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
How this is calculated: Typical NZ subdivision costs vary by region and include servicing, title, legal, and development contributions. Subdivision cost per lot is the total per-lot allowance. If you know your council consent & levies, development contributions, or professional fees, enter them below. The calculator automatically includes these figures as part of the total allowance; it does not add them twice. If the breakdown fields are left blank, the total allowance is used as entered.
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
Add any dwelling types that differ from the default unit entered above. Their quantities, build costs and sale prices replace that many default units; all remaining units use the top inputs. Product-mix quantity cannot exceed the project total. 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 (June 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 sale price
—
incl. GST
Total revenue (ex-GST)
—
Total project cost (ex-GST)
—
Total net profit (ex-GST)
—
after all project costs
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 June 2026 · New-build adjusted
Region2-bed3-bed4-bed5-bed
Benchmarks are new-build adjusted (5–8% premium over all-stock REINZ median). Bedroom-level figures preserve Buildara's existing mix ratios and are rescaled to June 2026 regional medians. Townhouse prices discounted ~3–5% from standalone. Queenstown uses the Cotality June 2026 median value.