Feasibility model · Free, no signup
Real estate project feasibility
Planning a housing or office project and preparing the numbers for a construction loan? Pick a project like yours and see what it costs to build, how fast it must sell or lease, and whether it can carry the loan. Then change any number.
- Starts from typical Indian numbers. Change any of them.
- Download a spreadsheet, print it, or share a link
- A planning check on your numbers, not a bank’s decision
Total development costEverything it takes to build: land, stamp duty, construction, fees and approvals, a buffer for surprises, and loan interest during construction.
₹170 Cr
Project return (IRR)The yearly return of the project itself, before any loan. Compare it with the return you need (your hurdle rate).
13.7%
Return on your moneyEquity IRR: the yearly return on the money you put in yourself, after loan repayments. Borrowing makes it swing more, both ways.
23.6%
Pick a starting point or set the key numbers, read the result, then fine-tune anything below. Download, print or share a link to this exact model.
This 2-acre development for sale costs ₹170 Cr to build, pays back in 3.0 years and returns 23.6% a year on your own money, keeping 17.5% of sales as net profit. The detail is below.
A planning check on the numbers entered, not a lender’s decision. Banks run their own appraisal.
Your project
Start from a project like yours, then set the numbers that drive everything: whether you sell or lease, the land and what it costs, the build rate, your price or rent, how much sells before completion (or how full it gets), and how much you borrow. Everything else starts at a typical Indian figure you can change further down.
Pick a starting point. Each one is an illustration built from typical Indian numbers, not a recommendation and not ClarWorks data. Change anything after.
Sell or lease?Selling books sales as units are handed over, with buyers paying in instalments during construction. Leasing earns rent, and the building is valued at the end from its yearly rent after running costs (NOI) and the exit yield (cap rate).
Built-up area
2,17,800 sq ft
land area × floor space index (FSI) of 2.5. Change it under Land and floor area
Saleable (super built-up) area
2,39,580 sq ft
built-up × 1.1 loading
What it costs and what it returns
These update as soon as you change any number. The “usual” ranges are rough planning ranges from public sources, not ClarWorks data and not a promise.
Developing 2,39,580 sq ft of saleable area on 2 acres costs ₹170 Cr all in. Land and stamp duty make up 38% of that (within the usual 30–50% for metro land). With 65% sold before completion, ₹120 Cr of buyers’ payments comes in during construction itself. In all, the project sells ₹250 Cr and keeps ₹43.9 Cr after tax, a 17.5% net margin (PAT) (within the usual 15–20% for developers). It pays back in 3.0 years and returns 13.7% a year on the whole project and 23.6% a year on your own money (equity investors in Indian housing projects usually look for 18–25%). That is ₹5 Cr ahead of the 12% a year you set as your minimum return.
Bottom line: Works at these numbers
Total investmentEverything it takes to build: land, stamp duty, construction, fees and approvals, a buffer for surprises, and loan interest during construction.
₹170 Cr
₹7,782 per sq ft built-up
Total salesAll units at your prices, including extra charges such as floor rise, parking and club, across the whole sell-out. Prices are before GST; the buyer pays GST on top.
₹250 Cr
₹10,443 per saleable sq ft
Net profit (PAT)What you keep after land, construction, selling costs, loan interest and tax.
₹43.9 Cr
17.5% of sales
Inside the usual 15–20%
PaybackYears from the start of construction until the project’s cash turns positive. Money collected from buyers during construction shortens it.
3.0 years
Project return (IRR)The yearly return of the project itself, before any loan. Compare it with the minimum return you want (your hurdle rate).
13.7%
Return on your moneyEquity IRR: the yearly return on the money you put in yourself, after loan repayments. Pre-sales and borrowing both make it swing more, both ways.
23.6%
Inside the usual 18–25%
Value above your hurdle (NPV)Net present value: all future cash in today’s money, minus the investment, at your minimum return. Above zero means the project beats it.
₹5 Cr
Your money at peakThe most of your own money that is in the project at any point before it starts paying you back: the cheque you must be able to write.
₹78.7 Cr
Lowest loan cover (DSCR)Debt service coverage ratio in the worst repayment year: cash available ÷ loan repayment. Banks usually look for at least 1.2–1.3×.
1.32×
Money back per ₹1 you put inEquity multiple: total cash returned to you for every rupee of your own money.
1.56×
Land as a share of costLand and stamp duty as a share of the total development cost. Usual ranges: 30–50% in metros, 15–25% in tier-2 cities. Too high, and the prices you can charge may not carry the land.
38%
Inside the usual 30–50%
Break-even priceThe sale price per sq ft at which the project just earns your minimum return. The gap to today’s price is your cushion.
₹9,173 per sq ft
Cash position over time
Fine-tune the assumptions
Each section below opens to show the detail. Change any number and the result above updates straight away.
Land and floor area
2 acres · FSI 2.5 · 2,39,580 sq ft to sell (1.1 loading). Open to change the FSI and loading.
Development cost (CapEx)
₹170 Cr in total · ₹7,782 per sq ft built-up · stamp duty ₹3.9 Cr. Open to change fees, approvals, the buffer and the build time.
Sales: prices and sales speed
₹250 Cr of sales in total · 8% extra charges · 65% sold before completion. Open to change price rises, sales speed and selling costs.
Loan, tax and the year-by-year P&L
30% loan at 12% over 3 years · net profit ₹43.9 Cr · lowest loan cover 1.32× · project return 13.7%. Open for the loan terms, tax and the profit and loss for every year.
Area, per sq ft figures and sales speed
Sold out by year 3 · ₹10,443 of sales per sq ft. Open for the area and the year-by-year sales.
Charts
Where the money goes, when it pays back, revenue against costs, profit over time, how fast it sells, and loan cover.
Stress test
What breaks the case first? Move one number (sale price per sq ft, building cost, sales speed and more), see which matters most, change two at once, or work back from the return you want.
Compare scenarios
Save the numbers you have now as a scenario, change them, save again, and compare side by side. Saved scenarios stay in this browser tab only.
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