1. BACKGROUND
The African Reinsurance Corporation (“Africa Re” or “the Corporation”) is an international organisation with headquarters in Lagos, Nigeria, and with a dual commercial and developmental mandate focused on the African insurance sector.
Africa Re has six regional offices: (1)-Casablanca (Morocco), (2)-Abidjan (Côte d’Ivoire), (3)-Nairobi (Kenya), (4)-Lagos (Nigeria), (5)-Cairo (Egypt) and (6)-Ebène (Mauritius).
In addition, Africa Re wholly owns four operating subsidiaries, namely: (1)-Africa Re South Africa Limited (Johannesburg, South Africa), (2)-Sherborne Number Ten Investment Limited (Johannesburg, South Africa), (3)-Africa Retakaful Company (Cairo, Egypt) and (4)-Africa Re Underwriting Agency Limited (Dubai International Financial Centre, United Arab Emirates).
The Corporation is an admitted reinsurer in Brazil and has contact offices in Addis Ababa (Ethiopia) and Khartoum (Sudan) with an additional Underwriting Representative Office in Kampala (Uganda). Africa Re has a fully registered foundation (Africa Re Foundation) based in Ebène (Mauritius) that oversees all Corporate Social Responsibility initiatives.
The Corporation, created by a multilateral agreement in 1976, is owned by 42 member states of the African Union (AU), the African Development Bank (AfDB), 113 African insurance and reinsurance companies and three leading global insurance and reinsurance groups. The financial strength and credit rating of the Corporation is “A” by A.M. Best and “A-” by Standard & Poor’s.
2. OBJECTIVE
As a pioneering pan-African re-insurance company, Africa Re-Insurance Corporation was established with the underlying objective of fostering the development of the insurance and reinsurance industry in Africa thereby supporting the overall economic development endeavours of the Continent.
More specifically, the primary motivation for purchasing an existing completed or unfinished corporate office building or acquiring a prime area plot of land for constructing a state-of-the-art office complex is our strong determination and commitment to establish Addis Ababa as a hub for re-insurance by efficiently capitalizing on the potential found in the horn of Africa.
It is against the backdrop of this strategic objective that Africa Re is in the process of developing its Contact Office Building in Addis Ababa, Ethiopia. Ideally, the project under contemplation will
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be a high-rise office building that is equipped with state-of-the-art amenities and adheres to standards that will ensure a maximum return on investment.
3. SCOPE OF THE PROJECT
In consideration of the above stated objectives, the Corporation intends to investigate several commercial avenues for obtaining an easily accessible office building structure that satisfies the specified criteria or a piece of land to construct this project from the ground up.
The following methods of acquisition of property are all eligible:
3.1. Engaging real estate developers
Only reliable and respected real estate developers with properties that align with the Corporation's requirements are eligible to participate in this bid. This approach can streamline the process of transferring ownership and facilitating conveyance.
3.2. Commercially Constructed or Firm-Completed Building
The identification or discovery of firms who sell premises for company development or bank-foreclosed assets can also provide a dependable means of transferring ownership, therefore fulfilling the needs of this program.
3.3. Unfinished Buildings
It is also considered that the existence of a significant number of unfinished structures in Addis Ababa may provide Africa Re with the opportunity to oversee the project's completion according to its own standards and using high-quality finishing materials.
3.4. Individual vendors
The bidding process is open to private sellers who own properties in premier locations of Addis Ababa and whose properties have the necessary compliance certificates and are free from any encumbrances or litigation issues.
3.5. Acquiring a parcel of land
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This alternative is seen as a final recourse, since acquiring an assured piece of land in a highly desirable location in Addis Ababa would enable the Corporation to proceed with the original project that was discontinued in the Megenagna neighbourhood in Addis Ababa.
4. BUILDING OR PLOT OF LAND SPECIFICATIONS
4.1. Building Specifications
4.1.1.
The Office Accommodation building should be in prime areas of the City of Addis Ababa
4.1.2.
Office space requirement: The building must comprise of approximately 14,000-15,000 m2 (GLA) depending on the configuration, measured according to the latest Ethiopian Method for Measuring Floor Areas for Offices. The square meters should indicate the intended offices, workspace, support and special areas provided in the building.
4.1.3.
The parking for the building should conform to the Addis Ababa City minimum parking requirements and a minimum of 1 parking bays per 150m2 GLA, whichever is higher.
4.1.4.
No warehouse or industrial type buildings will be accepted.
4.1.5.
The building should incorporate design, construction and operational practices that significantly reduce or eliminate the negative impact of the development on the environment and people. The building should be energy efficient, resource efficient and environmentally responsible.
4.1.6.
Conditions of the title deeds
4.1.7.
Municipal Valuation Certificate showing the Value of Land and Improvements, rates and if there are any possible increases
4.1.8.
