Damongo development programs
Damango Civic Center Square
The separate 17-acre downtown development: civic space, offices, retail, entertainment and a central water garden.
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Crown Palace Plaza Hotel and Guests Houses
Proposed hospitality and guest-residential program within the Civic Center Square.
Explore this programTwo separate sites · GPS references pending
| Site | Location described by sponsor | GPS status |
|---|---|---|
| Damango Civic Center Square · 17 acres | Inside Damongo town, main-street zone | To be supplied and verified |
| Zion Trust Damongo Estates · stated 31,360 acres | Outside town, approximately a 15-minute drive | To be supplied and verified |
Current layouts are concepts. No map pin or surveyed boundary is asserted; GPS references alone do not establish title or boundary extent.
Central fountain park · high-rises framing the civic space
Inspired by Toronto City Hall's open civic-plaza arrangement: a fountain park surrounded by mixed-use condominiums, offices and administrative spaces. The current baseline is four 15-floor residential towers; taller blocks remain a separately assessed design option.
Historical room-cost comparison · superseded by the current revision
Separate allocation and initial room-target comparison
| Downtown allocation | Acres | Concept use |
|---|---|---|
| Four 15-floor mixed-use tower parcels | 4.0 | One acre each; retail ground floor, condominiums above |
| Shopping / supermarket / commercial frontage | 3.0 | Main-road shopping and office frontage |
| Theater / entertainment / event venues | 1.0 | Performance, screening and adaptable entertainment complex |
| Civic / conference / administration / offices | 3.0 | Exhibitions, promotions, conferences, city/industrial offices |
| Police / fire / ambulance jurisdiction | 1.5 | Dedicated access, response bays and safety separation |
| Public fountain / walking / children's water park | 1.25 | Public daytime access and recirculating water features |
| Fountain-plaza restaurant / refreshment concessions | 0.25 | Dedicated meal, refreshment and merchandising frontage |
| Internal streets / landscape / utilities | 3.0 | Emergency access, walkways, greenery and service corridors |
| Total separate downtown district | 17.0 | Inside Damongo town; outside Zion Trust Estates |
The 17-acre downtown main-road site is separate and apart from Zion Trust Damongo Estates. It is inside Damongo town, on the main-street zone; the estate is outside town, approximately a 15-minute drive away as described by the sponsor. No acreage is deducted from the estate's 620-acre civic/commercial allocation. The downtown title, boundaries, access and land agreement must be independently documented. Its 17 acres are not evidence of additional rights within the 31,360-acre estate.
The owner confirms a RECTANGULAR 17-acre parcel. Seventeen acres equal approximately 68,796.56 m². Actual frontage, depth and orientation are pending the sponsor's GPS references and a boundary survey. The earlier eight-by-two description was expressed in acres, which measure area rather than length; no boundary dimensions are inferred from it. The rectangular drawing is a concept layout, not a measured subdivision.
The downtown architectural direction draws inspiration from Toronto City Hall's civic-plaza arrangement rather than copying its municipal buildings. A central fountain park and pedestrian plaza form the focal point, with 15-floor or taller condominium and office buildings framing the open space. The baseline costs/counts use four 15-floor residential towers; additional floors or taller industrial/commercial/administrative office blocks are optional future schemes requiring revised engineering, approvals and cost schedules. Industrial offices mean office use, not hazardous industrial processing beside residences.
Four illustrative 15-floor mixed-use towers have commercial ground floors and fourteen residential levels, using the prior six-module-per-level assumption and combined penthouse treatment. Each tower contains 40 two-bedroom, 40 three-bedroom and two combined four-bedroom penthouses: 82 flats/tower and 328 flats in four towers. Twenty-four nominal ground-floor shop modules are a design assumption pending measured floorplates. Government offices, city administration and public-safety facilities require agency consultation and their own operating agreements.
