Sale Stream
Component 1: Development Financials
The Development Financials component captures all capital expenditure required to deliver your for-sale development project. From land acquisition through construction completion, this component models the complete cost structure and generates a monthly cash outflow schedule using S-Curve phasing.
Overview
Component 1 walks you through 13 sequential steps to model the full development cost structure. Your early choices (building type, configuration) directly influence the cost benchmarks and allocation structures suggested in later steps.
What This Component Produces
- •Total Development Cost (TDC): Land + Construction + Soft Costs + POWC
- •Monthly Cash Outflow Schedule: Construction costs phased using S-Curve distribution
- •Cost Allocation Breakdown: Detailed soft cost and POWC allocations
- •TDC Ratio Checks: Land cost vs. development cost balance validation
Step-by-Step Walkthrough
Step 1: Project Location
Select the country and city where the project is located, or use the interactive map to virtually pinpoint your exact site.
- Pin-Drop Precision: Click anywhere on the map to drop a pin. The system captures the exact Latitude and Longitude. This precision allows the AI Research Engine to pull hyper-local micro-market data.
- Auto-Currency: Selecting a country automatically suggests the local currency (e.g., Malaysia → MYR), which can be overridden in Step 2.
This selection determines:
- Default currency and unit conventions
- Construction cost benchmarks specific to the market
- Land cost benchmarks and market insights
- Regulatory and permitting timelines
Step 2: Currency Selection
Choose the currency for your financial model. The system will use this currency throughout all components for consistency. Common choices include AED (UAE Dirham), USD, MYR (Malaysian Ringgit), and GBP. All calculations, charts, and exported reports will display in this currency.
Step 3: Building Type
Select the primary product sub-type for your for-sale development. This is one of the most consequential choices, as it determines the configuration options, cost structures, and revenue modeling approach.
🏠 Residential - Landed
Terrace, Semi-D, Bungalow
Low-rise individual units with private land ownership. Requires infrastructure cost modeling.
🏢 Residential - High-Rise
Condo (high-end), Apartment (low-mid), Serviced Apartment
Multi-story residential tower with strata titles. May include mixed-use retail component.
🏪 Commercial - Landed
Terrace shop-offices (G+4 max)
Low-rise commercial units with individual ownership. Requires infrastructure cost modeling.
🏛️ Commercial - Strata Office
Office building (G+4+) with strata titles
Multi-story office tower with individual unit sales. Similar configuration to high-rise residential.
📦 Commercial - Strata Warehouse
Industrial warehouse with strata titles
Multi-level or single-level warehouse units for sale. 100% saleable ratio.
Step 4: Market Segmentation & Positioning
Step 4 now captures market segmentation & positioning. The panel adapts to the Building Type chosen in Step 3. These selections calibrate the construction cost benchmarks and revenue assumptions used in later steps.
Market Segmentation & Positioning
For non-warehouse assets (Residential Landed / High-Rise, Commercial Landed / Strata Office):
Market positioning
Affordable
Bottom 25% market prices
Mid-Market
Market average ±10%
Upper-Mid
Top 25% market prices
Luxury
Top 10% market prices
Finishing standard
Core & Shell
Shell + basic finishes, M&E rough-ins
Standard
Standard finishes, basic appliances & fixtures
Premium
High-end finishes, premium appliances & smart home
Fully Furnished
Premium finish + furniture, decor, linens
📦 Warehouse Segment & Positioning
For Commercial - Strata Warehouse: choose the warehouse sub-type and quality grade. These selections determine the technical specifications in Step 5.
Warehouse Sub-Type
Bulk / Distribution
Large-scale, high-bay storage & distribution
Last-Mile / Urban
Smaller facilities closer to population centres
Multi-Storey
Land-scarce urban locations, multiple levels
Cold Storage
Temperature-controlled facilities, higher cost
Light Manufacturing / Workshop
Combined warehouse + light industrial
Quality Grade
Grade A
Modern, high-spec, prime location
Grade B
Functional, secondary location
Step 5: Building Configuration
The configuration form auto-selects from the Building Type chosen in Step 3 (to change it, go back to Step 3 and select a different product type). There are three configuration variants.
High-Rise Configuration
Residential High-Rise & Commercial Strata Office
- Floor counts: Basements (B), Podium / Parking (P), Ground Floor (G), Upper Floors (Storeys). Total Floors (Auto) sums them.
