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75 Jalan Riang
3-Storey Semi-Detached House with Attic & Swimming Pool · Inplex Pte Ltd (D&B)
Project details
3-Storey Semi-Detached House with Attic & Swimming Pool · Inplex Pte Ltd (D&B) · CORENET A1678-00007-2025
GDV (Est.)
$11.63M
3,813 sqft @ $3,050 psf
D&B Contract
$2.10M
Signed 18 Dec 2025
Total Dev Cost
$9.77M
Full TDC · incl. land & financing · +$24K sanitary
Spent to Date
$6.77M
69% of TDC · incl. land $5.97M
Target Margin
23.3%
EBITDA · Net profit margin 13.0%
- Start date
- 15 Jan 2026 · Permit to commence
- Planned TOP
- 8 Apr 2027 · 372 days total
- AI forecast TOP
- May 2027 · +4 to 6 weeks risk
- Programme (11%)
- calculating…
- ABSD deadline
- 15 Jun 2028 · 28 months remaining
Cost vs Time — S-Curve
Cumulative spend: actual vs budget trajectory & AI forecast
── Budget
── Actual
⋯ AI Forecast
Risk Heatmap
AI-assessed by category · Updated weekly
| Authority Approvals | MED | Monitoring |
| RC Material Costs | MED | +5–8% forecast |
| Monsoon Weather | MED | Nov–Jan exposure |
| ABSD Deadline | MED | 28 months buffer |
| Main Contractor | LOW | On track |
| M&E Works | LOW | Not yet mobilised |
| Finishes | LOW | Not yet ordered |
Overall risk score · 38/100 — LOW–MEDIUM
Improved from 45 last month
Programme Milestones
75JR Master Programme R2 (16 Feb 2026) · Inplex Pte Ltd
Demolition
Completed 5 Feb 2026
BCA BP Approval
Approved 23 Mar 2026
BCA ERSS Clearance
Completed 27 Feb 2026
ST03 RC Approval
Approved 26 Mar 2026
BCA ST05 HS Approval
Approved 23 Apr 2026
Permit to Commence
BCA Cleared 5 Mar 2026
ERSS Works
Completed 18 Apr 2026 · Excavation commenced
BCA ST04 — Steel Structure & LGS
Approved 26 May 2026
RC Works (All Levels)
Delayed · Expected 15 May 2026 · ~27-day slip · Completion TBC
Steel Structure
Planned 21 Jul – 4 Sep 2026
LGS + Finishes + M&E
Planned Sep 2026 – Jan 2027
TOP Application
Target 8 Apr 2027
Authority Approvals & Permits
75 Jalan Riang · CORENET A1678-00007-2025 · As at
URA Provisional Permission
49 daysSubmitted
11 Sep 2025
Approved
30 Oct 2025
Valid 6 months (until 30 Apr 2026). 2 conditions: PUB earthfill confirmation, pool elevation discrepancy.
URA Written Permission
18 daysSubmitted
14 Nov 2025
Approved
2 Dec 2025
Lapses 2 Dec 2027. Conditions: no rooftop structures, no party wall openings, rainwater management.
PUB Sewer CCTV Approval
12 daysSubmitted
14 Nov 2025
Approved
26 Nov 2025
Valid until 25 Feb 2026. CCTV reports to be submitted with QP letter.
BCA ST02 — Demolition Submission
17 daysSubmitted
24 Nov 2025
Approved
11 Dec 2025
Structural plans approved for main skeleton, foundation (piling or footings) and Level 1.
MOM Asbestos Notification
36 daysSubmitted
27 Nov 2025
Completed
2 Jan 2026
Certificate of Disposal issued. Waste disposed by All Waste Pte Ltd.
Permit to Commence Demolition Works
10 daysSubmitted
5 Jan 2026
Issued
15 Jan 2026
Demolition can only commence after asbestos survey, removal and Certificate of Disposal issued.
