Determining what to pay for development land is arguably the most consequential decision a property developer makes. Pay too much and the project margin evaporates before construction begins. Pay too little and competitors acquire the site. Residual land value analysis provides the framework for calculating the maximum price a development scheme can support—working backwards from the completed project value to arrive at what’s left for land after accounting for all costs and required profit.
Australian developers face unique complexities that generic international approaches typically miss: the GST margin scheme can swing land values by hundreds of thousands of dollars, state-specific stamp duties range from 4.5% to 7%, and development contributions vary dramatically from $20,000 to $700,000 per hectare depending on location. This comprehensive guide covers everything Australian developers may need to understand about residual land value—from the three core methodologies through to state-specific costs, professional valuation standards, and the inputs that make feasibilities “bankable” with lenders.
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What Is Residual Land Value?
Residual land value represents the amount remaining after subtracting all development costs and required profit from a project’s completed value. Unlike market valuation—which relies on comparable sales evidence—RLV is a feasibility calculation that answers a specific question: “What is the maximum this site is worth to me, given my development assumptions?”
The core formula is deceptively simple:
Residual Land Value = Gross Development Value − Total Development Costs − Developer’s Profit
The complexity lies in accurately determining each component. Underestimate construction costs by 10% on a $5 million build and you’ve just overpaid for land by $500,000. Apply the wrong GST treatment and land value calculations could shift by $200,000+. Use unrealistic profit margins and lenders will reject your feasibility as “unbankable.”
Why RLV Matters for Australian Developers
RLV analysis serves several critical functions throughout the development process:
Acquisition negotiation: Rather than relying on comparable land sales (which may be scarce for unique development sites), RLV provides an objective basis for determining your maximum offer price.
Feasibility verification: If your RLV calculation returns a negative value or a figure substantially below the asking price, the development scheme may not be viable at current costs and values.
Finance applications: Major banks and development financiers typically require feasibility studies demonstrating positive residual land value with appropriate margins. A “bankable” feasibility generally needs to show the project works even under stress-tested assumptions.
Joint venture negotiations: When partnering with landowners, RLV analysis helps establish fair value contributions and profit-sharing arrangements.
Planning appeal economics: Understanding how planning restrictions affect RLV can inform decisions about appealing planning conditions or pursuing alternative schemes.
RLV vs Market Value: Understanding the Difference
Residual land value and market value serve different purposes and may produce different figures for the same site:
| Aspect | Residual Land Value | Market Value |
|---|---|---|
| Basis | What a specific scheme can support | What buyers will pay in current market |
| Evidence | Calculated from development assumptions | Direct comparable transactions |
| Volatility | Highly sensitive to input changes | Reflects current market conditions |
| Use case | Unique sites, development potential | Active markets with comparables |
| Who determines | Developer’s own analysis | Independent valuer |
A positive differential between RLV and market value suggests viable development opportunity. When market value exceeds RLV, the development scheme may require redesign, costs need reduction, or the asking price may simply be unrealistic for the proposed use.
The Three Core Calculation Methods
Australian valuers and developers generally use three approaches to residual land value, each suited to different project complexities and timeframes. Understanding when to apply each method is as important as the calculations themselves.
Method 1: Static Residual (Basic Formula)
The static residual method works best for straightforward projects typically completed within 12 months with gross development values under approximately $5 million. It provides quick feasibility checks without the complexity of cash flow modelling.
Formula:
RLV = GDV − Construction Costs − Professional Fees − Finance Costs − Marketing Costs − Contingency − Acquisition Costs − Developer’s Profit
When to use:
- Simple developments (single dwellings, duplexes, small townhouse projects)
- Quick site screening before detailed analysis
- Projects where finance costs are relatively minor
- Early-stage feasibility when detailed inputs aren’t available
Limitations:
- Doesn’t account for timing differences between expenditure and revenue
- May understate finance costs on longer projects
- Less accurate for staged developments
Worked Example: Duplex Development
A developer is assessing a site for a duplex development in Brisbane:
| Component | Calculation | Amount |
|---|---|---|
| Gross Development Value | 2 units × $750,000 | $1,500,000 |
| Less Construction Costs | 400m² × $3,200/m² | ($1,280,000) |
| Less Professional Fees | 10% of construction | ($128,000) |
| Less Finance Costs | Estimated at 4% of costs | ($56,320) |
| Less Marketing/Sales | 2.5% of GDV | ($37,500) |
| Less Contingency | 5% of construction | ($64,000) |
| Less Acquisition Costs | Stamp duty + legals (~5.5%) | Calculated on land |
| Less Developer’s Profit | 20% on costs | (~$310,000) |
| Residual Land Value | ~$380,000 |
At this RLV, the developer would typically negotiate to acquire the site below $380,000 to maintain their target profit margin.
