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Industrial feasibility, built around yield on cost.

Sheds, estates and last-mile. GLA, leasing assumptions and stabilised value modelled the way Australian industrial actually works.

  • Inputs7 blocks
  • Outputs8 metrics
  • CashflowMonthly
  • ScenariosPlanned

What this model does

Industrial feasibility, end to end.

Decide whether the industrial site holds up at the target yield on cost. Stabilised NOI on total development cost, with residual land back-solved from the yield rather than fixed first.

Calculation flow05 steps
  1. 01

    Site and GLA

    Site area, footprint, GLA, office split and hardstand captured.

  2. 02

    Cost stack

    Earthworks, hardstand, tilt-up and office fit-out broken out.

  3. 03

    Stabilised NOI

    Effective rent from face rent, incentives and downtime; outgoings net of recovery.

  4. 04

    Exit value

    Cap rate applied to stabilised NOI for an institutional exit.

  5. 05

    Yield on cost

    Yield on cost, equity IRR and residual land value returned.

Schema

Every input. Every output. In one view.

The full industrial feasibility model schema. 7 input blocks feeding 8 output metrics, with the calculation engine in between.

Inputs07 blocks
  1. 01

    Site and GLA

    Site areaFootprintGLAOffice splitHardstand
  2. 02

    Land

    Land costStamp dutyAcquisitionResidual land
  3. 03

    Civils and build

    EarthworksHardstandTilt-upOffice fit-out
  4. 04

    Outgoings and opex

    OutgoingsRecoveryManagementCapex reserve
  5. 05

    Leasing

    Face rentIncentivesDowntimeVacancy
  6. 06

    Finance and exit

    LVRInterestCap rateExit value
  7. 07

    Programme

    AcquisitionConstructionLeasingStabilisation
Outputs08 metrics
Primary outputAt base case
Yield on cost6.4%
MetricValue
  • Stabilised NOI$11.2M
  • Exit value$186.7M
  • Development profit$28.4M
  • Development margin17.9%
  • Residual land$22.6M
  • Equity IRR16.8%
  • Peak debt$118.4M

Engine logic

Two engines. Scenarios and cashflow.

The two pieces that separate the industrial feasibility from a spreadsheet. Scenarios that share one project, and a monthly cashflow wired to every input.

Scenarios01 / 02

Multiple scenarios, one project

Switchable in a click. No copied files.

  1. 01

    Lease-up assumptions and cap rate as scenario levers.

  2. 02

    Bid the land at multiple yields without rebuilding the cashflow.

  3. 03

    Each scenario keeps its own face rent, incentives and vacancy.

  4. 04

    Compare yield on cost across downside, base and stretch.

Cashflow02 / 02

Monthly cashflow, fully connected

Every input touches the schedule.

  1. 01

    Monthly cashflow runs through construction, lease-up and stabilisation.

  2. 02

    Effective rent feeds NOI through the lease-up curve.

  3. 03

    Stabilised NOI rolls into yield on cost at total development cost.

  4. 04

    Exit value applied at the cap rate at stabilisation.

Excel replacement

Where the workbook quietly fails.

Every row is a recurring failure mode of the industrial feasibility spreadsheet, and how the model handles it once.

SpreadsheetPopurise model
  • 01Face rent and incentives in separate sheetsEffective rent from face rent, incentives and downtime
  • 02Land cost is a fixed inputResidual land value back-solved from a target yield
  • 03Exit cap rate hardcoded onceCap rate sensitivity in one place

Use and verify

What it decides. What to check first.

The decisions the industrial feasibility is built to support, alongside the things to verify before you trust it on a live deal.

What it decidesUse cases
  1. 01

    Bid the estate

    Back-solve residual land from a target yield. Stop fixing the contract price first.

  2. 02

    Test the lease-up

    Move face rent, incentives and downtime as scenarios. See effective rent move.

  3. 03

    Size the exit

    Cap rate sensitivity in one place. Decide what the exit looks like.

  4. 04

    Compare downside and stretch

    Vacancy and leasing assumptions as scenarios, not separate files.

Pre-flight checklist05 checks

  • Face rent, incentives, rent-free and downtime as separate inputs.

  • Outgoings recovery split out as gross-to-net, not a flat percentage.

  • Cap rate sensitivity sits as a scenario, not a hardcoded number.

  • Residual land back-solved from target yield.

  • Lease-up modelled as a curve, not a single month.

Worth checking before you stake a live deal on the industrial feasibility.Register interest
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Questions

Industrial feasibility, answered.

How Popurise handles the industrial feasibility.

Is the industrial model live today?

Not yet. Popurise is live for residential. Industrial is the next sector we are building.

How does the model back-solve residual land?

You set a target yield on cost. The model returns the residual land value.

How are leasing assumptions handled?

Face rent, rent-free, fitout, downtime and vacancy live as separate inputs. Effective rent falls out.

Will it model multi-tenant estates?

Yes. Single-tenant sheds and multi-tenant estates with staged leasing are both in scope.

How do I register interest?

Use the Register interest button. Tell us how your team models industrial today and what would make it faster.

Shape industrial feasibility in Popurise.

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

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