BCA ST03 — RC Submission (B01-L01)
55 daysSubmitted
30 Jan 2026
WD 1
12 Feb
WD 2
6 Mar
Approved
26 Mar 2026
Ref: A1678-00007-2025-ST03 · QP: Er. Tan Bok Leng, Fusion Civil Solutions Pte. Ltd.
BCA ST50 — ERSS Submission
25 daysSubmitted
2 Feb 2026
Written Dir.
12 Feb 2026
Completed
27 Feb 2026
Status
BCA clearance issued 27 Feb 2026. ERSS works commenced on site 4 Mar 2026 — 1 day ahead of the 5 Mar programme target. ERSS completed 18 Apr 2026 as programmed. RC works delayed — expected commencement 15 May 2026 (~27-day slip). Critical path impact under assessment.
BCA Building Plan Approval
28 daysSubmitted
23 Feb 2026
Written Dir.
2 Mar 2026
Approved
23 Mar 2026
Ref: A1678-00007-2025-BP01 · Approved under Building Control Act Sec 5/5A · Lift install permission granted (Annex A, SS550:2020)
Permit to Commence Building Works
5 daysSubmitted
28 Feb 2026
Cleared
5 Mar 2026
BCA Clearance issued 5 Mar 2026 · Ref: CA20260305-01598
BCA ST05 — Household Shelter
10 daysSubmitted
13 Apr 2026
Approved
23 Apr 2026
Ref: ES20260412-67964 · Plan: A1678-00007-2025-ST05 · Officer: Chuah Sze Seng (68044625) · 10-day turnaround
BCA ST04 — Steel Structure & LGS
16 daysSubmitted
10 May 2026
WD1
19 May 2026
Approved
26 May 2026
Status
Submitted 10 May 2026 (36 days late). BCA issued a Written Direction 19 May 2026 — clarifications accepted and ST04 approved 26 May 2026 (ref CA20260306-02711). Steel structure works can proceed as programmed 21 Jul 2026.
PUB — Permit to Commence Works (ECM)
Same daySubmitted
19 Jun 2026
Approved
19 Jun 2026
Conditions
Approval to commence works requiring Earth Control Measures — Section 33(5), Sewerage, Drainage & Coastal Protection Act 1999 · Cert ECM/5/2026/06/29843/00 · Issued to Inplex Pte Ltd · QECP: YMW Consultants. Conditions: implement QECP-endorsed ECM plan, monitor silty water discharge quality, keep ECM operation & maintenance records for PUB inspection.
Upcoming Authority Applications — Construction Phase
Applications required to obtain TOP · Target TOP 8 Apr 2027
PUB Drainage & Sewerage TOP
4 weeks processing · ~Feb 2027
PUB Overall TOP
2 weeks processing · ~Mar 2027
URA TOP
2 weeks processing · ~Mar 2027
SCDF TFP / FSC
2 weeks processing · ~Mar 2027
Lift PTO
2 weeks processing · ~Mar 2027
BCA TOP
2 weeks processing · Target 8 Apr 2027
Cost position
Construction, professional, legal and regulatory scope
Budget
$2,676,537
Contract and committed scope
Committed
$2,676,537
100% of budget
Spent
$800,657
29.9% of committed · per Q2 2026 balance sheet
Variance
$0
On budget
Spent
Committed
Budget
Full development cost · FS v1.6E
TDC
$9.77M
Spent to date
$6.77M
69% incl. land
Land
$5.97M
Financing
$607K
$78,879 incurred to Q2 2026
Cost Variance Bridge — Budget to Forecast
Full TDC $9.77M (incl. land $5.97M + financing $607K per FS v1.6E)
Reconciliation notes
Construction cost breakdown — D&B $2.10M + Prof Fees $320K + Pre-con $25K + Legal $48K + Direct purchases $160K + Government & Regulatory $22K = $2.68M · Full TDC $9.77M (incl. land $5.97M + financing $607K per FS v1.6E) · Reconciled against MCQL financial statements (Q2 2026) — Prof Fees and Legal revised up; Direct Purchases includes 31 Jul 2026 Hayashi staircase teak PO (+$19,000); see Cost Breakdown table for detail
Final Cost Outcome Probability
AI Monte Carlo simulation · 1,000 scenarios
Reconciliation notes
Basis predates the 26 Jul sanitary order (+$23,845) and the 31 Jul staircase teak PO (+$19,000) — re-run before relying on the P-values