Method 2: Hypothetical Development Method (Australian Standard)
The hypothetical development method is the predominant approach used by Australian valuers for formal valuations, particularly for subdivisions and medium-scale developments. It’s generally applied to projects with GDV between $5 million and $50 million with 12-36 month timeframes.
Formula:
LV = (GR × (1 − PR)) / (1 + CT) − CD
Where:
- LV = Land Value (what we’re solving for)
- GR = Gross Realisation (total sales revenue)
- PR = Profit and Risk factor (as decimal, e.g., 0.20 for 20%)
- CT = Costs of Transfer (stamp duty, legals, holding charges as % of land value)
- CD = Costs of Development (construction, fees, finance, marketing)
Five-Step Process:
- Determine Gross Realisation: Total expected sales revenue from completed development
- Deduct Selling Costs: Agent commissions, marketing, GST to arrive at Net Realisation
- Deduct Profit and Risk: Apply target margin to determine Total Capital Outlay
- Deduct Development Costs: All construction, professional fees, finance costs
- Deduct Transfer Costs: Back-calculate land value accounting for acquisition costs
When to use:
- Medium-scale residential subdivisions
- Multi-unit developments (townhouses, low-rise apartments)
- Projects requiring formal valuation for finance
- Sites where direct comparable sales are limited
Worked Example: 10-Unit Townhouse Development
A developer is assessing a site in Melbourne for 10 townhouses:
| Step | Calculation | Amount |
|---|---|---|
| Gross Realisation | 10 units × $950,000 | $9,500,000 |
| Less Selling Costs | 2.5% commission + marketing | ($285,000) |
| Less GST on Margin | Estimated | ($150,000) |
| Net Realisation | $9,065,000 | |
| Less Profit & Risk | 20% of costs (target) | (~$1,400,000) |
| Total Capital Outlay | ~$7,665,000 | |
| Less Construction | 2,000m² × $3,400/m² | ($6,800,000) |
| Less Professional Fees | 8% of construction | ($544,000) |
| Less Finance Costs | Interest capitalised over 18 months | (~$280,000) |
| Less Development Contributions | $15,000 × 10 units | ($150,000) |
| Less Contingency | 5% of construction | ($340,000) |
| Available for Land | ~$951,000 | |
| Less Acquisition Costs | Stamp duty ~5.5% + legals 1% | (~$62,000) |
| Residual Land Value | ~$889,000 |
Method 3: Discounted Cash Flow (DCF) Method
The DCF method is appropriate for complex, multi-phase developments exceeding approximately $50 million GDV or spanning more than three years. It fully incorporates the time value of money, allowing for phased construction and progressive sales receipts.
Formula:
RLV = Σ [CFt / (1 + r)^t]
Where:
- CFt = Net Cash Flow at period t
- r = Discount Rate (typically 8-15% for development)
- t = Time period
When to use:
- Large-scale residential communities
- Staged developments over multiple years
- Mixed-use projects with varied income streams
- Projects requiring institutional-grade modelling
Discount Rate Selection:
| Risk Profile | Typical Discount Rate |
|---|---|
| Low risk (pre-sold, experienced developer) | 8-10% |
| Medium risk (standard development) | 10-14% |
| High risk (speculative, complex) | 14-18% |
| Very high risk (emerging markets, untested) | 18%+ |
Key DCF Considerations:
- Cash flows should be modelled monthly or quarterly
- Land acquisition typically occurs at t=0 (not discounted)
- Construction draws follow S-curve distribution
- Sales revenue timing reflects realistic presales and settlement periods
- Exit value calculations required for retained assets
Choosing the Right Method
| Factor | Static Residual | Hypothetical Development | DCF |
|---|---|---|---|
| Project GDV | Under $5M | $5M–$50M | Over $50M |
| Timeline | Under 12 months | 12–36 months | Over 36 months |
| Complexity | Simple | Medium | Complex |
| Time value | Not considered | Partial (via interest) | Fully incorporated |
| Bank acceptance | Limited | Standard | Required for large projects |
| Skill required | Basic | Intermediate | Advanced |
Input Requirements with Australian Benchmarks
Accurate residual land value calculation depends on realistic input assumptions. The following benchmarks reflect typical 2024-25 Australian market conditions, though actual costs vary significantly by location, specification, and market conditions.
