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Development feasibility calculator

Test an entered development or subdivision scenario. Review project costs, funding, profit and your target site budget.

Start calculatingSee plans
  • Free, no account needed
  • Workings and assumptions shown
  • HtAG data with any plan

Use the free calculator

Your figures

1. Site, sales and programme

One new site acquisition. No purchase GST credit is modelled. Enter your own price, including any non-recoverable GST.

Month 0 is acquisition. Calendar dates label equal monthly forecast periods; they are not daily interest accrual.

Enter 1–20 completed homes or lots, all selling at one common settlement. No interim receipts or retained stock.

Sale 1Enter expected sale receipt
Sale 1

Expected contract cash, including GST when modelled. All sales settle in the common settlement month.

Optional label; up to 80 characters.

Land allocation refinement

Equal weights of 1 are your equal-allocation assumption, not an approved tax apportionment. Enter a whole number from 1 to 1000000.

All completed homes or lots settle at the end of this month. GST cash can remain after settlement.

Construction must finish by the common settlement month.

Construction and spent contingency are phased evenly over these months.

2. Quoted project costs

Total construction cash. Exclude amounts entered in another bucket. Enter 0 if none.

Editable scenario allowance on construction cash, assumed spent in full. It is not a separate reserve account.

GST-inclusive cash for checked professional fees. Enter 0 if none; no automatic percentage fee is inferred.

Month 0 means acquisition; must not follow settlement.

Checked quoted cash, including any GST. Enter 0 if none; no planning approval or statutory quotation is inferred.

Month 0 means acquisition; must not follow settlement.

Checked rates, insurance and owner taxes. Exclude finance interest and costs entered elsewhere. Enter 0 if none.

GST-inclusive agency/marketing scenario cash. Exclude income tax and the separate output GST liability.

Additional quoted selling cash paid at common settlement; counted once.

3. Duty, GST and funding assumptions

A fixed quote gives a complete project appraisal. A target site-budget search needs an entered rate allowance, not an inferred statutory rate.

Use a checked quote for this price. It is not projected as duty at other bids. Enter 0 only when checked.

An entered acquisition allowance, not statutory duty or a tax eligibility decision.

You choose the treatment. The calculator does not establish registration, eligibility, margin-scheme rights or invoice GST. GST not modelled does not mean GST exempt.

An entered scenario, not an applicability decision. Withholding changes settlement cash timing; it is not a second permanent GST cost.

Fixed cash forecast lag for payments/refunds, not a BAS due date, refund assurance or tax-history calculation.

No land, duty or interest credit is modelled. Eligibility can make a checked credit lower than this forecast ceiling.

Enter a checked credit, never an automatic entitlement. Forecast ceiling: this whole GST-inclusive cash bucket divided by 11, rounded to cents; invoice-aware outcomes may differ.

Enter a checked credit, never an automatic entitlement. Forecast ceiling: this whole GST-inclusive cash bucket divided by 11, rounded to cents; invoice-aware outcomes may differ.

Enter a checked credit, never an automatic entitlement. Forecast ceiling: this whole GST-inclusive cash bucket divided by 11, rounded to cents; invoice-aware outcomes may differ.

Enter a checked credit, never an automatic entitlement. Forecast ceiling: this whole GST-inclusive cash bucket divided by 11, rounded to cents; invoice-aware outcomes may differ.

Enter a checked credit, never an automatic entitlement. Forecast ceiling: this whole GST-inclusive cash bucket divided by 11, rounded to cents; invoice-aware outcomes may differ.

Enter a checked credit, never an automatic entitlement. Forecast ceiling: this whole GST-inclusive cash bucket divided by 11, rounded to cents; invoice-aware outcomes may differ.

Funding is an entered scenario, not approved finance. Cash shortfalls remain visible as equity calls.

Covers cost draws plus any capitalised interest. The limit never expands; enter 0 if that is your scenario.

Draws use the eligible net costs scheduled in each month, even if retained cash is available. This is not approved loan-to-cost or a bank deposit requirement.

An editable scenario using annual rate divided by 12. Month 0 has no interest; no daily accrual or refinancing is modelled.

Interest above available capitalisation headroom must be paid from cash and can require additional equity.

4. Your target

Both achieved ratios remain visible. The entered target is not an approval or a recommended hurdle.

Editable target. A fixed duty quote retains the full appraisal but leaves the target site budget unmodelled; an entered duty allowance enables that scenario search.

Your development feasibility

Check the project at your entered site price

Enter sale expectations, quoted costs and a programme. Calculate profit before income tax, the scenario cash you need and a target site budget where the method supports it.

One site, 1–20 completed homes or lots, all selling at one common settlement. No retained stock, interim sales or deposit funding.

  • Site price, completed sales and programme
  • Checked construction, professional, contribution and holding costs
  • Your duty, GST, funding and profit-target assumptions
Start with the site price

Complete manual use is free. Optional address background never fills financial assumptions. This is an entered scenario, not planning, tax or finance approval.

This calculator needs JavaScript to work.

How it’s calculated

The method behind your estimate

How this estimate works

Build an entered project budget from land, construction, professional fees, finance, sales and timing assumptions. Compare profit and a target site budget.

What to check before you act

This is not a planning, building, QS or tax opinion. Approvals, GST, infrastructure contributions, contingency and settlement timing need specialist verification.

Sources and further guidance

General information only. Check the calculator workings, selected rules date and supported scope. Not financial, credit, tax, legal or valuation advice.

Your next step

Test a project

You are on step 1 of 3: Development feasibility

Next: Renovate and sell
  1. Development feasibility
  2. Renovate and sell
  3. Capital gains tax
  • Step 2 · Next

    Will the renovation pay?

    Renovate and sell

    Bring purchase, renovation, holding and sale costs together, then test a profit target.

    FreeHtAG data

  • Step 3

    What tax will I pay when I sell?

    Capital gains tax

    Tax on the gain when you sell an investment property.

    FreeHtAG data

Continue your research

Take this scenario further.

The calculator shows what the numbers do. These tools show where they work: the suburbs, the streets and the answers behind them.

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    With a plan

    AI Copilot

    Research suburbs in plain English. Every answer names the metrics and the as-at date behind it.

Your own figures are free. HtAG data makes them specific.

With any active HtAG plan, this calculator adds recorded address and ordinary nearby-sales background. It never fills your costs or sale expectations.

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  • 150+ metrics
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FAQ

Questions people ask

Short answers about the method, the rules and what HtAG data adds.

Still have a question? Contact us

Does a positive profit prove a subdivision is feasible?

No. Planning permission, market demand, site conditions, delivery risk and funding must be independently assessed.

What is the target site budget?

It is the modelled land budget consistent with your target and the specified costs. It is not a valuation or a recommended offer.

Is the development feasibility calculator free to use?

Yes. Every HtAG calculator is free to use with your own figures, and you do not need an account. An HtAG plan adds property and suburb data to the calculators that support it.

What does an HtAG plan add to this calculator?

With any active HtAG plan, this calculator adds recorded address and ordinary nearby-sales background. It never fills your costs or sale expectations. Filled figures are marked and you can overwrite every one.