Finish at/under forecast ($2.27M)55%
Within 5% of forecast (≤$2.38M)83%
Best case (P10)$2.20M
Worst case (P90)$2.45M
Early Warning Indicators
Leading indicators · Updated daily from market data
Variation Order Value
Benchmark: <2% of contract
$0OK→
BCA Tender Price Index
Market-wide cost inflation (QoQ)
+2.8%WATCH↑
Ready-mix Concrete Prices
vs tender rate baseline
+5.2%WATCH↑
D&B Contract Status
Lump sum $2,101,400 · No VOs raised
FixedOK→
Change Order Frequency
Benchmark: <2/month healthy
0/moOK→
Steel / LGS Price Index
Structural steel benchmark SG
+1.4%LOW→
Cost Breakdown — Detailed
Actual contract figures · Inplex D&B signed 18 Dec 2025
Reconciliation notes
Reconciled against MCQ Land Pte Ltd financial statements (Balance Sheet & P&L: FY2025, Q1 2026, Q2 2026 — as of 30 Jun 2026). Per your instruction, figures below follow the financial statements where they differ from prior BuildWatch tracking. Headline changes: Architect fees paid $59,950 (was tracked at $41,605) · C&S Engineering $12,150 paid (was untracked) · Project Manager fee $180,000 capitalized (not previously in BuildWatch — flagged for confirmation) · Solicitor fees $47,956 total incurred (was $12,880, missing $35,076 of pre-2026 conveyancing/corporate work) · Asbestos removal fully paid $7,000 (was $3,500) · new Government & Regulatory Costs section $22,070 (BCA, NParks, URA, property tax — not previously tracked). Grand total committed rises from $2,420,036 to $2,657,537 (+$237,501). This does not change the $9.77M TDC bottom line (an external FS v1.6E appraisal figure) — see note below the table.
| Category | Contract / Budget | Committed | Spent | Forecast | Variance |
|---|---|---|---|---|---|
| A · D&B Construction Contract (Inplex) — Lump Sum $2,101,400 | |||||
| Preliminaries (14 months) | $184,500 | $184,500 | — | $184,500 | $0 |
| Demolition & Removal | $26,500 | $26,500 | $26,500 | $26,500 | $0 |
| Demolition completed 5 Feb 2026. On budget. Well executed. | |||||
| Foundation & Earthworks | ~$130,800 | $130,800 | — | $130,800 | $0 |
| RC Works (substructure & superstructure) | $457,500 | $457,500 | — | $457,500 | $0 |
| Under D&B lump sum, RC cost risk (concrete price escalation) sits with Inplex. Verify no fluctuation clause in contract before RC commences Apr 2026. | |||||
| MBS Envelope Works (steel + LGS + cladding) | $450,000 | $450,000 | — | $450,000 | $0 |
| Staircase Works | $26,700 | $26,700 | — | $26,700 | $0 |
| External Works | $86,000 | $86,000 | — | $86,000 | $0 |
| PC Sums — provisional (M&E, finishes, pool, lift) | $701,900 | $701,900 | $50,322 | $701,900 | $0 |
| PC Sums ($701,900) are provisional. Actual amounts confirmed as nominated subcontractors/suppliers selected from Q3 2026. Monitor closely — this is the largest variable in the D&B contract. | |||||
| Home Lift — 70% downpayment $50,322 paid to Inplex (Inv. 20383, 2 Apr 2026). Sub-contract sum $71,888 (PC Sum). Balance 30% ($21,566) on delivery. ARITCO Platform Lift — order confirmed 20 May 2026 at $69,215 (Inplex PC Sum); delivery within Nov 2026 installation window. | |||||
| Tiles (finishes PC Sum) — quantities revised, now quoted at $22,935.78 excl. GST / $25,000.00 incl. GST. RICE FIELDS quotation RF-ED/MAY-261001587-V2 (3 Sep 2026), issued to Inplex attn. Kingsley Bong, 21 line items across car porch, staircases, basement corridor, laundry/helper's areas, powder rooms 2 & 3 and baths 1–5. List price $32,540.40 less $9,321.12 supply discount, then a further 1.22% project discount ($283.50). 50% deposit $12,500 on signed confirmation, balance COD per delivery; no retention or performance bond. V2 is the confirmed price and supersedes the ~$24,000 figure noted on 5 Sep. Still to confirm: whether the package draws down the provisional finishes PC Sum or sits outside it — the D&B total is carried unchanged on the assumption that it draws down. | |||||
