Live comparison

Development Feasibility, Residual Land Value & Scenario Command Centre

Compare four development concepts across product realization, density, hard and soft costs, municipal and utility allowances, financing, profit, target-margin residual land value, revenue/cost/delay stress, approvals, site constraints, evidence and professional handoffs.

Who it helps: Developers, builders, landowners, commercial Realtors, acquisition teams, planners, architects, engineers, quantity surveyors, lawyers, tax professionals, lenders, investors and development managers

Decision: How do the entered concepts perform at the current land basis and target margin, what residual land value does each support, and which planning, market, cost, site, tax, financing or schedule evidence remains open?

Estimate generatedDevelopment feasibility evidence confidenceConcept scenariosResidual arithmetic disclosedNo approval inferred

Estimate confidence

10/100

Confidence reflects entered evidence and release controls only. It never validates approval, density, cost, tax, financing, market value or feasibility.

Development decision position

Development equity and protected liquidity shortfall requires resolution

Selected residual land value

-$100,095.25

Selected base profit

$1,507,306.00

Selected stressed profit

-$11,357,354.00

Open development controls

$29.00

Decision brief

Development decision position: Development equity and protected liquidity shortfall requires resolution

Next action

Keep each scenario matched to current site, market, cost and authority evidence.

Key notes

Sources

What this means

Development decision position is Development equity and protected liquidity shortfall requires resolution. Use this as the anchor for your next conversation: Keep each scenario matched to current site, market, cost and authority evidence.

Report view

Client view keeps the decision clear. Professional view includes the calculation trail.

Development investment decision brief

Example development feasibility and residual land value file DEVELOPMENT FEASIBILITY DECISION BRIEF Current position: Development equity and protected liquidity shortfall requires resolution Land decision: Aug 30, 2026; application target: Nov 28, 2026. SELECTED ENTERED CONCEPT For-sale residential concept: realization $74875000; total cost $73367694; profit $1507306; margin 2.01%; residual land value $-100095; residual gap $-8600095; stressed profit $-11357354. Open approvals 16; site controls 12; documents 14; issues 12; gates 29.

Planning, cost, tax and capital handoff

Example development feasibility and residual land value file PLANNING / DESIGN / COST / TAX / CAPITAL HANDOFF Site: Development site - example address Current position: Development equity and protected liquidity shortfall requires resolution Selected concept(s): For-sale residential concept. Conflicts 0; approvals 16; site 12; documents 14; issues 12. Escalation: Reconcile title/site area, planning path, program, market evidence, current cost plan, municipal/utility charges, environmental/geotechnical scope, tax, financing, schedule and liquidity before land or investment instruction.

Four-concept development feasibility and residual land value comparison

Concept	Status	Selected	Method	Units	GBA	Net area	Units/acre	FAR	Efficiency	Realization	Project costs	Debt	Interest	Loan fee	Total cost	Profit	Margin	Return on cost	Residual land value	Residual gap	Equity need	Equity variance	Stressed profit	Stressed margin
For-sale residential concept	active	YES	sellout	$120	$140,000	$105,000	40.00	1.071	75.00%	74875000.00	55600000.00	44064000.00	7906734.00	660960.00	73367694.00	1507306.00	2.01%	2.05%	-100095.25	-8600095.25	31303694.00	-9303694.00	-11357354.00	-16.40%
Purpose-built rental concept	alternate	No	income value	$150	$165,000	$128,000	50.00	1.263	77.58%	78947368.42	61200000.00	49280000.00	9670378.67	739200.00	80809578.67	-1862210.25	-2.36%	-2.30%	-3158003.49	-11658003.49	33529578.67	-11529578.67	-15895535.68	-21.77%
Mixed-use residential / retail concept	alternate	No	sellout	$90	$130,000	$95,000	30.00	0.995	73.08%	72000000.00	54700000.00	41535000.00	8281040.63	726862.50	72907903.13	-907903.13	-1.26%	-1.25%	-2729668.75	-11229668.75	33372903.13	-11372903.13	-15416766.00	-23.27%
Fourth concept	not applicable	No	entered value	$0	$0	$0	0.00	0.000	0.00%	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00%	0.00%	0.00	0.00	0.00	0.00	0.00	0.00%