- Areas: Total Building BUA (sqft), Basement BUA (sqft), Podium / Parking BUA (sqft).
- Saleable BUA Ratio (%) → Saleable BUA (sqft) (Auto).
- Land Area (sqft).
Landed Configuration
Residential Landed & Commercial Landed
- Ground Floor (G) is fixed at 1; Upper Floors (Storeys); Total Floors (Auto).
- Number of Units; BUA per Unit (sqft); Total BUA (sqft) (Auto).
- Saleable BUA Ratio (%) → Total Saleable BUA (sqft) (Auto).
- Land Area per Unit (sqft) → Total Saleable Land Area (sqft) (Auto).
- Common Area (%) → Total Land Area (sqft) (Auto).
📦 Building Configuration (Commercial - Strata Warehouse)
Define warehouse specifications. FeasiBuild auto-calculates technical details from the selected sub-type & grade. A Summary of Your Selections (from Step 4) panel shows Sub-Type and Quality Grade.
Two tabs. The user sees the Single Warehouse tab first; that tab must be completed before the Industrial Park tab can be filled.
Single Warehouse
- User Inputs: Total Warehouse BUA (sqft), Number of Floors, Total Land Area (sqft).
- Auto-Calculated Specifications:calculated from industry standards for the sub-type & grade (rule engine). Every value can be edited to override (defaults carry a Default badge).
Auto-Calculated groups
- Building Configuration: Column Spacing (ft) and Clear Height (ft), per grade/sub-type standard (e.g. Grade B Light Manufacturing std).
- Loading & Access: Dock Doors / Truck Bays (1 per 10,000 sqft); Drive-In / Grade-Level Doors (20% of dock doors).
- Site & Yard: Yard / Hardstand Area (sqft) (land − building footprint); Site Coverage (%) (building footprint ÷ land); Parking (cars) (1 per 5,000 sqft); Parking (trailers) (1 per 10,000 sqft); Building Footprint (sqft).
Industrial Park
Single Warehouse Template
Inherited from the single warehouse configuration (BUA, Floors, Clear Height, Column Spacing, Dock Doors, Land Area). Edited via Edit Template → Single Warehouse.
- Number of Units: min 4 / max 50, validated when you leave the field.
- Warehouse Land Area (sqft) = units × single warehouse land.
- Common Infrastructure Area (% of Land), auto-suggested 20–30%.
- Total Land Area (sqft) = warehouse land + common infrastructure area.
- Total BUA (sqft) = units × template BUA.
Step 6: Construction Costs (CC)
Enter the built-up areas (BUA) and benchmark construction rates for each component. The system suggests benchmark rates based on your selections from Steps 1-4, but you can override these with project-specific data.
Superstructure / Main Building
- Building BUA (sqft): Total built-up area of above-grade occupied floors
- Building Rate (AED/sqft): Construction cost per square foot
Parking & Basements
- Parking BUA & Rate: Above-grade parking structure area and cost
- Basement BUA & Rate: Underground levels area and cost (typically 1.5-2.5x above-grade rates)
Infrastructure Costs (Landed Developments Only)
For Landed Developments: Enter the infrastructure rate for roads, drainage, utilities, and landscaping.
For High-Rise & Strata Office: Leave Infrastructure Rate as 0 (infrastructure is included in building construction costs).
📦 Commercial - Strata Warehouse: Construction Costs
For Commercial - Strata Warehouse, this step becomes Construction Costs — Industrial Park (or the single-warehouse equivalent). A benchmark chip identifies the benchmark set (e.g. Warehouse / Industrial · Malaysia · Bulk Distribution · Grade A). Quantities are locked from Step 5; rates use AI research when available (AI badge); totals calculate automatically and — in Industrial Park mode — scale by the number of units, shown as × Number of Units [N] badges on the per-unit cards.
Building & shell (× units)
- Building BUA (sqft) [Auto]
- Building Rate (/sqft) (AI)
- Building Cost [Auto]
Site & yard works (× units)
- Yard Area (sqft) [Auto] + Yard Rate (/sqft) (AI) + Yard Cost [Auto]
- Car Parking Stalls [Auto] + Car Parking Rate (/stall) (AI) + Car Parking Cost [Auto]
- Trailer Parking Stalls [Auto] + Trailer Parking Rate (/stall) (AI) + Trailer Parking Cost [Auto]
Loading & access (× units)
- Dock Doors [Auto] + Cost per Dock Door (AI)
- Drive-In Doors [Auto] + Cost per Drive-In Door (AI)
- Loading Cost [Auto]
Specialised systems (× units, per-unit inputs)
- Racking / Shelving
- Refrigeration / Cold Storage
- Automation / Conveyors
- Total Specialised Systems [Auto]
Common Infrastructure (park-level, not scaled per unit)
- Common Infrastructure Area (sqft) [Auto] + Infrastructure Rate (/sqft) (AI) + Common Infrastructure Cost [Auto]
Professional fees (not scaled per unit)
- Professional Fees (%) (AI) + Professional Fees [Auto]
Footer total: Estimated hard costs + fees.