| Greenmark Compliance (provisional) | $37,500 | $37,500 | — | $37,500 | $0 |
| D&B TOTAL | $2,101,400 | $2,101,400 | $419,715 | $2,101,400 | $0 |
| D&B payments made to date, per FS: $419,715 excl. GST — reconciled from the Q2 2026 balance sheet's Construction Work-in-Progress of $453,465, less the Hayashi teak flooring ($27,500) and CUBO kitchen ($6,250) direct-purchase deposits tracked separately in Section E. Previously tracked at $407,560 (10% deposit $210,140 + 2% site possession $42,028 + PC1 demolition $105,070, Inv. 20380, 26 Feb 2026 + Home Lift 70% downpayment $50,322, Inv. 20383, 2 Apr 2026) — a $12,155 gap versus the FS-implied figure, likely a progress claim not yet itemized here. Recommend reconciling against Inplex's payment certificates to confirm the specific milestone. | |||||
| B · Professional Fees — Committed $319,700 (revised, was $139,700) | |||||
| Architect / Design (ADLAB via Inplex) | $75,000 | $75,000 | $59,950 | $75,000 | $0 |
| Per FS: $59,950 paid as of Q2 2026 (up from $43,600 at Q1) — $18,345 higher than the $41,605 previously tracked here (Stages 1a, 1b, 2iv, 2vi). Balance to $75,000 contract remains during construction. | |||||
| C&S Engineering (Fusion Civil Solutions) | $27,000 | $27,000 | $12,150 | $27,000 | $0 |
| Per FS: $12,150 paid to date — previously tracked as $0 spent. | |||||
| MEP Consultant (Elead Associates) | $28,000 | $28,000 | — | $28,000 | $0 |
| Resident Technical Officer (RTO) | $9,700 | $9,700 | — | $9,700 | $0 |
| Project Manager Fee · newly identified | $180,000 | $180,000 | $180,000 | $180,000 | $0 |
| Not previously tracked anywhere in BuildWatch. Per FS, $180,000 has been capitalized as a Project Manager development cost since Q1 2026 (unchanged through Q2) — larger than the Architect fee. No engagement letter, payee, or scope is on file in this dashboard. Confirm who the project manager is, the contract terms, and whether this is a related-party fee before treating it as reconciled. | |||||
| PROF FEES TOTAL | $319,700 | $319,700 | $252,100 | $319,700 | $0 |
| C · Pre-construction, Surveys & Testing — Incurred $25,066 (revised, was $24,711) | |||||
| Asbestos Survey (Cayden Environmental) | $830 | $830 | $830 | $830 | $0 |
| Asbestos Removal (Purenviro) — $7,000 total | $7,000 | $7,000 | $7,000 | $7,000 | $0 |
| Per FS, both PP1 ($3,500, Dec 2025) and PP2 ($3,500) are now fully incurred as of Q1 2026 — previously tracked as only PP1 paid ($3,500), with PP2 shown as still payable. | |||||
| Topographical Survey (JK Foo) | $2,235 | $2,235 | $2,235 | $2,235 | $0 |
| Soil Investigation | $3,815 | $3,815 | $3,815 | $3,815 | $0 |
| Per FS (Soil Test Engineer): $3,815, vs. $3,460 previously tracked (+$355). | |||||
| SP PowerAssets Diversion | $3,870 | $3,870 | $3,870 | $3,870 | $0 |
| Groundbreaking Event (Leathery) | $6,316 | $6,316 | $6,316 | $6,316 | $0 |
| Accounting-treatment note: this cost ($6,315.64 per P&L) is booked as a Sales & Marketing operating expense, not capitalized as a balance-sheet development cost like the other Pre-Con items. It remains listed here for project-cost visibility, but it does not appear in the FS's Development Costs total — no dollar change, flagged for awareness only. | |||||
