Julien had a detailed conversation with the architects about the updated financial estimates. It can be found in the common mailbox, dated 4 July 2023. Here are the essentials that we want to retain:
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There is a misunderstanding about whether the finishings of the common spaces are included yes or no. I believe that this is because there is a misunderstanding about the term “common spaces”. When the architects say that the cost of the finishings of the common spaces is included, they refer to stair cases, hallways etc. From the excel sheet however it can be seen that finishings of the common spaces in the sense of common living room, guest room etc is not included. As said above this should not make a big difference though.
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The prices of the options (parking, storage space in the basement, terraces) need to be set by the group. The numbers in the architects’ file are just an indication. The prices in the estimation include VAT and fees etc. The probable reason for this - which is something my dad noted - is for example that the revenues from the options in the basement (about 700k) does not match the cost (about 900k). I believe that this because there is a certain amount of costs related to the underground that need to be shared by all, but I guess we’ll discuss the details of this at a later stage.
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The price per m² is for the net surface, because this is what is used by the notary, surveyor (“géometre”) etc.
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VAT 6%:
- Link to a document on the conditions for transformation of a building: Rénovation | SPF Finances
- Link to a document on the conditions for demolition and reconstruction: Démolition et reconstruction - 32 villes | SPF Finances
- If a part of the building is newly built, we will have to pay 21% on this.
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“Taxe sur la batisse” (stedenbouwkundige lasten): this is a communal tax that is added on top, and is different for every commune (but not all communes have them). The architects gave us the link for the tax sur la batisse in Jette: it’s a couple of euros per square meter for renovated buildings and around 250 euro / m² for newly built. This matches out with the story they told us, where they said that they divided the total cost equally among them, in solidarity with those who bought the units that were newly built: see Visit to The Spiegel - #3 by JolanWuyts
The next steps I believe will be a new, more detailed financial estimate with the feasibility studies. I propose that @reef-finance takes ownership of studying these.