Will this project
actually make money?

Enter your land, subdivision, and build costs — see gross margin, profit per lot, and how your numbers compare to current NZ market prices.

LIVE CALC GST-CLEAN FORMULA NET MARGIN DIAL ROC + MAX LAND PRICE STRESS TEST ENGINE
Market data: REINZ + Cotality
April–May 2026 · NZD ex-GST
📋Project setup NZD · EX-GST THROUGHOUT
🏞Land purchase NO GST ON PRIVATE SALE
💡 Private land sales in NZ do not attract GST. If buying from a GST-registered developer, tick "Developer / GST registered" — the tool will strip GST for internal cost comparisons so all figures stay ex-GST.
📐Subdivision costs PER LOT · EX-GST
📍 Typical NZ subdivision costs by region: Auckland $150k–$200k · Wellington $130k–$180k · Christchurch $100k–$140k · Queenstown $200k–$350k · Other regional $80k–$120k per lot. Includes servicing, title, legal, and development contributions.
🏗Build cost EX-GST · RAWLINSONS 2024–25
10%
5% tight10% standard20% complex30% high risk
✓ GST treatment: Build cost is entered and stored ex-GST. GST (15%) is shown separately in the cost ledger so you always know your pre-tax and post-tax position. There is no double-counting with land costs.
💰Selling price MARKET BENCHMARK OR CUSTOM
REINZ + Cotality 2026 · New-build adjusted · Select to use
📤Selling & finance costs PER PROJECT TOTAL
💡 Finance cost is auto-calculated: project cost × LVR% × rate% × (term/12). Enter an override in the last field to use your own figure instead. NZ development finance typically 8.5–10% p.a.
Running cost ledger (ex-GST per lot)
Land (per lot)—
Subdivision costs—
Build cost—
Extra / contingency—
Selling costs—
Finance cost —
GST on build (15%)—
Total cost per lot —
⚠️ For planning purposes only. Selling price benchmarks are derived from REINZ and Cotality data (April–May 2026) adjusted for new-build premium (~5–8%). Actual sale prices vary by location, spec, market timing, and negotiation. Always obtain registered valuations and professional advice before committing to a project. Build costs ex-GST per Rawlinsons NZ 2024–25.
Net margin (after all costs)
0% 8% 15% 30%
—
gross margin
Enter inputs to calculate
Profit per lot
—
after all costs
Total revenue
—
Total project cost
—
Gross profit
—
before selling costs & finance
Net margin %
—
profit ÷ revenue
Return on cost (ROC)
—
profit ÷ cost
Build cost / m²
—
ex-GST
Finance cost (auto)
—
🎯 Max Land Price Calculator
What's the most you can pay for this land and still hit your target margin?
Max land price
(at target margin)
—
Max land price
(at target ROC)
—
Complete the calculator above first, then set your target margin or ROC to see the maximum land price.
2026 NZ selling price benchmarks
REINZ + Cotality Apr–May 2026 · New-build adjusted
Region2-bed3-bed4-bed5-bed
📊 Benchmarks are new-build adjusted (5–8% premium over all-stock REINZ median). Townhouse prices discounted ~3–5% from standalone. Apartment segment down -4.2% in 2025. Queenstown prices reflect Cotality Nov 2025 median of $1,560,000.

📊 Sensitivity & Stress Test

See how your margin holds up under 12 real-world adverse scenarios — price drops, cost blowouts, delays, rate rises, and regulatory hits. Output: SAFE, TIGHT, or DO NOT PROCEED.

Overall project verdict
—
Run the stress test to see your project's risk profile across all scenarios.
Scenario matrix — net margin under stress GREEN ≥12% · AMBER 6–12% · RED <6%
Tornado chart — margin impact by shock type Worst scenario per category vs base case
⚠️ Stress test scenarios apply shocks independently to the base case — they do not compound. Finance delay cost assumes monthly interest rate based on your entered finance cost annualised. Regulatory cost shocks use fixed NZ market estimates. All figures ex-GST. For professional decision support only.