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.
Product mix OPTIONAL
LEAVE EMPTY FOR QUICK MODE
Enter different dwelling types to replace the single-unit assumption. Sales price follows the GST basis selected below.
| Type | Qty | m² | Build $/m² | Sale / unit |
|---|---|---|---|---|
Selling price
MARKET BENCHMARK OR CUSTOM
Market benchmarks are normally displayed as GST-inclusive sale prices. Select the correct basis so revenue is compared with ex-GST costs consistently.
REINZ + Cotality 2026 · New-build adjusted · Select to use
Selling & finance costs
PER PROJECT TOTAL
Finance cost is auto-calculated from debt, average drawdown, interest, establishment fee and other loan fees. Enter an override above to use your own figure instead.
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
—
Model checks
Enter project assumptions to run checks.
⚠️ 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)
—
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)
—
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.