| Property Valuation (RHT) | $1,000 | $1,000 | $1,000 | $1,000 | $0 |
| PRE-CON TOTAL | $25,066 | $25,066 | $25,066 | $25,066 | $0 |
| D · Legal & Corporate Costs — $47,956 (revised, was $12,880) | |||||
| Solicitor — Acquisition, Conveyancing & Corporate Secretarial · newly identified | $35,076 | $35,076 | $35,076 | $35,076 | $0 |
| Not previously tracked in BuildWatch. Per FS, $35,076.45 of solicitor fees were already capitalized as of 31 Dec 2025 — before the Avant Law invoice below — presumably relating to the land acquisition/SPA and corporate secretarial work. Balance has been flat through Q1 and Q2 2026 (no further billing). | |||||
| Legal — Loan Agreements & Trust Deeds (Avant Law) | $12,880 | $12,880 | $12,880 | $12,880 | $0 |
| Avant Law INV-0769 (11 Mar 2026). Loan agreements ($6,800), trust deeds ($3,800), constitution amendment ($2,200), disbursements ($80) for MCQ Development Pte Ltd corporate structuring. Per FS, this is the increment that took the Solicitor balance from $35,076 (Dec 2025) to $47,956 (Q1 2026 onward) — the two lines together reconcile exactly to the FS total. | |||||
| LEGAL & CORPORATE TOTAL | $47,956 | $47,956 | $47,956 | $47,956 | $0 |
| E · Client Direct Purchases (outside D&B) — Committed $160,345 | |||||
| Burmese Teak Flooring — supply & install (Hayashi Materials) | $55,000 | $55,000 | $27,500 | $55,000 | $0 |
| Hayashi INV0096 (24 Jun 2026) — special price $55,000 excl. GST (list $58,470). Solid Burmese teak 17mm + teak skirting: Bedrooms 1–5, Master, Study, Multi-purpose Room, corridors & attic. Terms 50/40/10 — 50% deposit $27,500 paid Jun 2026; 40% on delivery onsite; 10% on completion. | |||||
| Burmese Teak Timber — Staircase, supply & install (Hayashi Materials) · newly identified | $19,000 | $19,000 | — | $19,000 | $0 |
| Hayashi INV0116 (31 Jul 2026, PO confirmed & signed by Inplex) — $19,000 excl. GST after goodwill discount (list $21,650). Solid Burmese teak 95mm strips (T&G) + 90mm nosing + 175mm riser plank, clear matt melamine finish — 60 treads, 5 risers, 4 landings/steps across the staircase. Terms 50/45/5 — 50% deposit ($9,500) due upon confirmation; confirm once paid to update Spent. | |||||
| Kitchen — Italian imported, selected finishes (CUBO) | $62,500 | $62,500 | $6,250 | $62,500 | $0 |
| CUBO Quote 2110.R3 (9 Jun 2026) — $62,500 excl. GST. 10% down-payment $6,250 paid (Tax Inv 00032558, 10 Jun 2026). | |||||
| Sanitary Fittings — GROHE / American Standard (LIXIL) | $16,500 | $16,500 | — | $16,500 | $0 |
| LIXIL / Grohe Pacific quotation R4 (21 Jul 2026, Chua Wen Ting) — $16,500 excl. GST after $3,196 discount off $19,696 list. Ordered 26 Jul 2026. Covers Helper's Bath, Powder Rooms 1–3, Common Baths 1–5, Master Bathroom and 2× kitchen mixers — WCs, basins, mixers, shower sets, bidet sprays, paper holders & robe hooks. Lead time 3–4 months (delivery ~Nov 2026); 18-month DLP warranty. Supply only — installation sits with Inplex plumbing scope. | |||||
| Sanitary Fittings — GESSI / ROCA premium (Carera Bathroom) | $7,345 | $7,345 | — | $7,345 | $0 |
| Carera Bathroom quotation v6 FINAL (Zack Lee) — $7,344.80 excl. GST / $8,005.83 incl. 9% GST. Ordered 26 Jul 2026. Powder Room 1 (1st storey): GESSI 33601-031 basin mixer, ROCA A3270YB000 under-counter basin, pop-up waste & bottle trap. Master Bath (attic): GESSI ceiling showerhead, sliding rail handshower, thermostatic mixer set & 2× three-hole basin mixers. 50% deposit ($3,672 excl. GST) due on written order confirmation; balance before delivery. Indent lead time 4–6 months — order now to hold the Nov 2026 sanitary install window. | |||||
