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Mixed-use feasibility, in one workspace.

Residential tower, retail podium, commercial floors. One model, one connected cashflow, three cap rates feeding the blended return.

  • Inputs7 blocks
  • Outputs8 metrics
  • CashflowMonthly
  • ScenariosPlanned

What this model does

Mixed-use feasibility, end to end.

Decide whether the mixed-use scheme works as a whole. Residential GRV, retail and commercial cap rates flow into one blended return rather than three workbooks taped together.

Calculation flow05 steps
  1. 01

    Scheme

    Site area, total GFA, components and levels captured.

  2. 02

    Cost stack

    Component rates for podium, tower and basement, with contingency.

  3. 03

    Revenue

    Residential GRV, retail and commercial NOI built side by side.

  4. 04

    Cashflow

    Settlement tail for residential, lease-up for podium, on one connected schedule.

  5. 05

    Returns

    Blended return, equity IRR, peak debt and settlement tail returned.

Schema

Every input. Every output. In one view.

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

Inputs07 blocks
  1. 01

    Site and scheme

    Site areaTotal GFAComponentsLevels
  2. 02

    Residential

    Unit countMixNSAPricing
  3. 03

    Retail podium

    GLAFace rentIncentivesCap rate
  4. 04

    Commercial floors

    NLAFace rentOutgoingsCap rate
  5. 05

    Construction

    Component ratesPodiumTowerBasement
  6. 06

    Finance

    EquitySenior debtInterestDrawdown
  7. 07

    Programme

    DAConstructionLease-upSettlement
Outputs08 metrics
Primary outputAt base case
Blended return17.8%
MetricValue
  • Residential GRV$148.0M
  • Retail value$42.0M
  • Commercial value$68.0M
  • Development profit$47.2M
  • Equity IRR21.4%
  • Peak debt$162.0M
  • Settlement tail11 months

Engine logic

Two engines. Scenarios and cashflow.

The two pieces that separate the mixed-use 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

    Sell-residential, hold-podium as a scenario switch.

  2. 02

    Different cap rates for retail and commercial per scenario.

  3. 03

    Move component splits per scenario, see blended return respond.

  4. 04

    Each scenario carries its own cashflow shape.

Cashflow02 / 02

Monthly cashflow, fully connected

Every input touches the schedule.

  1. 01

    One cashflow across residential, retail and commercial.

  2. 02

    Settlement tail for residential alongside lease-up for podium.

  3. 03

    Equity-first drawdown, with debt scaled to peak.

  4. 04

    Three cap rates flow through to blended return.

Excel replacement

Where the workbook quietly fails.

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

SpreadsheetPopurise model
  • 01Three workbooks taped togetherResidential, retail and commercial in one workspace
  • 02Sell-everything as the only scenarioSell-residential, hold-podium as a real path
  • 03Cap rates the same for retail and commercialCap rate per component, with separate sensitivity

Use and verify

What it decides. What to check first.

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

What it decidesUse cases
  1. 01

    Right-size each component

    Move retail GLA against residential NSA. See the blended return move.

  2. 02

    Hold the podium

    Sell-residential, hold-podium as a scenario. See the equity outcome.

  3. 03

    Sequence the build

    Podium-first or tower-parallel. The cashflow follows the sequence.

  4. 04

    Price the mix

    Different cap rates for retail and commercial, against residential GRV.

Pre-flight checklist05 checks

  • Three components priced separately, with their own cap rates.

  • Residential settlement tail and podium lease-up on one cashflow.

  • Sell-residential, hold-podium as a scenario.

  • Construction broken out by podium, tower and basement.

  • Blended return reported alongside component values.

Worth checking before you stake a live deal on the mixed-use feasibility.Register interest
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Questions

Mixed-use feasibility, answered.

How Popurise handles the mixed-use feasibility.

Is the mixed-use model live today?

Not yet. Residential is live, and mixed-use is the next adjacent expansion.

Does it handle hold-the-podium?

Yes. Sell-residential, hold-podium sits as a scenario in the same project.

What about commercial-led mixed-use?

Commercial-led mixed-use is in scope. Residential-led is the first target.

Can I run different cap rates per component?

Yes. Retail and commercial each carry their own cap rate input.

Shape mixed-use 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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