JB Co. is planning to invest in a new koala theme park. The investment will generate $4.5 million p.a. for 15 years with the first cash inflow received in one year's time. The required rate of return for this type of investment is expected to be 6% p.a. for years 1-9 rising to 11% p.a. for years 10-15. What is the most JB Co. should pay for this investment now?