| DIRECT PURCHASES TOTAL | $160,345 | $160,345 | $33,750 | $160,345 | $0 |
| Sanitary fittings ordered 26 Jul 2026 across two suppliers — $23,845 excl. GST ($25,991 incl. GST) total. Split reflects specification tiering: GESSI/ROCA premium ware for the powder room and attic master bath (Carera), GROHE/American Standard for the remaining eight wet areas and kitchen (LIXIL). Confirm with Inplex that sanitary ware supply is excluded from the $701,900 PC Sum — if it was allowed for, a PC Sum credit is due and this $23,845 is a substitution rather than an addition to TDC. | |||||
| F · Government & Regulatory Costs — $22,070 (new section, not previously tracked) | |||||
| BCA — Building Plan / Permit Fees | $5,500 | $5,500 | $5,500 | $5,500 | $0 |
| NParks — Tree Preservation / Felling Permit | $1,605 | $1,605 | $1,605 | $1,605 | $0 |
| URA — Planning Permission Fee | $6,000 | $6,000 | $6,000 | $6,000 | $0 |
| Property Tax (holding cost, YTD) | $8,965 | $8,965 | $8,965 | $8,965 | $0 |
| Per FS, $8,964.65 of property tax has been incurred to date — higher than the $4,200/yr holding-cost estimate in the footnote below, which may reflect a multi-year bill or arrears since acquisition. Recommend confirming the annual run-rate with the tax invoices. | |||||
| GOVERNMENT & REGULATORY TOTAL | $22,070 | $22,070 | $22,070 | $22,070 | $0 |
| SP Group charges ($3,870) are already tracked under Section C (Pre-Construction, Surveys & Testing) and are not duplicated here. | |||||
| GRAND TOTAL | $2,676,537 | $2,676,537 | $800,657 | $2,676,537 | $0 |
| Grand total rose from $2,420,036 to $2,657,537 (+$237,501: Project Manager fee +$180,000, Solicitor pre-2026 fees +$35,076, new Government & Regulatory section +$22,070, Soil Investigation +$355) via the FS reconciliation, then to $2,676,537 (+$19,000) on 31 Jul 2026 with the new Hayashi staircase teak PO (INV0116, Section E). Spent figure of $800,657 is fully reconciled to the Q2 2026 balance sheet's Development Costs (excl. land, stamp duty and financing) of $794,341 — the $6,316 differential is the Groundbreaking Event cost, which per FS is P&L-expensed rather than capitalized (see Section C note). Spent will rise by $9,500 once the staircase PO's 50% deposit is paid. | |||||
Reconciliation notes
Note: Legal costs tracked in Section D above. Property tax detail in Section F above supersedes the "$4,200/yr" estimate previously noted here — confirm actual annual run-rate. Financing costs incurred to date per Q2 2026 FS: $78,879 (facility fees $10,000 + mortgage interest $67,345 + shareholder loan interest $1,534) — not yet line-itemized in this table; the "~$42K remaining" reference below predates this reconciliation and its basis is unclear, recommend confirming what it refers to. This table's bottom-up total ($2.68M construction/soft/legal/govt costs + $5.97M land + $607K financing forecast ≈ $9.25M) sits ~$516K below the "Full TDC $9.77M" figure quoted elsewhere on this dashboard (sourced from an external FS v1.6E appraisal, not derived from this table) — that gap likely reflects contingency, GST, or cost categories in the appraisal not itemized here; recommend a full line-by-line reconciliation against FS v1.6E when available.
