VALUE ENGINEERING FOR STRUCTURAL COST OPTIMIZATION IN HIGH-RISE RESIDENTIAL BUILDING PROJECTS

Abstract

This study applied the concept of value engineering (VE) to the structural design of a 25-story reinforced concrete residential building in Bangkok, Thailand. The primary objective was to reduce construction costs while maintaining structural safety, serviceability, and overall performance. The VE process focused on major structural components. This review was supported by an updated soil investigation and refined structural modeling, with the results verified against applicable ACI, AISC, ASCE, and local Bangkok regulations. Structural analysis was performed using ETABS for the superstructure, with PLAXIS used to evaluate foundation behavior and soil–structure interaction. The VE study compared the original bidding with the revised design. Several modifications were introduced, including reorganization of the pile groups, revisions to pile cap geometry, foundation level adjustments, standardized column dimensions, and the removal of unnecessary link bars in the shear walls. These changes resulted in measurable cost reductions across multiple elements: columns (23.25%, THB 11,816,969), foundations (29.57%, THB 5,806,858), core walls (13.36%, THB 5,242,750), and piles (10.86%, THB 4,249,119). Subsequent performance checks confirmed that the revised structure satisfied displacement, deflection, and acceleration limits, ensuring acceptable occupant comfort and structural stability. The VE implementation achieved total savings of THB 27.11 million, an 18.14% reduction from the original cost. The final savings were below the initial VE target with additional reductions identified through material reuse and improvements in construction methods. The findings demonstrated that VE is an effective and practical approach for cost optimization in high-rise residential projects without compromising safety or design intent.