Where are you in the project?
Only one or two questions are live at any point in a development. This is which part of what we hold is actually useful at each of them — and, just as importantly, where what we hold is a modeled estimate rather than a citation.
Site selection & land bid
“Where should I even be looking, and what can I pay for this site?”
- Rank every jurisdiction we hold on one identical deal, by what a foreign buyer actually keeps after tax.
- Residual land value band: what the land can be worth given the exit you need and the cost structure that jurisdiction imposes.
- Typical FAR, entitlement difficulty and expected approval months for the area.
The jurisdiction ranking is built from sourced, dated rules. The land-value band, FAR and entitlement difficulty are modeled estimates — good for a first screen, not for a bid.
Underwriting the acquisition
“What does this specific deal actually cost, and which of my two options is better?”
- The full acquisition, holding and exit stack for one address — every line cited to its statute and as-of date.
- Two live deals side by side, each with its own price, rent and exit.
- A year-indexed cash-flow CSV your own =IRR() runs on. We never supply the discount rate.
This is the strongest layer we hold: 3,476 verified cost rules, none of them unsourced, 3,409 carrying a statutory effective date.
Entitlement & approvals
“What rules govern what I can build here, and what has changed since I last checked?”
- 359 development-impacting laws across 125 jurisdictions — every one carrying its source link, 350 of them dated.
- Recorded permit timelines, so an approval assumption is a number rather than a hope.
- A change journal: what moved, when it took effect, and the document that says so.
Every law here carries a source URL. Where we could not establish an effective date, the row says so rather than guessing one.
Financing the build
“What terms will a foreign-national borrower actually get, and how much equity do I need?”
- A foreign-national capital stack: realistic max LTV, the rate premium over local terms, reserve requirements and lender holdback.
- Named lender programme pages and the federal rules that exclude non-residents from conforming loans.
The eligibility rules and lender programme terms are sourced and linked. The modeled stack percentages are estimates — confirm final terms with a licensed lender.
Construction
“What should this cost to build here, and how long will it really take?”
- Hard cost per sqm, soft-cost percentage and typical build timeline for the area.
- Cost-overrun and delivery-delay risk bands, where we hold them.
Our weakest layer, and we would rather say it than have you find out. Every one of these figures is a modeled estimate with no source and no as-of date. Use them to sanity-check a contractor, never to replace one.
Pricing & launch
“Is this the right moment to release, and who am I competing with?”
- Absorption pace against the competing supply already in the pipeline nearby.
- 76 verified physical projects — rail, transit, employer campuses, rezonings — each checked against a primary source and dated.
- A pricing and launch-timing read that combines absorption with market momentum.
The nearby projects are individually verified against primary sources. The absorption and momentum figures are modeled estimates.
Hold, sell & repatriate
“Are the numbers I underwrote with still true, and what actually reaches my investor?”
- Exit costs, withholding and what is left after repatriation — for a non-resident foreign seller specifically.
- What changed since the date you underwrote, anchored to that date rather than a rolling window.
- An email when something moves, without you remembering to ask.
Sourced and dated throughout, and from 1 August 2026 every change is recorded, so we can show what we told you and when.
Where we are strong, and where we are not
We are strongest exactly where money crosses a border: Underwriting the acquisition, Entitlement & approvals, Hold, sell & repatriate. Those rest on 3,476 verified cost rules — none of them unsourced, 3,409 carrying a statutory effective date — plus 359 development-impacting laws that each carry their source link.
We are weakest on Construction. Construction cost per square metre, build timelines and overrun risk are modeled estimates with no source and no date, and a contractor in that market will know more than we do. We would rather you heard that from us than discovered it in month four.
That split is not an accident of what we happened to build. Foreign-buyer cost, regulation and exit are matters of public record that nobody had assembled on one comparable model. Build cost is a commercial negotiation that no public record contains — so we can model it, but we cannot cite it, and we will not print it as though we could. The full source register is at /provenance.