Step 7: Contingency on CC
Apply a contingency percentage to the total construction cost to account for unforeseen expenses, design changes, and material price escalation during construction. Industry standard ranges from 5% to 10%, depending on project complexity and design maturity.
Step 8: SC, POWC & DC
Enter the indirect costs as a percentage of construction cost (including contingency):
- •Soft Costs (SC): Design fees, permits, legal, project management, insurance. Typically 15-20% of construction for sale developments.
- •POWC (Pre-Opening Working Capital): Marketing, sales team, show unit setup, and operating float before first sales. Typically 3-6%.
Development Cost (DC) = CC (incl. contingency) + SC + POWC
- SC % of CC incl. contingency (SC%) carries an AI badge. Formula: SC amount = CC incl. contingency × SC% ÷ 100.
- POWC % of CC incl. contingency (POWC%) shows an Override badge when manually changed ("Manually overridden — edit to change" plus a per-field Reset to benchmark).
Live computed outputs:
Soft Costs (SC)
POWC
Development Cost (DC = CC + SC + POWC)
Detailed Allocation
Each % field carries an AI badge. Totals must read 100.0% ✓.
POWC Allocation
- Site Establishment 30% AIMobilization, temporary facilities, site prep
- Overhead Costs 50% AIAdmin, HSE, Management, site staff
- Authority Fees 20% AITelco, power, water, drainage, permits
Total 100.0% ✓
ℹ️ POWC timing: Site: 40% M1, 30% M2, 30% M3 (M0 and M4+ zero); if fewer than 3 construction months, those shares are normalized over M1..Mn. Overhead: even across M1–Mn. Authority: 50% in first 2 months, 50% over last 3 months.
Soft Costs Allocation
- Main Architect 30% AIDesign, drawings, site supervision
- Project Management 25% AIOwner's rep, coordination, reporting
- Engineering Consultant 25% AIStructural, MEP, civil engineering
- Geotechnical Consultant 10% AISoil investigation, foundation recommendations
- Other Fees 10% AILegal, insurance, marketing, miscellaneous
Total 100.0% ✓
ℹ️ Percentages below are shares of total soft costs. Aggregate cash timing: Soft costs (total): 50% at M0, 30% at M1, 20% at M2 (pre-construction + early design). Sub-lines show % of total soft for reference only.
Step 9: Land Costs (LC)
Enter the land acquisition details. The system calculates the total land cost and provides market insights comparing your inputs to benchmark values.
Land Area (sqft)
Total land area for the development (auto-populated for landed configs from Step 4).
Land Rate (AED/sqft)
Cost per square foot of land. Override the AI-researched benchmark if you have project-specific data.
Land Cost (LC)
Auto-calculated: Land Area × Land Rate
Market Insight
The system displays the benchmark land rate for your city and calculates land as a percentage of Total Development Cost (TDC). This helps validate whether your land cost is in line with market norms.
Step 10: TDC & Ratio Checks
Review the Total Development Cost breakdown and validate the land-to-development cost ratios.
These ratios are simple guardrails. In many GCC projects, land cost is kept below ~50% of total development cost.
Step 11: Construction Period (with AI Hint)
Set the overall construction duration in months. This will drive the monthly phasing for CC, SC, and POWC.
Construction Period (months)
Enter the total construction duration from groundbreaking to completion.
AI Recommendation (rule-of-thumb)
For a residential with 12 tower floors, a reasonable range is 24–36 months, depending on basement complexity and authority approvals.
Step 12: Construction Stages (M0 to Finishes)
Break down the construction cost (including contingency) into stages. Percentages must sum to 100%. This allocation drives the S-Curve phasing of construction costs.