Gross Development Value (GDV)
GDV must be established through comparable sales analysis appropriate to the proposed development type and location.
Typical Sale Price Ranges (per square metre of internal area):
| Property Type | Sydney | Melbourne | Brisbane | Perth |
|---|---|---|---|---|
| Metro apartments | $9,000–$15,000+ | $7,000–$11,000 | $7,500–$10,000 | $6,500–$9,000 |
| Townhouses | $8,000–$12,000 | $6,500–$9,500 | $6,000–$8,500 | $5,500–$8,000 |
| Detached houses | $8,500–$14,000+ | $6,000–$9,000 | $5,500–$8,000 | $5,000–$7,500 |
Evidence Sources:
- CoreLogic and RP Data sales records
- Domain and realestate.com.au sold listings
- Local agent appraisals (obtain 2-3 independent opinions)
- Comparable project launches in the area
- Recent off-the-plan settlement evidence
GDV Stress Testing: Banks typically apply 5-10% haircuts to developer GDV assumptions. A prudent approach is to model scenarios at both your expected GDV and a 10% reduction to assess margin resilience.
Construction Costs
Construction costs represent the largest variable in most feasibility calculations. Current 2024-25 benchmarks for medium quality (excluding GST):
| Building Type | Cost per m² (GFA) |
|---|---|
| Single dwelling | $2,000–$2,800 |
| Duplex | $2,600–$3,200 |
| Townhouses (2-3 storey) | $3,100–$3,500 |
| Low-rise apartments (3-4 storey) | $3,200–$3,800 |
| Mid-rise apartments (5-8 storey) | $3,800–$4,500 |
| High-rise apartments (9+ storey) | $4,500–$5,500 |
| Industrial/warehouse | $1,200–$1,800 |
Regional Variation Indices (Sydney = 100):
| City | Index |
|---|---|
| Melbourne | 94–98 |
| Brisbane | 90–95 |
| Perth | 88–93 |
| Adelaide | 85–90 |
| Hobart | 88–92 |
| Regional areas | 95–110 |
| Remote locations | 110–150+ |
Authoritative Cost Sources:
- Rawlinsons Australian Construction Handbook (industry standard reference)
- Rider Levett Bucknall quarterly reports
- Cordell Construction Cost Index
- Quantity surveyor estimates (essential for projects over $2M)
Professional Fees
Professional fees typically scale inversely with project size due to economies of scale:
| Project Value | Total Professional Fees (% of Construction) |
|---|---|
| Under $1M | 10–15% |
| $1M–$5M | 8–12% |
| $5M–$10M | 6–10% |
| Over $10M | 5–8% |
Typical Fee Breakdown:
- Architect: 3–10% (varies significantly with project size)
- Project Manager: 2–5%
- Quantity Surveyor: 0.3–2%
- Structural Engineer: 0.3–2%
- Other consultants (civil, hydraulic, electrical, landscape): 2–5% combined
Finance Costs
Development finance rates vary significantly by lender type and project risk profile:
| Finance Type | Rate (p.a.) | Typical LTC | Notes |
|---|---|---|---|
| Major bank senior debt | 6.5–8.5% | 60–70% | Requires presales, experienced developer |
| Non-bank senior debt | 7.5–10.5% | 65–75% | More flexible criteria, faster approval |
| Private/specialist | 9–15% | 70–80% | Higher LVR possible, fewer covenants |
| Mezzanine finance | 12–20% | 80–90% | Second-ranking security, fills equity gap |
Interest Capitalisation Quick Estimate:
For static feasibility, estimate capitalised interest as:
Interest Cost = Total Construction × Interest Rate × (Construction Period ÷ 24)Example: $3M construction × 8% × (15 months ÷ 24) = $150,000
For detailed feasibility, model monthly drawdowns following an S-curve distribution where approximately 50% of costs occur in the middle third of the construction period.
