Development feasibility for Australian residential property.
A first-pass development feasibility, built for small-to-mid subdivision, sub-build, and build-to-sell strategies in the Australian market. Enter your costs and timing; the tool returns annual return on equity, net profit, peak debt, and a sensitivity tornado — plus a formula-driven Excel export with stamp duty and land tax across all eight jurisdictions.
Assess Deal — you know the purchase price. What's the return?
RLV Solver — you have a target return. What's the most you can pay?
Numbers are screening-grade. Not a substitute for a quantity surveyor, valuer, or full project finance brief.
Assess Deal
RLV Solver — What's the most I can pay?
Subdivide & Build · Required Annual RoE 18%
Untitled Feasibility — Annual RoE: 13.3%
✗ Below hurdle
NPAI
$190,694
Net Profit After Int.
Margin on Cost
4.4%
Industry 15–25%
Annual RoE
13.3%
vs 18% hurdle
Project XIRR
8.9%
Unleveraged
Equity XIRR
13.4%
Post debt-service
Equity Multiple
1.22x
$ returned per $ in
Profit on Sales
4.2%
NPAI / Revenue
Peak Debt
$3,447,445
at month 20
Inputs
Cost & Returns
Cashflow
Breakevens
Sensitivity
Flow of Funds
Investor Waterfall
Hurdle Ladder
1. Project Setup
Project Name
Strategy
State
Number of Units
Scales holding costs, infra contributions & lots
Project Start
Drives cashflow column dates and XIRR
Program (months from start)
Acquisition
Construction Start
Construction Duration
Rent Start
0 rent duration = no operating period
Rent Duration
Sales Window Opens
Default = construction end + 2
Construction endsM18
Project duration (derived)20 months
Project end dateDecember 2027
1b. Escalation Profile
Inputs are today's dollars. Engine escalates each line item to its trigger date using a 5-bucket annual % curve. Year 5 rate compounds forward indefinitely. Partial-year months are prorated.
Enter ex-GST contract values (typical QS/builder convention).
Total $
$/m² × GFA
Construction Cost (total, ex-GST)
Contingency (%)
TDC$1,575,000
▸ Advanced: construction draw curve
4. Holding Costs (Annual)
Override baseline (~$5k/unit/pa)
Council Rates ($/pa)
Water / Utilities ($/pa)
Insurance ($/pa)
Use WA Land Tax Calculator
Land Tax WA $5,350
Misc ($/pa)
Total Holding (20mo)$50,583
5. Soft Costs & Fees
Enter dollar fees ex-GST. Percentage fees apply to escalated sale prices (which are inc-GST per convention).
Professional Fees ($, ex-GST)
Town planner + QS + architect + engineering
Infra Contributions ($/unit, ex-GST)
Council contributions, DA fees, headworks
Selling Fee (% of sales)
Marketing (% of sales)
DM Fee (% of sales)
6. Finance
Acq Equity (%)
Project Equity (%)
Acq Interest Rate (% p.a.)
Project Interest Rate (% p.a.)
Investor Return Hurdles
Hurdle 1 (% p.a.)
Preferred return for investor waterfall
Hurdle 2 (% p.a.)
Project Gearing (LVR)80.0%
7. GST Treatment
Convention: enter costs ex-GST, sale prices GST-inclusive (matches standard developer practice — QS / consultant quotes are ex-GST, retail contract prices are inc-GST). Residential rent is input-taxed, so enter as paid. There is no ITC line — GST is implicit in ex-GST cost figures. None: no GST flow. Margin scheme: GST = max(0, (escalated sales − purchase) ÷ 11). Full mode: GST = escalated sales ÷ 11.
8. Revenue — Lots / Units
Enter GST-inclusive sale prices (the contract price the buyer pays).
Sale prices in today's dollars. Sale date drives revenue escalation; settlement date drives when cash hits the cashflow. Default for both is construction end + 2 (= M20).
Label
Type
Sale Price (inc-GST)
Sale M#
Settle M#
Gross Sales (today's $)$4,500,000
Escalated Sales (nominal)$4,500,000
9. Rent & Tax
Weekly Rent ($)
Occupancy (%)
Effective CGT Rate (%)
10. Manual Line Items
Up to 3 ad-hoc line items for one-off costs or receipts not covered by the standard inputs (demolition, council rebates, easement payments, etc.). Entered as dollars at trigger month — no escalation applied. Outflows add to Total DevEx; inflows add to Total Revenue.