From investment decision to delivery oversight
Using the P-01 example, built on assumed data, we present three connected deliverables. The assessment leads to a schedule of development requirements, while a subsequent change requires a separate investor decision. The samples trace this relationship throughout.
Illustrative work samples based on assumed data. These are not client references, issued design briefs or reports on an actual development.
01 / Preparing the investment decision
In the P-01 example, further investigation of the residential and commercial conversion is conditional on resolving parking. The recommendation for the adjusted B+ option is therefore conditional. A favourable calculation is not sufficient on its own: the outstanding technical and legal matters also need to be resolved.
- Decision question: which option merits further assessment?
- Basis: development limits, parking, costs, income and sensitivity analysis.
- Deliverable: a reasoned recommendation, calculations and the tasks required to proceed.
02 / Development brief – requirements schedule
We set out the requirements for the development recommended in the assessment in a schedule for the designers and investor. For every target figure, we identify the evidence required. Areas and capacities derived from calculations remain working assumptions until substantiated by designs, surveys or specialist investigations.
| Requirement | Initial target | What evidence is required? |
|---|---|---|
| Residential and commercial area | 2,160 m² + 400 m² | With a net area schedule based on surveys and drawings, and evidence that the residential and commercial uses can operate independently. |
| Number of homes | 36 · appraisal input | Through layout and specialist studies, considering apartment sizes, daylight, circulation and servicing together. |
| Parking | 40 = 18 + 22 | A layout of on-site parking spaces and evidence of lawful, long-term use of the additional spaces. |
| The model’s expenditure budget | €5,293,000 | The expenditure calculated in the example includes property acquisition but excludes VAT and financing costs. It requires verification through an itemised cost estimate; establishing the actual funding requirement also requires a timed cash flow. |
| Decision thresholds in the example | Profit / total expenditure ≥ 15% · NPV ≥ 0 (10% annual real discount rate) | When the brief changes materially, we recalculate revenue, costs and timing. Profit on cost is not an annual return measure; net present value (NPV) also accounts for the timing of cash flows. |
Enidea coordinates the requirements and prepares the investor’s decision. Each appointed designer or specialist is responsible for their own work. The investor approves the development brief.
03 / Investor report – deciding on a change
When presenting a change, we distinguish the baseline, the proposed amendment and its expected impact. The extract below shows how the parking solution in model P-01 changes costs and timing. The figures are assumptions; the sample does not document actual construction progress.
P-01 / CR-01 · Change prepared for approval
Resolving the parking shortfall
| Item | Expected impact or next task |
|---|---|
| Modelled expenditure for Option B | €4,638,000 |
| Proposed additional outlay | +€655,000 · long-term rights to use the additional parking spaces, the associated contingency and the additional holding costs of the longer delivery period |
| Modelled expenditure for Option B+ | €5,293,000 |
| Change to the programme | +3 months, as assumed in the model |
| Prerequisites for approval | Verification of the legal and technical conditions, the number of spaces that can actually be secured and the quotation; updating the cash flow programme. |
| Who decides? | The investor approves the change and the associated commitment. |
In an actual report, every item is assigned a source, a responsible party, a deadline and a status. A proposed change becomes an approved part of the project only with the investor’s approval.
Let’s discuss the next decision.
At the initial discussion, we review the decision you face and the information missing from it. We tailor the required assessment, development brief or coordination tasks to the project's current status, and define the deliverables accordingly.
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