The premises must be well located, accessible, and comply with disability friendly regulations.
4.1.9.
The building must comply with OHS (Occupational Health and Safety) regulatory requirements.
4.1.10.
The premises must have provision for back-up electricity and power supply in case of power outage.
4.1.11.
Town Planning Certificate from local municipality confirming the zoning of either commercial office or public buildings.
4.1.12.
Compare the available rights regarding the zoning with the existing building and evaluate any extra rights if any exist.
4.1.13.
The building must be situated in a secured neighbourhood.
4.1.14.
The building must be situated in a non-flooding zone.
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4.1.15.
Specification of heavy equipment installed, including but not limited to Standby Generators, Transformers, Water Booster Pump sets, Fire Fighting Pumps, fire alarm system, Lifts, Chillers/Central Air Conditioning systems, etc.
4.1.16.
Mandatory response requirements:
4.1.16.1.
Proof of ownership of the building in the form of either of the following: Certified copy of the Title Deed or Ghost Conveyance report or Bank Documents if the property is still bonded, and most recent (not more than 1(one) month old) Deeds office property search print out.
4.1.16.2.
The Bidder must be the owner or have the legal mandate to negotiate the sale and the selling of the building. A copy of the mandate together with documentation requested must be submitted.
4.1.16.3.
The building must be within the prime areas of Addis Ababa
4.1.16.4.
The building should be A-grade or similar as per the accepted local building classification of buildings in Addis Ababa
4.1.16.5.
The building must be a stand-alone building or in an office park.
4.1.16.6.
The building land use permit application document package not limited to Architectural Drawings, Structural drawings, MEP schematics, etc.
4.1.16.7.
The building land use permit
4.1.16.8.
Certificates of conformity approved and signed by accredited control firm such as Veritas, Socotec, Apave etc. (if applicable in the City of Addis Ababa) certifying the structural integrity of the building, the health and safety of the building, the environmentally friendly certificates, etc.
4.1.16.9.
Certificates from the fire department services confirming the conformity of the building with local firefighting regulations and standards. Attach proofs of firefighting installations and fire extinguishers compliance.
4.1.16.10.
The building must comprise of approximately 14,000-15,000 m2 (GLA) depending on the configuration, measured according to the latest Ethiopian Method for Measuring Floor Areas for Offices
4.1.16.11.
The respondent must provide space planning and building layouts
4.1.16.12.
Certificate of occupancy delivered by the municipality
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4.2. Plot of Land Specifications
4.1.17.
The Plot of Land should be in prime areas of the City of Addis Ababa
4.1.18.
The Plot of Land must be situated in a secured neighbourhood.
4.1.19.
The Plot of Land must be of approximately 3,000 m2 of total surface area.
4.1.20.
The Plot of Land must be situated in a non-flooding zone.
4.1.21.
The Plot of Land must be free from all kinds of contamination (hydrocarbons, dump wastes, dead organic bodies, and fluids, etc.)
4.1.22.
The Plot of Land must be free from all kinds of local area network and services passing through (wastewater line, water pipes, electrical feeder lines/cables, etc.
5. CONTENT OF THE SUBMISSION
5.1. Proposal for Acquisition of Completed or Unfinished Building
Proposals should include the following documents and schedules:
a.
List of proposed properties for corporate office accommodation and letter(s) of mandate
b.
Proof of ownership of building
c.
Building Details
d.
Proof of building classification
e.
Building layouts: Attach up to date building layouts
f.
Space planning layouts
g.
Accessibility
h.
Safety and Security
i.
Building Condition and Maintenance Plan: Insert Write up on the Building Condition, particulars of Maintenance that has been conducted in respect of the property and provide details of planned Maintenance
j.
Connectivity coverage map: provide proof (in a form of an Internet Service Provider connectivity coverage map or similar document) that the area where the building is situated is a fiber enabled area and that the building is connected to fibre
k.
Fit out plans and program if any
l.
Up to date taxes municipal account not older than three (3) months and not over three (3) months in arrears: If there is an amount outstanding, provide Proof that acknowledgements or arrangements have been made to settle arrears / Affidavit stating why an up-to-date municipal account cannot be submitted.
m.
Declaration of any liens and encumbrances against the property: If there are any liens provide details and reasons.
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n.
Schedule of legal/litigation disputes involving the property (pending): If there are any existing legal/litigation disputes involving the property, provide details and reasons.
o.
Declaration of threatened litigation involving the property: If there are any existing legal/litigation disputes involving the property, provide details and reasons.
p.
Security agreement or guarantees involving the property: If there are any security agreement or guarantees involving the property, provide details and reasons.
q.
Declaration of any material information that Africare may need to know involving the property
r.
Declaration of existing occupants/tenants in the building and plan to exit from existing agreements
s.