AI-Powered Gantt — 75JR Master Programme R2
Based on Inplex Master Programme R2 (16 Feb 2026) · Hover for dates · AI forecast overlay shows risks
Complete
In Progress
Planned (On Track)
AI Forecast Risk
Today: 24 Feb 2026
Critical Path Analysis
Dependencies and cascading delay risk
ERSS Clearance
27 Feb 2026
Completed
→
ERSS Works
4 Mar – 18 Apr
In progress
→
RC Works
15 May – TBC
Delayed
AI Insight — All Pre-RC Approvals Cleared · BP 23 Mar · ST03 26 Mar
Basis
BCA approved the Building Plan on 23 Mar 2026 (Ref: A1678-00007-2025-BP01) and the RC structural plans (ST03) on 26 Mar 2026 (Ref: A1678-00007-2025-ST03). Lift installation permission granted under BP Annex A (SS550:2020). All pre-RC regulatory approvals remain in hand. RC works commencement revised to 15 May 2026 (~27-day delay from planned 18 Apr start).
AI Insight — ERSS Critical Gate Cleared
Basis
BCA ERSS clearance was obtained on 27 Feb 2026 — ahead of the 5 Mar programme target. ERSS works commenced on site on 4 Mar 2026, one day ahead of schedule. This was the programme's critical gate; its early clearance and prompt site commencement preserves the full float buffer. RC commencement has been delayed to 15 May 2026 — a ~27-day slip from the planned 18 Apr start. Critical path impact under assessment.
Float Analysis
Swimming pool & landscaping: ~4 weeks float available
External drain & gate works: ~3 weeks float
Aluminium façade: ~1 week float — monitor closely from Sep 2026
Schedule Scenarios — AI Simulation
Based on 1,000 Monte Carlo programme simulations
| Scenario | TOP Date | Prob | Cost ∆ |
|---|---|---|---|
| Best Case All approvals smooth, no weather impact |
Apr 2027 | 12% | −$20K |
| Base Case Minor delays absorbed, AI rec's followed |
May 2027 | 45% | +$70K |
| 🟠 Status Quo ERSS delayed ~4 weeks, no intervention |
Jun 2027 | 30% | +$120K |
| Worst Case Delays + monsoon + contractor issues |
Aug 2027 | 13% | +$200K |
Holding cost per month of delay (financing + insurance + consultant fees): ~$12,000/month
Weather Intelligence
Procurement & Delivery Tracker
Key materials and equipment — AI flags supply chain risks and critical lead times
| Item | Supplier / Subcon | Required By | Lead Time | Order Status | AI Note |
|---|---|---|---|---|---|
| ERSS System | Inplex (D&B) | 4 Mar 2026 | — | In progress | BCA clearance obtained 27 Feb 2026. Works commenced on site 4 Mar 2026 — 1 day ahead of programme target |
| Ready-mix Concrete | TBC (Inplex) | Apr 2026 | 2–3 weeks | Not yet | Price +5.2% since tender. Confirm if contract is fixed or fluctuating. |
| Steel Structure | TBC | 21 Jul 2026 | ~10 weeks | Not yet | Must order by April 2026 to avoid programme delay. |
| LGS System | TBC | 3 Sep 2026 | ~8 weeks | Not yet | Order by June 2026 to be safe. |
| Residential Lift — Traction | Inplex (PC Sum) | Ordered 30 Mar 2026 | 20 wks · Del. ~Nov 2026 | Ordered | Traction lift ordered 30 Mar 2026 (Inplex PC Sum, $71,888). 70% downpayment paid. Fabrication ~20 weeks from order. |