Developer Profit Margins
Industry-standard profit margins vary by metric and risk profile:
| Metric | Minimum | Target | Premium |
|---|---|---|---|
| Profit on Cost (PoC) | 15–16% | 18–20% | 25%+ |
| Profit on GDV | 12–14% | 15–17% | 20%+ |
| Internal Rate of Return | 18%+ | 20–25% | 30%+ |
Conversion Formula: 20% margin on cost ≈ 16.67% profit on GDV
Bank Requirements: Major banks typically require minimum 15–20% margin on GDV for development finance approval. Non-bank lenders may accept lower margins (12–15%) but charge higher interest rates.
Contingencies
Contingency allowances should reflect design stage and project complexity:
| Design Stage | Recommended Contingency |
|---|---|
| Concept/sketch design | 10–15% |
| Design development | 7–10% |
| Detailed documentation | 5–7% |
| Post-contract construction | 3–5% |
Higher Contingencies Apply For:
- Complex sites (significant slope, flood zone, bushfire area)
- Heritage constraints
- Contaminated land requiring remediation
- Volatile market conditions
- Untested development types
Development Timelines
Realistic timeline assumptions are critical for accurate finance cost modelling:
| Phase | Duplex | Townhouses (4-6) | Low-rise Apartments | Mid-rise |
|---|---|---|---|---|
| Design & documentation | 2–4 months | 3–6 months | 6–12 months | 9–15 months |
| DA/Planning approval | 2–6 months | 4–12 months | 6–18 months | 12–24 months |
| Construction | 6–10 months | 10–14 months | 14–20 months | 18–30 months |
| Settlement/sell-down | 1–3 months | 2–4 months | 3–6 months | 6–12 months |
| Total | 18–30 months | 24–42 months | 36–60 months | 48–84 months |
Sales and Marketing Costs
Agent Commissions (vary by state):
| Location | Typical Commission |
|---|---|
| Sydney metro | 1.8–2.0% |
| Melbourne metro | 1.9–2.1% |
| Brisbane metro | 2.5–2.7% |
| Perth metro | 2.0–2.2% |
| Regional areas | 2.5–3.5% |
| Off-the-plan sales | 2.5–3.0% retail, 5–6% wholesale |
Marketing Budget by Project Size:
- Small projects (under 10 units): 2–3% of GDV
- Medium projects (10–50 units): 3–4% of GDV
- Large projects with display suite: 4–6% of GDV
Australian State-Specific Cost Considerations
Australian property development involves significant state-specific costs that materially impact residual land value calculations. Failing to account for these variations can result in substantial errors.
GST and the Margin Scheme
The GST margin scheme is one of the most significant—and commonly misunderstood—factors in Australian development feasibility.
Standard GST vs Margin Scheme:
| Method | Calculation on $3M sale (land cost $1M) | GST Payable |
|---|---|---|
| Standard GST | $3,000,000 × 1/11 | $272,727 |
| Margin Scheme | ($3,000,000 − $1,000,000) × 1/11 | $181,818 |
| Saving | $90,909 |
Margin Scheme Eligibility:
- Property was acquired from a non-GST registered vendor, OR
- Vendor used margin scheme on their sale to you, OR
- Property was acquired as GST-free farmland
Critical Points:
- Written agreement required before settlement
- Development costs are NOT deductible from margin calculation
- Margin scheme applies to residential property only
- Commercial property generally uses standard GST treatment
- Mixed developments require apportionment
Impact on RLV: When modelling residual land value, the GST treatment affects both the GDV calculation (GST-inclusive vs exclusive) and the margin available for land acquisition. Always clarify GST status of the vendor before finalising land value calculations.
Stamp Duty by State
Stamp duty on site acquisition represents a significant non-recoverable cost:
| State | Top Marginal Rate | Foreign Surcharge | Premium Rate |
|---|---|---|---|
| NSW | 5.5% | 9% | 7% above $3.7M (residential) |
| VIC | 5.5–6.5% | 8% | None |
| QLD | 5.75% | 8% | None |
| WA | 5.15% | 7% | None |
| SA | 5.5% | 7% | None |
| TAS | 4.5% | 1.5% | None |
| ACT | 5% | None | None |
| NT | 5.95% | None | None |
Stamp Duty on $5M Development Site:
| State | Approximate Duty | As % of Land Value |
|---|---|---|
| NSW | ~$270,000 | 5.4% |
| VIC | ~$290,000 | 5.8% |
| QLD | ~$263,000 | 5.3% |
| WA | ~$249,000 | 5.0% |
| TAS | ~$218,000 | 4.4% |
For accurate stamp duty calculations, use our Stamp Duty Calculator or each state’s official calculator.