Product, area and gross-realization schedule

Scenario	Product	Units	Gross area	Saleable/leaseable	Revenue/area	Other revenue	Line realization	Status	Evidence	Market source/next
1	Residential apartment sale area	$120	$140,000	$105,000	675.00	0.00	70875000.00	concept only	none	Replace concept input with current product definition, measured area, competitive evidence, price/rent assumptions, incentives, absorption, timing, tax and appraiser/market-professional review.
1	Parking, storage and upgrade realization	$150	$0	$0	0.00	2000000.00	2000000.00	concept only	none	Replace concept input with current product definition, measured area, competitive evidence, price/rent assumptions, incentives, absorption, timing, tax and appraiser/market-professional review.
2	Purpose-built rental residential area	$150	$165,000	$128,000	0.00	0.00	0.00	concept only	none	Replace concept input with current product definition, measured area, competitive evidence, price/rent assumptions, incentives, absorption, timing, tax and appraiser/market-professional review.
3	Mixed-use residential sale area	$90	$112,000	$80,000	700.00	0.00	56000000.00	concept only	none	Replace concept input with current product definition, measured area, competitive evidence, price/rent assumptions, incentives, absorption, timing, tax and appraiser/market-professional review.
3	Commercial component realization	$4	$18,000	$15,000	0.00	8000000.00	8000000.00	concept only	none	Replace concept input with current product definition, measured area, competitive evidence, price/rent assumptions, incentives, absorption, timing, tax and appraiser/market-professional review.
not_applicable	Unused product 6	$0	$0	$0	0.00	0.00	0.00	not applicable	none	None
not_applicable	Unused product 7	$0	$0	$0	0.00	0.00	0.00	not applicable	none	None
not_applicable	Unused product 8	$0	$0	$0	0.00	0.00	0.00	not applicable	none	None
not_applicable	Unused product 9	$0	$0	$0	0.00	0.00	0.00	not applicable	none	None
not_applicable	Unused product 10	$0	$0	$0	0.00	0.00	0.00	not applicable	none	None
not_applicable	Unused product 11	$0	$0	$0	0.00	0.00	0.00	not applicable	none	None
not_applicable	Unused product 12	$0	$0	$0	0.00	0.00	0.00	not applicable	none	None
not_applicable	Unused product 13	$0	$0	$0	0.00	0.00	0.00	not applicable	none	None
not_applicable	Unused product 14	$0	$0	$0	0.00	0.00	0.00	not applicable	none	None
not_applicable	Unused product 15	$0	$0	$0	0.00	0.00	0.00	not applicable	none	None
not_applicable	Unused product 16	$0	$0	$0	0.00	0.00	0.00	not applicable	none	None