Each tower parcel is one acre, so the residential servicing cost pool is USD30,000 per tower rather than the earlier half-acre fifteen-floor example. Using 104 weighted residential shares/tower gives servicing bases USD288.46, USD432.69 and USD576.92. The complete commercial/common allocation must eventually replace this provisional residential-only allocation.
The 328 downtown flats are identified separately from the low-rise-only 19,200-home scenario and the alternative ten-acre mixed-use pilot. They occupy a separate in-town site, so the two-location concept could have 19,528 homes before further design changes, without altering the estate allocation. Do not add the 370-home alternative pilot without replacing its underlying plots. Any extra in-town emergency-service or civic land requires a separate town-site land agreement and revised survey schedule.
Fountain park, public plaza, landscape, shading, universal access, security, ground-floor retail and coordinated façades create the intended civic ambiance. Future longevity is supported by reserved service corridors, adaptable commercial/office floorplates and a staged expansion plan, not an assumption that extra floors can simply be added without structural design. Commercial/industrial office and administration buildings, fountain works and premium façade treatments remain unpriced scopes.
The proposed project name is Damango Civic Center Square, a private development concept for consultation, not an assertion of official municipal status. Its civic/commercial program adds exhibition, promotion and conference venues, supporting reception, catering, loading, accessibility and parking facilities. Government and public-service occupancy remain subject to agency agreements.
Residential accommodation has a dual-purpose concept: owner-occupied condominium interests and separately designated/approved managed guest-residential or hotel accommodation. Hotel rooms are drawn from the same 328-flat baseline, not added as a second set of units. No fixed hotel-unit allocation, room rate, occupancy or rental return is assumed until an operator feasibility study and approved building-use plan define it.
An owner may elect an approved managed letting arrangement under a separate agreement setting access, booking use, operator fees, housekeeping, insurance, service charges, maintenance reserves, revenue accounting and permitted personal occupancy. No automatic rental pool or hotel income credit is included in mortgage payments. Furnishings, hospitality fitout, exhibition/conference construction and operator working capital are additional unpriced scopes; standard included condominium appliances/fixtures remain in the delivered-unit schedule.
The downtown complex includes a theater, live-performance/entertainment venues and adaptable screening/event spaces, with a one-acre concept allocation taken from the former four-acre shopping allocation. Shopping now uses three acres; the site still totals seventeen. Seating capacity, acoustic separation, stage/loading access, evacuation, crowd circulation and accessibility require measured design. Theater construction, sound/light/stage systems, fitout, licensing and operator working capital are separately unpriced, rather than assumed covered by condominium room costs.
The later Civic Center full-scope feasibility, office finance and token-property sections supersede the partial room/service subtotal as the broader district funding comparison. The small room-target figures remain conditional arithmetic and are not complete building quotations.
Prime restaurant, meal, refreshment and retail concessions are reserved at the fountain/water-park edge. The central 1.5-acre concept is split into 1.25 acres of public water garden/walking space and 0.25 acre of commercial concessions, retaining seventeen total acres. Provisionally allow 500 m² concession shell area; final kitchens, grease interception, potable water, wastewater, deliveries and pedestrian separation require design. The location supports a higher-value retail proposition, but no achieved premium or concession tenant is represented as secured.
Submit your role in this downtown development
Investors, builders, banks, shopping-center and office operators, and relevant public-service agencies may submit an expression of interest. No government tenancy, police/fire operation, project permission or finance commitment is represented as secured.
Downtown expression of interestOfficial consultation letter16. Civic Center full-scope feasibility costing and water garden
Four 15-floor residential towers retain 328 flats. For this BROADER AREA scenario only, two-bedroom units are assumed 80 net m², three-bedroom 110 net m² and penthouses 160 net m²; net areas receive a 25% common-area allowance. Standard accommodation is 38,000 gross m² and penthouses 1,600 gross m². Ground retail is approximately 2,828.57 gross m²; a distinct office/administration tower is assumed 9,000 gross m² (15 x 600 m²), shopping 4,500, theater 2,000, conference/exhibition 1,500, and public-safety buildings 1,000. These floorplates are assumptions; site coverage, parking and rectangular parcel geometry require an architect's measured plan.
