Aftabnagar 10 Katha Plot Profit Analysis – RAJUK FAR 3.5
Plot Details
Area: Aftabnagar
Density Block: 52
Block Type: Planned Area
Zone: Residential
Plot Size: 10 Katha (~7,200 sq ft)
Road Width: 30 ft
Maximum Ground Coverage (MGC): 60%
Ground Footprint Calculation
Ground Footprint = Plot Area × MGC = 7,200 × 0.6 ≈ 4,320 sq ft
FAR Analysis
Plot FAR: 3.5
Area FAR: 3.7
Base FAR = min(Plot FAR, Area FAR) = 3.5
Incentive FAR = 0 (planned area, road ≤ 30 ft)
Effective FAR = 3.5 + 0 = 3.5
Total Buildable Area (TBA)
TBA = Plot Area × Effective FAR = 7,200 × 3.5 = 25,200 sq ft
Feasible Floors = 7
Per Floor Area = TBA ÷ Floors = 25,200 ÷ 7 ≈ 3,600 sq ft
MGC Usage
Used MGC = Floor Area ÷ Plot Area × 100 = 3,600 ÷ 7,200 × 100 = 50%
Allowed MGC = 60% → 10% unutilized
Unit Configuration Options
Option A: 3 units/floor → 1,200 sq ft/unit (medium-size family)
Option B: 4 units/floor → 900 sq ft/unit (high-density/rental strategy)
Height Limit & Maximum Profit Floors
Checked using: Minimum/Maximum Height, DU/Katha ratio, footprint, floor count, floor height
Max practical floors = 7
Net Saleable Area (NSA) Calculation
Common deductions: stairs, lifts, lobby, partition walls, service ducts, chhila kota, etc. = 22%
NSA = TBA – Common deductions = 25,200 – 5,544 ≈ 19,656 sq ft
Project Financials
Flat Selling Rate: 10,000 BDT/sq ft
Construction Cost: 3,500 BDT/sq ft
Marketing & Other Costs = 5% of sales
Target Profit = 25% of sales
Calculations
Total Project Value (Revenue) = 19,656 × 10,000 ≈ 19.656 Crore BDT
Construction Cost = 25,200 × 3,500 ≈ 8.82 Crore BDT
Marketing/Other Costs = 19.656 × 0.05 ≈ 0.983 Crore BDT
Target Profit = 19.656 × 0.25 ≈ 4.914 Crore BDT
Maximum Plot Purchase Price (Smart Developer) = Total Value – (Construction + Marketing + Profit) = 19.656 – (8.82 + 0.983 + 4.914) ≈ 4.939 Crore BDT
Total Investment = Plot + Construction + Marketing = 4.939 + 8.82 + 0.983 ≈ 14.742 Crore BDT
ROI Calculation
Cash Deal ROI = (Profit ÷ Investment) × 100 = 4.914 ÷ 14.742 × 100 ≈ 33.33%
Financing Scenario (Bank Loan 60%, 15% interest, 2 years):
Loan Amount = 14.742 × 0.6 ≈ 8.845 Crore
Interest Cost = 8.845 × 0.15 × 2 ≈ 2.653 Crore
Net Profit = 4.914 – 2.653 ≈ 2.261 Crore
Net ROI = 2.261 ÷ 14.742 × 100 ≈ 15.35%
Flat Price Calculation (Corner Premium Example)
Corner Unit: 1,200 sq ft × 10,000 × 1.15 ≈ 1.38 Crore BDT
Total Flats Revenue Check = 19.656 Crore BDT ✅
Technical Summary
Max Floors: 7
Units per Floor: 3–4
Unit Sizes: 1,200 / 900 sq ft
Net Saleable Area: 19,656 sq ft
Maximum Plot Purchase Price: 4.939 Crore BDT
Cash ROI: 33.33%
Loan ROI: 15.35%
Key Technical Points for Developers
Understand RAJUK FAR & Height Limits
Verify Gross Buildable Area precisely
Check Setbacks & Density Rules
Plan for material cost fluctuations
Consider construction delays in project schedule
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