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Childcare · Sector in build

Childcare feasibility, modelled per licensed place.

Licensed places, rent per place, operator lease terms and stabilised value priced off market yield. Popurise is live for residential today and is expanding into childcare next.

Register interest View residential model

Why this sector

Stop modelling childcare with a per-sqm rate.

Childcare feasibility lives on licensed places, operator covenant and stabilised yield. Spreadsheets that quote rent per sqm miss the inputs that decide the deal.

The old way
Priced like a small office.

Rent quoted per sqm. Licensed places ignored. Operator covenant lost in a margin.

With Popurise
Priced per place.

Licensed places, rent per place, operator covenant and stabilised yield connected in one workspace.

Childcare is a triple-net asset.Places, rent, operator covenant and exit yield in one workspace.
  • 01

    Licensed places as a real input.

    Place count drives rent, value and exit pricing, not GFA.

  • 02

    Rent per place.

    Standard pricing convention in the sector. The model is built around it.

  • 03

    Operator covenant explicit.

    Lease term, escalation and operator strength as real inputs.

  • 04

    Stabilised yield at the top.

    Rental income capitalised at market yield, less sale costs.

  • 05

    Compare operator scenarios.

    Different operators, different rent levels and covenants, in one project.

  • 06

    Hold IRR not just margin.

    Equity IRR across construction, leasing and exit.

The spreadsheet problem

Stop letting the spreadsheet quote per sqm.

Childcare is a triple-net asset with a small footprint and a binary licensing constraint. A spreadsheet borrowed from office or retail misses the unit of trade.

  • 01Rent quoted per sqmRent per licensed place
  • 02Licensed places ignoredPlace count as a primary input
  • 03Operator covenant lost in marginLease term, escalation and operator strength as inputs
  • 04Outgoings included in rentTriple-net recovery as standard
  • 05Stabilised yield estimated lateStabilised yield live in outputs
  • 06Hold IRR ignoredEquity IRR across construction and exit
  • 07Final_v5 becomes the systemOne live project, one scenario set

The difference

Run childcare feasibilities faster.

Spreadsheets quote per sqm. Generic property tools miss licensed places. Popurise is being built around the inputs that decide a childcare deal.

What you get
Excel workbookBuild it yourself
Spreadsheet templateOff the shelf
Legacy softwareTrained user tool
PopuriseBuilt around the deal
Best fit
Custom-built single-tenant models
Generic templates
Trained users
Childcare feasibility
Rent basis
Per sqm
Per sqm
Available, heavy
Per licensed place
Operator covenant
Lost in margin
Limited
Process-heavy
Term and escalation as inputs
Outgoings recovery
Manual
Limited
Heavy
Triple-net as standard
Stabilised yield
Hand-reconciled
Manual
Available with effort
Live output
Hold IRR
Not modelled
Limited
Heavy
Across construction and exit
Scenario testing
Copy files
Manual
Heavy
Side by side
Version control
File chaos
File chaos with formatting
Better, but heavier
One live project

Get to the answer faster, without spreadsheet mess or software bloat.

Register interest

How it works

Three steps to a faster childcare decision.

Model the site, compare operator cases and decide whether the deal is worth pricing.

Step 01

Model the deal

Set the site, licensed places, rent per place, lease term and exit yield in one workspace.

Step 02

Compare the cases

Test operator covenant, rent level and exit yield as scenarios without copying files.

Step 03

Make the call

See yield on cost, stabilised rent and hold IRR. Decide what gets the next round.

What the model handles

A childcare model, not a renamed small office.

The Popurise childcare model is being scoped around licensed places, rent per place, operator covenant and exit yield, for Australian developers.

01

Site and places

Site areaGFALicensed placesOutdoor areaRooms

02

Land and acquisition

Land costStamp dutyAcquisitionSettlement

03

Build costs

StructureFit-outPlaygroundServicesContingency

04

Operator lease

Rent per placeTermEscalationOptionsCovenant

05

Outgoings and opex

Triple-netRecoveryReserveVacancy

06

Finance and exit

LVRInterestCap rateExit value

07

Programme

AcquisitionConstructionLease commencementExit

Popurise model

Inputs stay connected. Change the deal, see the answer move.

Output · PlannedDriven by sector-specific assumptions

Returns

Yield on cost6.4%
Stabilised rent$1.08M
Exit value$18.0M
Development profit$3.2M
Rent per place$3,200
Hold IRR13.6%
Peak debt$11.4M
Peak equity$5.6M

  1. Development directors

    Decide which childcare sites deserve a real bid.

  2. Acquisition teams

    Screen sites against a target rent per place and stabilised yield.

  3. Leasing teams

    Sanity-check operator covenant and rent level.

  4. Asset managers

    Stress-test exit cap rate and stabilised yield.

  5. Funds and investors

    Sanity-check stabilised value against the cost stack.

Why it exists

A better way to run childcare feasibility.

Popurise is being built around the inputs that decide a childcare deal: licensed places, operator covenant, stabilised rent and exit yield, in one workspace.

Built for childcare

Model licensed places, rent per place, operator lease terms, opex and exit yield in one workspace designed around stabilised value.

Made for faster site screening

Use Popurise to test whether a childcare site is worth bidding before the deeper bid model is built.

Clearer than spreadsheet files

Keep operator scenarios, opex and cashflows together so the stabilised answer is easy to review.

Popurise helps childcare teams replace fragile workbooks with a cleaner browser-based workspace for childcare feasibility and stabilised yield review.

Questions

Childcare feasibility, answered.

Straight answers on how Popurise will handle childcare feasibility for Australian developers.

Is the childcare model live today?

Not yet. Popurise is live for residential development feasibility. Childcare is a future sector being scoped on the same platform.

How is revenue modelled?

Rent per licensed place is the primary input. The model derives total rent from place count, with escalation per lease term.

How is operator covenant handled?

Lease term, escalation method, options and operator strength are separate inputs. The output panel shows the WALE and rent profile.

Are outgoings handled triple-net?

Yes. Outgoings recovery is modelled as triple-net by default, with overrides for gross or net lease structures.

What is the exit treatment?

Rental income capitalised at market yield, less sale costs. Sensitivity bands on yield are part of the scope.

Will it support pre-lease structures?

Yes. Pre-committed leases ahead of practical completion are being scoped.

How do I register interest?

Use the Register interest button. Tell us how your team currently models childcare and what would help.

Want to shape childcare feasibility in Popurise?

Tell us how your team models childcare today. We are building this with the developers who will use it.

Register interest View residential model