Office and retail tenant fitout are explicit additional reserves. Theater/conference technical equipment has an additional provisional USD0.8-1.6M reserve. Standard condominium appliances/fitted items carry USD3,000-5,000/unit reserve, to be reconciled against quantities already in the building finish scope so doors/fixtures are not charged twice. The guest-use setup allowance assumes 80 of the SAME 328 flats can enter a managed guest-use scheme, at USD8,000-15,000/unit for furnishings/setup. Eighty is a study assumption, not a committed hotel inventory; it does not add units or imply automatic owner enrollment.
The former USD510,000 servicing target for this district is replaced in this broader model by USD2.25-4.50M roads/water/sanitation/communications and USD3-6M off-grid generation/storage. These allowances replace, rather than stack on top of, USD30,000/acre general servicing in this Civic Center model. Total site-service planning pool is USD5.25-10.50M before fees/contingency. It must be tendered and reconciled with building internal services. No separately priced airport, tank farm or estate works are included.
The central 1.5-acre zone is split into a 1.25-acre public water garden (approximately 5,058.57 m²) and 0.25-acre restaurant/refreshment concessions. Within the public garden, provisionally allocate 2,000 m² walking/paving at USD120-200/m²; 1,500 m² recirculating fountain/waterfall/collection pools at USD400-700/m²; 300 m² children's splash area at USD500-900/m²; remaining approximately 1,258.57 m² landscape/shade at USD80-160/m²; and USD0.2-0.4M pumps, filtration, treatment and controls. The revised USD1.29-2.32M park base allowance is analyst budgeting, not a tender. The 500 m² concession shell and kitchen/fitout allowances are separately recorded, avoiding a second full park-area allocation.
The park is intended for daytime public access with shaded walking, accessible paths, a central fountain, waterfalls and ornamental collection pools. Children's splash water requires a separately designed treated-water circuit and operating supervision; ornamental collection pools are not automatically safe swimming pools. Recirculation reduces demand but does not eliminate evaporation, make-up water, treatment or maintenance. Public entry, opening hours and any paid entertainment activities must be separated in the operator plan.
Historical room-cost comparison · superseded by the current revision
17. Civic Center offices - current benchmark-based sales and ten-year finance
Mortgage comparison: 20% down, 80% principal financed, 7% nominal annual reducing-balance rate, 120 monthly principal/interest payments and ten-year renewable term. A fully paid ten-year amortization leaves no debt to renew. Finance is subject to documented lease/strata interest, lender acceptance and approved terms; taxes, insurance, annual ground rent, service charges and business fitout beyond the reserve are additional.
A micro-office of 100 net ft² illustrates the smallest arithmetic module, not an approved office capacity or floor plan. Larger suites can be combined into separately documented interests. Industrial offices refer to office activity; hazardous factory processes require a different site and approvals.
The office mortgage portfolio records unit ID, measured area, legal interest, price/cost schedule, deposit, lender advance or seller-finance exposure, monthly principal/interest, rent/service costs, arrears and renewal status. Buyer advances are not recognized as rental income. Seller financing holds receivables over time and does not deliver full construction cash at sale.
18. Civic Center investment-property and U-Access token program
| Portfolio opportunity | Proposed participation | Income / value basis |
|---|---|---|
| Condominium ownership | Documented unit purchase / approved mortgage | Personal occupancy or separately agreed managed letting |
| Office investment property | Office suite purchase / lease interest | Signed business tenancy and net rent after expenses |
| Managed guest accommodation | Operator or owner-approved accommodation pool | Actual stays less operating costs; no automatic income |
| Shopping, conferences and theater | Operator lease / project equity / lending proposal | Contracted tenancies, bookings and completed events |
| Water garden / public amenities | Restricted donation or approved project support | No financial return for donations |
| U-Access investment interests | Project-specific documented instrument | Earned net distributions and exit terms, not token face value alone |
List Damango Civic Center Square as a proposed tokenized investment/property participation opportunity separate from the Zion Trust estate agriculture and housing portfolios. Members may express interest in investment, approved purchases or donations. U-Access face value remains CAD0.50/token. No tokens, securities, land rights or automatic redemption are created by the interest form.