| Platform Lift (ARITCO) | Inplex (PC Sum) | Ordered 20 May 2026 | ~20 wks · Del. ~Oct 2026 · Install from Nov 2026 | Ordered | ARITCO platform lift model confirmed and order placed 20 May 2026 at $69,215 (Inplex PC Sum). Within Nov 2026 installation window — TOP risk closed. |
| Burmese Teak Flooring | Hayashi Materials | Ordered 24 Jun 2026 | Install at finishes phase | Ordered | Client direct purchase $55,000 excl. GST (special price vs list $58,470). 50% deposit $27,500 paid. Solid teak 17mm — bedrooms, corridors, study & attic. |
| Burmese Teak Timber — Staircase | Hayashi Materials | Ordered 31 Jul 2026 | Install at finishes phase | Ordered | Client direct purchase $19,000 excl. GST (INV0116, goodwill discount off $21,650 list). Solid teak treads, risers & landings. 50% deposit ($9,500) due on confirmation — confirm once paid. |
| Kitchen — Italian Import | CUBO | Ordered 10 Jun 2026 | — | Ordered | Client direct purchase $62,500 excl. GST (Quote 2110.R3). 10% deposit $6,250 paid 10 Jun 2026. |
| Aluminium Façade | TBC | Oct 2026 | 10–12 weeks | Not yet | Shop drawings needed first. Confirm design by Jul 2026. |
| Ceramic & Porcelain Tiles | RICE FIELDS (riceLAB) via Inplex | Quoted 3 Sep 2026 · confirm by 10 Sep | Italy indent 10–12 wks · ETA early-mid Nov 2026 | Confirm Today | Quotation V2 (RF-ED/MAY-261001587-V2) — revised quantities, $22,935.78 excl. GST / $25,000.00 incl. GST across 21 line items. Most items are indent and priced on confirmation by 10 Sep 2026 to hold the early-mid Nov ETA. Staircase tread special pieces (Motley Liverpool MT06, Woodstock MT05) need ~6 wks new production plus 10–12 wks shipping — these are the long poles, not the field tiles. Only the Vaucluse Casa Bianca and Motley Rio wall tiles are ready stock in Singapore. Quote validity 30 days, to 3 Oct 2026. |
| Sanitary Ware & Fittings | LIXIL (GROHE) + Carera (GESSI/ROCA) | Ordered 26 Jul 2026 | LIXIL 3–4 mths · Carera 4–6 mths (indent) | Ordered | Client direct purchase $23,845 excl. GST — LIXIL R4 $16,500 (21 Jul 2026) + Carera v6 $7,345. Ordered ahead of the Nov 2026 install window. Carera indent 4–6 mths is the binding path — release the 50% deposit ($3,672) to start the clock. |
Progress
82 photos · 9 videos · 15 site visits · Jan – Sep 2026
82
Total Photos
15
Site Visits
12 Jan
First Visit
9 Sep
Latest Visit
Phase Timeline · Jan – Sep 2026
Demolition
Site Clearance
ERSS Preparation
Foundation Works
Earthworks
ERSS Works
Basement Excavation
Substructure — Ejector Pit & Tanks
Basement Casting
1st Storey Slab Casting
2nd Storey Slab Casting
2nd Storey Wall & Column Reinforcement
Demolition
·
12 Jan 2026
4 photos
▾
Site Clearance
·
21 Jan 2026
5 photos
▾
ERSS Preparation
·
11 Feb 2026
7 photos
▾
Foundation Works
·
13 Mar 2026
4 photos
▾
Earthworks
·
20 Mar 2026
5 photos
▾
ERSS Works
·
27 Mar 2026
5 photos
▾
Basement Excavation
·
21–23 Apr 2026
5 photos
▾
1st Storey Slab Casting
·
17 Jul 2026
7 photos
▾
2nd Storey Slab Casting
·
18 Aug 2026
13 photos
▾
2nd Storey Wall & Column Reinforcement
·
9 Sep 2026
5 photos
▾
