PROJECT LOCATION & TAX STRUCTURE
Choose the Australian jurisdiction and whether the development is held personally or through a company.
FUNDING STRUCTURE
Enter the total project cost, choose your senior and mezzanine funding percentages, and calculate the deposit automatically.
Total Project Cost
Enter your base project budget (e.g. land purchase, construction and other costs already included). This amount is deducted once in the projection.
Senior Funding
Mezzanine Funding
Investor Deposit
The deposit is the remaining amount after senior and mezzanine funding.
Funding amounts above include any taxes selected for financing below; the base Total Project Cost input remains unchanged. Funded taxes are still counted once as project expenses.
PROJECTION
Start with expected sales and subtract your base project budget, additional charges, financing costs and applicable taxes. Leave any non-applicable fields blank.
Sales & Project Duration
Essential inputsLand & Construction Costs
Used for tax estimates and GSTLand and construction amounts are components of the Total Project Cost entered in Funding Structure. They are not deducted again from sales, preventing double-counting. If other base costs are included in Total Project Cost, keep them there.
Government Taxes & Contributions
Enter costs not already in your base project budgetGST Treatment
Automatic estimate from sales, land and (optionally) construction GST creditsSales are assumed GST-inclusive. Land purchase price is used as the margin-scheme acquisition consideration when eligible.
Under the margin scheme, GST is generally (eligible sales consideration − eligible land acquisition consideration) ÷ 11, not (sales − land − construction) ÷ 11. Eligible GST credits on construction may reduce net GST separately. Eligibility and GST-inclusive cost treatment require accountant review.
Property Sales & Professional Fees
Optional line itemsAdditional Development Expenses
Include only if not already inside total project costFinance Charges & Construction Drawdown Schedule
Monthly interest on actual outstanding loan fundsFunding is automatically assigned to the land purchase first, then taxes and construction payments in chronological month order. Each source is used up to its calculated funding limit. The selected strategy changes loan timing and interest; it does not change the overall funding percentages.
Initial Land Purchase Funding · Month 0
Opening allocations from all three funding sourcesSenior Loan · Opening Draw
Mezzanine Loan · Opening Draw
Investor Deposit · Opening Contribution
Land Tax Interest Accrued
Choose taxes and schedule the month each payment is fundedAdd any tax or government levy you want to finance. The amount is taken automatically from Government Taxes & Contributions above. Enter the month paid after buying the land (Month 0); interest starts on that month's loan draw and continues until project completion. Selected taxes increase the total funding required, including the investor contribution, but their principal amounts are only deducted once from profit. Only select taxes you intend to finance; confirm that the lenders will provide the additional funds.
In automatic modes, opening and stage funding boxes are calculated automatically and cannot be manually changed. Choose Manual allocation to edit the amounts directly. Loan interest is calculated only on the senior and mezzanine amounts actually drawn.
Construction Payment Schedule
Numbered automatically · add as many stages as neededMonthly Interest Accrual
Auto-updated balances, monthly charges, and running interest totalsInterest is calculated automatically every month as outstanding senior balance × senior annual rate ÷ 12 plus outstanding mezzanine balance × mezzanine annual rate ÷ 12. The initial land purchase allocations are drawn in month 0. A construction draw scheduled in month 0 accrues over the full term; one in month 6 accrues from month 6 to project completion. Interest is not added to principal (no compounding). Enter staged funding in the schedule and any opening advances above.
| Project month | Senior outstanding | Senior interest | Mezzanine outstanding | Mezzanine interest | Monthly interest total | Total interest to date |
|---|---|---|---|---|---|---|
| Enter a project duration to see monthly loan interest. | ||||||
Application fees are calculated on the total committed loan amounts. Tax payments added in Land Tax Interest Accrued increase the financeable budget and commitments, with additional loan interest from their payment months. They remain one-off expenses in projected profit, not additional base construction costs. The cash schedule assumes construction expenses are already included in Total Project Cost and Total Construction Cost. Confirm lender drawdown rules, interest billing conventions, capitalised interest, fees and whether mezzanine can fund particular stages.
Additional Custom Costs
Add any expense specific to your developmentYour Projected Returns
Indicative estimate · AUDFill in total sales, project cost and duration to calculate results. Blank optional expenses are treated as zero.
Estimated Income Tax on Development Profit
Included in net returns and government comparisonWhere the Project Profit Goes
The whole pie represents the project's profit after non-government costs. Blue shows the investor's remaining earnings; red shows the government's taxes, GST and levies.
Show included government charges
The comparison includes only separately entered government charges and net GST in this model, not government costs already embedded in the base project budget. Financing interest paid to lenders is treated as a non-government cost. This includes estimated developer income tax, where applicable; if the project makes a loss, a two-slice profit pie is not meaningful.
Your Professional Development Report
Download a polished, paginated PDF showing both before-income-tax and after-income-tax returns, project financing, government charges, pie chart and disclaimer.
Important: This is a simplified feasibility model, not financial, lending or tax advice. Total project cost includes land and construction. It must exclude any extra expenses entered separately to prevent double counting. Income tax is estimated only and may differ significantly from actual liability; tax paid by shareholders on company distributions is excluded. GST amounts and input tax credits can require adjustments to the GST-inclusive cost base; do not claim GST credits twice. Interest is modelled using the selected funding order, opening land-purchase draws and stage-by-stage senior and mezzanine funding and monthly simple interest. Actual interest may use daily balances, capitalised interest, different payment dates, lender drawdown rules, fees and other adjustments. Return on deposit assumes investors fund only the calculated deposit; any additional cash equity or expenses paid personally should be added to the invested capital for a more accurate return.