M0
Design, authority, early enabling
Enabling
Shoring, piling, early works
Sub-Structure
Basements, foundations
Super Structure
Podium, typical floors
Total Allocation: 100.0%
📦 Commercial - Strata Warehouse: Construction Phasing (S-Curve)
For warehouses, this step becomes Construction Phasing (S-Curve) with a benchmark chip identifying the benchmark set (e.g. Warehouse / Industrial · Malaysia · Bulk Distribution · Grade A).
Instead of manually allocated construction stages, four cost-category curves are auto-generated from the construction period and warehouse sub-type. Each category distributes 100.0% of its cost across M0 through the end of the construction period (e.g. M0–M16 for a 16-month period), shown as monthly bar charts.
Building & Shell
Standard S-Curve (15% Early / 35% Mid / 35% Late / 15% Final).
Site & Yard Works
Front-loaded (40% Early / 30% Mid / 20% Late / 10% Final).
Loading & Access
Mid-Late (10% Early / 20% Mid / 40% Late / 30% Final).
Specialised Systems
Back-loaded (10% Early / 20% Mid / 40% Late / 30% Final).
Step 13: Review & Summary
Confirm cash outflow inputs before generating the model. This step is read-only — go back to edit values.
A context-chip row at the top shows location, currency, building type, configuration shorthand (e.g. 0B / 0P / 10T = basements / podium / tower floors), and construction duration in months.
Land & Building
- Total Land Area (sqft)
- Land Cost
- Total Building GFA (sqft)
- Building / Construction Cost
Soft Costs & Allowances
- Soft Costs (SC) — amount with percentage
- POWC — amount with percentage
- Contingency — amount with percentage
Headline Total Project Cost (TPC)
The TPC figure is shown with three key ratios:
- Cost / sqft
- Land % of TPC
- Building % of TPC
Generate Model → is the final action button on this step (next to ← Previous).
📦 Warehouse / Industrial — Review & Summary
Shows the benchmark chip (e.g. Warehouse / Industrial · Malaysia · Bulk Distribution · Grade A) and context chips for location, currency, Single Warehouse vs Industrial Park, and construction months.
Cost per sqft Breakdown
Every CapEx line is shown with its total amount, its cost per sqft, and a share bar / % of total:
- Building & Shell
- Site & Yard Works
- Common Infrastructure
- Loading & Access
- Specialised Systems
- Professional Fees
- Soft Costs
- POWC
- FF&E
- Contingency
- Land Cost
- Total All-In Cost — total amount + total per-sqft = 100%
Output: Development Financials Preview
Upon completing Component 1, FeasiBuild generates a comprehensive Development Financials Preview showing the monthly cash outflow schedule with S-Curve phasing.
Summary Cards
Land Cost
AED 48,577,650
Construction Cost
AED 87,794,322
Soft Costs
AED 16,680,921
Total Development Cost
AED 157,442,609
Monthly Cash Outflows Table
The table shows monthly cash outflows from M0 through the construction period, with construction stages (Enabling, Sub-Structure, Super Structure, Finishes) highlighted.
| Cost Item | M0 | M1 | M2 | M3 | ... | Total |
|---|---|---|---|---|---|---|
| Land Cost | 48,577,650 | — | — | — | ... | 48,577,650 |
| Construction Cost | — | 992,857 | 1,749,575 | 2,159,598 | ... | 87,794,322 |
| Soft Costs | 8,340,461 | 5,004,276 | 3,336,184 | — | ... | 16,680,921 |
| Monthly Total | 57,444,877 | 7,243,812 | 5,630,084 | 2,703,923 | ... | 157,442,609 |
| Cumulative | 57,444,877 | 64,688,689 | 70,318,773 | 73,022,696 | ... | 157,442,609 |
Tips & Best Practices
Use AI Benchmarks as Starting Points
The system suggests benchmark rates for construction costs, land rates, soft costs, and POWC based on your location and building type. Use these as anchors, then adjust based on your specific project's design, contractor quotes, or QS estimates.
Validate Land Cost Ratios
In Step 10, check that your land cost is within the target range (typically ≤51% of TDC for GCC projects). If land costs are too high, the project may have limited profitability.
Infrastructure Costs for Landed Developments
Don't forget to include infrastructure costs for landed developments (roads, drainage, utilities, landscaping). These can be significant and are often overlooked in early-stage feasibility studies.
Construction Period Realism
Use the AI recommendation as a guide, but validate against your contractor's preliminary program. Underestimating construction duration can lead to cash flow shortfalls and financing issues.