Stage 12 footprint before development
Stage 12 draft visualisation, illustrative only
Step 1
A paddock on the edge of Drouin
2.90 ha
- Site purchase
- $3.50m
- Per gross hectare
- $1.21m
- Stamp duty and legals
- $223k
What most people see: grass, a fence line and a price per hectare.
Indicative only; placeholder inputs until the developer's figures are loaded
Acquisitions v0 · early preview
What could this parcel return, and what should we pay?
Start from Stage 12 (filled in), then change the site, density and costs for any parcel you're looking at.
Indicative only; placeholder inputs until the developer's figures are loaded
Of the site, after arterial roads, encumbered land and regional open space. Stage 12 is a stage of an estate, so 100%
Lots per hectare of net developable area, local streets and reserves included. On lot area alone: 15.8 per ha
Rules of thumb and guideline figures only; confirm against the planning scheme and any precinct structure plan.
Of the net developable area; sets the average lot at 633 m²
Civil works, contingency, consultants and contributions; excludes land, stamp duty, open space, holding, selling and finance
Incl. GST. $342k on a 633 m² average lot; smaller lots sell for less
Residual land value
$3.86m
The most you could pay and still make 20% on cost. $363k above the land cost entered.
- Yield
- 36 lots
- 2.90 net developable ha · 633 m² avg
- Total cost
- $9.20m
- $256k per lot
- Revenue (incl. GST)
- $12.3m
- 36 × $342k
- Profit
- $2.29m
- after GST (margin scheme assumed)
- Margin on cost
- 24.9%
- target 20%
- Land per lot
- $97k
- $1.21m per ha
What you could pay, if prices and costs move
Residual land value. Blue is above your land cost, red below.
Cost →
Checked against Stage 12
With Stage 12's inputs, this whole-site model matches the lot-by-lot feasibility on the Stage feasibility tab to within a few thousand dollars: the lot-by-lot prices are rounded to the nearest $1,000, here it's the exact price per m² times the average lot.
| This model | Lot by lot | Difference | |
|---|---|---|---|
| Lots | 36 | 36 | none |
| Total development cost | $9,201,757 | $9,201,681 | +$76 |
| Revenue (incl. GST) | $12,296,178 | $12,294,000 | +$2,178 |
| Profit (after GST) | $2,294,768 | $2,292,864 | +$1,904 |
| Residual land value | $3,863,123 | $3,861,614 | +$1,509 |
Coming next in acquisitions
- Any parcel. Draw or pick a parcel; the zoning, overlays and precinct structure plan density are read in.
- Concept layout. An automatic lot and street layout gives the yield, checked against the same rules as the builder view.
- Measured earthworks. Drone LiDAR gives cut, fill and retaining from the real ground, not allowances.
- Built form in 3D. The finished estate in photoreal 3D, walkable on a phone, for investors and buyers.
- Portfolio. Compare parcels and stages side by side across a pipeline.