Certificates of Compliance
5.2. Proposal for Purchasing of Parcel of Land
Proposals should include the following documents and schedules:
a.
List of proposed land properties with usage for corporate office accommodation and letter(s) of mandate
b.
Proof of ownership of building
c.
Location and Accessibility
d.
Connectivity coverage map
e.
Taxes municipal account not older than three (3) months and not over three (3) months in arrears
f.
Schedule of legal/litigation disputes involving the property (pending)
g.
Declaration of threatened litigation involving the property
h.
Declaration of any material information that Africare may need to know involving the property
i.
Certificates of Compliance
j.
Declaration of any liens and encumbrances against the property
k.
Budgetary pricing completed by the landlord
6. CLOSING DATE The deadline for applications or proposals qualifying for consideration in this project is two (2) weeks after the terms of reference are published, namely on October 30th, 2024.
7. EVALUATION PROCESS
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A. All bids duly lodged will be evaluated on functionality, site visit/inspection, the price and the Technical and Legal Due diligence. The evaluation of this bid will be conducted in five (5) stages namely:
a) Submission - Estate agent or property management company
b)
Submission - Building Requirements: The Bidders must fully comply with the mandatory requirements and those bidders who fail to comply will be disqualified from the process.
c)
Site visit/Inspection: The purpose of application of qualification criteria is to determine the functionality of each proposal by assessing the quality and the robustness thereof.
d)
Price analysis: Subsequent to the evaluation of essential minimum Criteria and functional criteria, the next stage of evaluation of the Bids will be in respect of price and preferential procurement only. The bidder will indicate the total size of the building in square meter, the Cost of building per square meter, the total Cost of building, the VAT if applicable, all legal costs of and incidental to the transfer of the property, and then the Total price. Price proposals should be submitted in Ethiopian Birr (ETB) including Value Added Tax (VAT).
e) Technical and Legal Due diligence: In respect of the Technical due diligence, should Africare uncover items that are material, this constitutes a ground for disqualification. In respect of Legal due diligence, the bidders mark ups to the Offer to purchase will be reviewed and taken into consideration.
B. Shortlisted bidders may be invited to present and discuss details of their proposals.
C. AFRICA RE will not be liable to reimburse any costs incurred by the bidder during the tender process.
8. REQUEST FOR CLARIFICATION OR INFORMATION (RFI)
Clarifications can be requested by email only, up to five (5) business days before the date of submission of the proposal, using the Corporation's address indicated below. The subject of the email should read “RFI - Corporate Building Project for African Reinsurance Corporation Addis Ababa Contact Office”.
Africa Re will respond by email to such requests. All responses to such inquiries will be shared with all firms that have indicated their intention to submit a proposal, in order to ensure fairness
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and equal opportunities. The replies shall provide specific information regarding the question but will not disclose the origin or source.
Email for clarification: projects@africa-re.com or debela.habtamu@africa-re.com
9. PROPOSAL SUBMISSION
The following guidelines are recommended for the submission of all proposals.
9.1. General Guidelines
The proposal can be submitted by email or in hard copies or both.
The proposals which are to be submitted in hard copy format shall also contain soft copies (flash disks) enclosed in a sealed envelope and marked as “Corporate Building Project For African Reinsurance Corporation Addis Ababa Contact Office”.
All proposals that will be submitted by email shall contain attachments of bidders’ proposals or include shared downloadable links to large files or folders. These Emails shall have the subject read “Submission - Corporate Building Project For African Reinsurance Corporation Addis Ababa Contact Office”.
Proposals should be received by Africa Re no later than 30 October 2024. Any proposal received by Africa Re after the submission deadline will not be considered.
Hard copies submission address:
The Local Representative
African Reinsurance Corporation (Addis Ababa Contact Office)
Airport Road, Bole, Kirkos Sub City, Woreda 01, Yeshi Building 5th Flour, House no. 233, P.O. Box 1055 Addis Ababa, Ethiopia
Email submission address: projects@africa-re.com or debela.habtamu@africa-re.com
9.2. Other Africa Re Reserved Rights
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Africa Re reserves the right, in its sole discretion, to take actions deemed in its best interest that may include any one or more of the following without incurring any liability to the affected bidder(s) or any obligation to inform the affected bidder:
a.
Accept or reject any, or all proposals in whole or in part at any time before engagement.
b.
Waive any minor irregularities or informalities in the proposal.
c.
Vary any timetable or schedule.
d.
Suspend or modify the engagement process.
e.
Negotiate the details of a proposal before engagement.
9.3. Ownership and Return of Proposal
All materials submitted in response to the request for proposals shall become the property of African Reinsurance Corporation and shall not be returned to the respondent.
For: African Reinsurance Corporation
Yours Sincerely
Dr. Corneille Karekezi
Group Managing Director / Chief Executive Officer