Investor instruments define project/entity, capital use, legal rights, risk, transfer restrictions, distribution basis and maturity/exit. Investment discussions may use the program's proposed 10-20% net-return range and 20% objective under the project schedule; the return is not guaranteed and is not automatically annual for property construction. Six-month agricultural crop maturity does NOT apply to Civic Center construction/property interests.
Purchased properties earn only actual rental/event/hospitality proceeds under documented agreements. A simple illustration for a USD100,000 property investment is USD6,000/year at 6% net yield, USD10,000 at 10%, or USD20,000 at 20%; these are mathematical scenarios, not market rental forecasts. No local achieved rent or occupancy supports a committed yield. A 20% target requires substantially more verified net operating income than a 6% case.
Income waterfall: collected operating receipts less tenant/operator obligations, maintenance, public-space contribution, insurance/tax and debt service; only earned distributable cash can be paid to investment participants. Confirm whether fees are already in operator budgets before charging them again. Owner hotel income is not automatically used to pay mortgages; any credit requires the owner's explicit agreement and account reconciliation.
For conversion illustration only, Bank of Ghana October 9, 2026 USDGHS11.7900 and CADGHS8.2598 imply approximately CAD1.4274/USD. USD1,000 is approximately CAD1,427.40, or 2,854.79 tokens at CAD0.50 face value. A whole-token request may round to 2,855; final settlement records the agreed rate, fees and rounding. This is not a fixed USD peg. International cash remains USD until conversion is needed.
Token use selections: INVEST requests project participation under approved terms; PURCHASE requests approved office/condominium/property settlement; DONATE supports restricted public water-park, school, bathroom or community works without a return. Existing-holder transfers and redemption require a documented operating system and lawful terms; the current portal only records preferences.
Before accepting investments or issuing interests, obtain the applicable securities, token, investor-protection, title and operating review; disclosure, suitability and lawful offering structure are project requirements. No public trading market, guarantee, cash-out reserve or perfected mortgage security is represented as available.
19. Fountain-plaza restaurant and merchandising concession portfolio
Create a distinct premium-location concession portfolio for restaurants, meal counters, cafés, refreshments and retail merchandising around the central fountain, waterfalls and walking garden. The 0.25-acre concession land is within the existing central 1.5-acre zone and is not extra to the seventeen acres. The site concept assumes 500 gross m² of commercial shells; the suite examples allocate shared floor area at net x 1.25.
Alternative concession participation is an operator lease: negotiated base rent plus, if agreed, an audited turnover share. Set rent using measured footfall, space, utilities, trading hours and tenant economics; no market rent or turnover is claimed. A premium to other retail space may be tested at 10-20% as a management pricing sensitivity only, not automatically added or represented as proven value.
Investment receipts are actual rent, approved turnover-share receipts or net operating distributions under the instrument. An operator's restaurant sales are not landlord revenue. District water-park service contributions, cleaning, water treatment, waste collection and security must be included in operating terms. Public walking/water access and safe children's circulation are preserved.
Qualified local vendors and restaurant/refreshment operators can request space through the downtown online expression-of-interest option; approved token PURCHASE may settle a documented interest, token INVEST may request project participation, and token DONATE may support the public water garden. None creates a trading license, unit allocation or issued token until approved documentation.
Request office, concession or token-investment participation
Apply / submit investment interestUse the location/subject field to identify office, condominium, hotel, restaurant, event, water-park or token participation. Requests are recorded for review; approved terms are required before payment.