1. Site
- Address, lot size, frontage, configuration
- Zoning, FSR, height limit, setback rules
- Allowable GFA
- Site constraints — easements, heritage, flood, contamination
- Access to services — power, water, sewer, gas, comms
2. Scheme
- Number of dwellings and unit mix
- Average dwelling size by type
- Car parking provision and structure (basement, podium, surface)
- Number of levels and basement levels
- NSA / GFA / BUA — and the conversion ratios you're using
3. Revenue
- Per-unit pricing by type, supported by recent comparable sales
- Car space and storage pricing
- Selling cost rate (1.5–2.5%)
- GST treatment
- Settlement profile (when revenue actually lands)
4. Costs
- Land + acquisition costs (stamp duty, legals)
- Demolition and site preparation
- Construction (per m², by component if relevant)
- Professional fees (typically 7–10% of construction)
- Statutory contributions and authority fees
- Marketing and selling
- Contingency (5–7.5%)
5. Finance
- Equity contribution (cash + land equity if relevant)
- Senior debt facility, interest rate, fees
- Drawdown rules (equity first, debt against progress claims)
6. Outputs
- GRV and net realisation
- TDC by line item
- Profit, profit on cost, development margin
- Equity IRR (and project IRR if relevant)
- Peak debt, peak equity
- LTC and LTV
7. Cashflow
- Monthly cashflow over the full program
- Cumulative debt and equity balances
- Distribution timing
8. Sensitivities
- ±5% on revenue
- ±5% on construction cost
- ±100bps on interest rate
- 3-month delay on settlement
9. Output for IC
- One-page summary with the key metrics
- Sensitivities table
- Cashflow appendix
- Source-traced inputs