Development Contributions
Infrastructure contributions vary dramatically across Australia and can significantly impact feasibility:
New South Wales (Section 7.11/7.12):
- Capped at $30,000 per lot (greenfield) or $20,000 per lot (infill)
- Additional 1% levy on developments over $200,000
- Special Infrastructure Contributions in growth areas may add $50,000+ per dwelling
Victoria:
- Community Infrastructure Levy: Capped at $1,190 per dwelling (2024-25)
- Development Infrastructure Levy: Uncapped
- Growth Area Precinct Structure Plans: $400,000–$700,000 per hectare
- Windfall Gains Tax (from July 2023): 50% on rezoning uplift over $500,000
Queensland:
- Maximum adopted charges: ~$28,000–$35,000 for 3+ bedroom dwellings
- Trunk infrastructure contributions negotiable via Infrastructure Agreements
- SEQ growth areas may have additional requirements
Western Australia:
- Developer Contribution Plans: Varies by local government
- Typically $15,000–$30,000 per lot in growth areas
- Headworks charges for water/sewer connections additional
South Australia:
- Infrastructure schemes vary by council
- Planning SA coordinates major project contributions
- Typically lower than eastern states
Land Tax During Holding Period
For sites held during the development period, land tax may apply:
Annual Land Tax on $5M Development Site (approximate):
| State | Approximate Annual Tax |
|---|---|
| NSW | ~$63,000 |
| VIC | ~$80,000–$100,000 (includes COVID debt levy) |
| QLD | ~$95,000 |
| WA | ~$125,000 |
| SA | ~$75,000 |
Victoria-Specific Issues:
- Vacant Residential Land Tax: Additional 1–3% (progressive by years vacant)
- From 2026, VRLT applies to land undeveloped for more than 5 years
- Significant impact on landbanking strategies
NCC 2022 and Sustainability Compliance
The increased 7-star NatHERS minimum energy rating (up from 6 stars) adds compliance costs:
Estimated Additional Costs per Dwelling:
| Component | Cost Range |
|---|---|
| Enhanced insulation (walls, ceiling) | $3,000–$8,000 |
| High-performance glazing | $5,000–$15,000 |
| Solar PV system (minimum) | $5,000–$12,000 |
| Heat pump hot water | $2,500–$4,500 |
| Total Additional Cost | $15,000–$45,000 |
Professional Standards for Bankable Feasibilities
Understanding what makes a residual land value calculation “bankable” helps developers prepare feasibilities that will be accepted by lenders and valuers.
Bank Requirements for Development Finance
Major Australian banks (CBA, NAB, Westpac, ANZ) typically require:
Loan-to-Cost Ratios:
- Senior debt: 60–70% of Total Development Cost
- Maximum 65% of Gross Realisation Value
Presales Requirements:
- Apartments: 70–100% of debt covered by qualifying presales
- Townhouses: 50–70% presale coverage (varies by lender)
- Qualifying presales must be unconditional with 10% deposit held
Margin Requirements:
- Minimum 15–20% profit on GDV
- Stress-tested scenarios must remain viable
Feasibility Stress Testing: Banks typically apply these adjustments when assessing feasibility:
- GDV reduced by 5–10%
- Construction costs increased by 5–10%
- Timeline extended by 3–6 months
- Presales collapse scenario (5–10% failure rate)
Valuation Standards (API and RICS)
The Australian Property Institute has adopted International Valuation Standards (IVS), with IVS 410 governing development property valuations.
Key Requirements:
- Use of minimum two appropriate valuation methods
- Both market comparison and residual method where possible
- Single valuation figure reported (not ranges)
- All assumptions and special assumptions documented
- Sensitivity analysis on key variables
RICS Guidance Note: Valuation of Development Property mandates:
- Profit and risk allowance must be explicitly stated
- Interest and finance costs disclosed
- Construction period assumptions justified
- Sensitivity testing on GDV (±5–10%), costs (±5–10%), and timeline (±3–6 months)
Due Diligence Requirements
Before relying on RLV calculations for acquisition decisions, prudent due diligence typically includes:
Site Investigation:
- Physical inspection and contamination assessment
- Geotechnical conditions (soil reports where warranted)
- Services availability and connection costs
- Off-site infrastructure requirements
Planning Matters:
- Current zoning and permissible uses verified
- Development potential confirmed with council pre-application advice
- Contribution requirements quantified
- Heritage, flood, and bushfire controls identified
Market Validation:
- GDV assumptions supported by current comparable evidence
- Absorption rate realistic for local market
- Target buyer demographic confirmed
- Competitive supply pipeline assessed
Common Mistakes to Avoid
Calculation Errors
Confusing profit metrics: Profit on cost vs profit on GDV are different calculations. A 20% profit on cost equals approximately 16.67% profit on GDV—mixing these up can misrepresent margins by 15–20%.
GST treatment errors: Applying standard GST when margin scheme applies (or vice versa) can swing calculations by $100,000+ on typical projects.
Ignoring acquisition costs: Stamp duty and legal fees on land acquisition are costs that reduce available RLV. A $5M site in Victoria incurs ~$290,000 in stamp duty alone.
Understating finance costs: Simple interest calculations understate true finance costs on longer projects. Interest capitalises monthly, compounding the effective cost.
Assumption Errors
Optimistic GDV: Using asking prices or peak-market evidence rather than realistic current values. Always use recent settled sales, not listings.
Understated construction costs: Using dated cost guides or rates from different markets. Construction costs have escalated 15–25% since 2020 in most markets.
Insufficient contingency: Projects rarely come in under budget. Inadequate contingency is a primary cause of feasibility failure.
Unrealistic timelines: Underestimating approval timeframes and construction periods affects finance costs and holding charges significantly.
Process Errors
Single-point estimates: Feasibility should include sensitivity analysis showing how results change with key variable movements.
Ignoring state variations: Using generic national assumptions rather than state-specific stamp duty, contributions, and land tax.
Outdated information: Tax rates, contribution caps, and concessions change regularly. Always verify current rates with official sources.
Skipping professional verification: QS cost estimates and independent valuations provide essential third-party validation for larger projects.
When to Seek Professional Advice
While understanding residual land value methodology is essential for every developer, professional advice is recommended for:
- Projects over $5M GDV: Quantity surveyor cost estimates and independent valuations
- Complex sites: Contamination, heritage, or unusual planning constraints
- Finance applications: Bank-acceptable feasibilities require specific formatting and assumptions
- Joint ventures: Legal and accounting structures require specialist input
- Foreign investment: FIRB implications and additional duty surcharges
- GST and tax structuring: Margin scheme eligibility and optimal entity structures
Relevant Professionals:
- Quantity Surveyors: Construction cost verification (AIQS)
- Valuers: Independent property valuations (API)
- Development Finance Brokers: Funding structuring and lender introductions
- Property Lawyers: Contract review and structuring
- Accountants: GST, tax, and entity advice
Further Resources
| Resource | Description |
|---|---|
| Rawlinsons Construction Handbook | Industry-standard Australian construction cost reference |
| Rider Levett Bucknall | Quarterly construction market updates |
| Australian Property Institute | Valuation standards and professional guidelines |
| RICS Valuation Standards | International valuation guidance including development property |
| CoreLogic | Property data and market analytics |
| UDIA | Industry body for development policy and market insights |
Summary
Residual land value analysis is the cornerstone of informed development site acquisition. Key principles to remember:
- RLV sets the ceiling: The maximum you should pay for land given your development assumptions—not what you should actually pay
- Three methods exist: Static residual for simple projects, hypothetical development for standard feasibilities, DCF for complex multi-phase schemes
- Australian costs matter: GST margin scheme, state stamp duties, and development contributions can swing calculations by hundreds of thousands of dollars
- Bankable feasibilities require: Realistic assumptions, adequate contingencies, sensitivity analysis, and professional verification
- Profit margins: Banks typically require 15–20% minimum on GDV for finance approval
- Stress test everything: If your feasibility doesn’t work at GDV -10% and costs +10%, the margin isn’t sufficient
For quick calculations on specific sites, use our Residual Land Value Calculator with verified inputs from quantity surveyors, valuers, and local councils. Residual land value is only as reliable as the assumptions that underpin it—invest the time in robust research before committing to site acquisition.