Four-concept development cost plan

Cost	Category	Scenario 1	Scenario 2	Scenario 3	Escalation included	Status	Evidence	Scope/exclusions/next
Base building construction	hard	29500000.00	33000000.00	27000000.00	5.00%	in review	owner document	Replace allowance with current design basis, quantity, rate, location, escalation date/base, tax, exclusions, procurement, contingency and cost-consultant/authority evidence.
Site work, utilities and landscaping	hard	3000000.00	3400000.00	3800000.00	5.00%	in review	owner document	Replace allowance with current design basis, quantity, rate, location, escalation date/base, tax, exclusions, procurement, contingency and cost-consultant/authority evidence.
Demolition, abatement and enabling	hard	900000.00	900000.00	1000000.00	10.00%	in review	owner document	Replace allowance with current design basis, quantity, rate, location, escalation date/base, tax, exclusions, procurement, contingency and cost-consultant/authority evidence.
Parking and mobility infrastructure	hard	2500000.00	3000000.00	2200000.00	5.00%	in review	owner document	Replace allowance with current design basis, quantity, rate, location, escalation date/base, tax, exclusions, procurement, contingency and cost-consultant/authority evidence.
Architecture and engineering	soft	3000000.00	3400000.00	3100000.00	5.00%	in review	owner document	Replace allowance with current design basis, quantity, rate, location, escalation date/base, tax, exclusions, procurement, contingency and cost-consultant/authority evidence.
Planning, legal and approvals	soft	850000.00	900000.00	950000.00	5.00%	in review	owner document	Replace allowance with current design basis, quantity, rate, location, escalation date/base, tax, exclusions, procurement, contingency and cost-consultant/authority evidence.
Project and development management	soft	1500000.00	1700000.00	1600000.00	5.00%	in review	owner document	Replace allowance with current design basis, quantity, rate, location, escalation date/base, tax, exclusions, procurement, contingency and cost-consultant/authority evidence.
Insurance, warranty and professional	soft	750000.00	850000.00	800000.00	5.00%	in review	owner document	Replace allowance with current design basis, quantity, rate, location, escalation date/base, tax, exclusions, procurement, contingency and cost-consultant/authority evidence.
Development charges, levies and authority fees	municipal or utility	3000000.00	3750000.00	3250000.00	0.00%	in review	owner document	Replace allowance with current design basis, quantity, rate, location, escalation date/base, tax, exclusions, procurement, contingency and cost-consultant/authority evidence.
Utility off-site and connection allowance	municipal or utility	1250000.00	1500000.00	1450000.00	0.00%	in review	owner document	Replace allowance with current design basis, quantity, rate, location, escalation date/base, tax, exclusions, procurement, contingency and cost-consultant/authority evidence.
Sales, leasing and marketing	marketing or leaseup	3200000.00	1600000.00	3000000.00	5.00%	in review	owner document	Replace allowance with current design basis, quantity, rate, location, escalation date/base, tax, exclusions, procurement, contingency and cost-consultant/authority evidence.
Commissions and closing program	marketing or leaseup	1800000.00	350000.00	1500000.00	5.00%	in review	owner document	Replace allowance with current design basis, quantity, rate, location, escalation date/base, tax, exclusions, procurement, contingency and cost-consultant/authority evidence.
Property tax, security and holding	holding	1100000.00	1250000.00	1200000.00	5.00%	in review	owner document	Replace allowance with current design basis, quantity, rate, location, escalation date/base, tax, exclusions, procurement, contingency and cost-consultant/authority evidence.
Operating deficit / lease-up allowance	holding	0.00	1800000.00	250000.00	5.00%	in review	owner document	Replace allowance with current design basis, quantity, rate, location, escalation date/base, tax, exclusions, procurement, contingency and cost-consultant/authority evidence.
Design and construction contingency	contingency	2000000.00	2300000.00	2200000.00	0.00%	in review	owner document	Replace allowance with current design basis, quantity, rate, location, escalation date/base, tax, exclusions, procurement, contingency and cost-consultant/authority evidence.
Market / program contingency	contingency	750000.00	900000.00	850000.00	0.00%	in review	owner document	Replace allowance with current design basis, quantity, rate, location, escalation date/base, tax, exclusions, procurement, contingency and cost-consultant/authority evidence.
Other project allowance	other	500000.00	600000.00	550000.00	0.00%	in review	owner document	Replace allowance with current design basis, quantity, rate, location, escalation date/base, tax, exclusions, procurement, contingency and cost-consultant/authority evidence.
Unused cost 18	other	0.00	0.00	0.00	0.00%	not applicable	none	None
Unused cost 19	other	0.00	0.00	0.00	0.00%	not applicable	none	None
Unused cost 20	other	0.00	0.00	0.00	0.00%	not applicable	none	None

Base, target residual and combined stress bridge

Concept	Base realization	Base total cost	Base profit	Target margin	Residual land value	Entered land	Residual gap	Stressed revenue	Stressed project costs	Stressed financing	Stressed total cost	Stressed profit	Stressed margin
For-sale residential concept	74875000.00	73367694.00	1507306.00	15.00%	-100095.25	8500000.00	-8600095.25	69259375.00	61160000.00	10256729.00	80616729.00	-11357354.00	-16.40%
Purpose-built rental concept	78947368.42	80809578.67	-1862210.25	14.00%	-3158003.49	8500000.00	-11658003.49	73026315.79	67320000.00	12401851.47	88921851.47	-15895535.68	-21.77%
Mixed-use residential / retail concept	72000000.00	72907903.13	-907903.13	16.00%	-2729668.75	8500000.00	-11229668.75	66240000.00	61264000.00	11192766.00	81656766.00	-15416766.00	-23.27%
Fourth concept	0.00	0.00	0.00	15.00%	0.00	8500000.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00%

Planning, entitlement and approval pathway register

Approval/control	Date	Days	Owner	Status	Evidence	Requirement	Next
Current planning designation and policy	Aug 12, 2026	$12	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Current zoning and permitted/discretionary uses	Aug 24, 2026	$24	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Land-use redesignation / official plan change	Sep 5, 2026	$36	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Rezoning / zoning amendment	Sep 17, 2026	$48	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Development permit / site plan approval	Sep 29, 2026	$60	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Subdivision / consolidation / condominium plan	Oct 11, 2026	$72	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Building permit and code review	Oct 23, 2026	$84	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Parking, loading and transportation	Nov 4, 2026	$96	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Servicing capacity and development agreement	Nov 16, 2026	$108	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Utility approvals and off-site work	Nov 28, 2026	$120	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Environmental and geotechnical approvals	Dec 10, 2026	$132	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Heritage, archaeology and Indigenous consultation questions	Dec 22, 2026	$144	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Public consultation and appeal exposure	Jan 3, 2027	$156	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Development charges, levies, securities and fees	Jan 15, 2027	$168	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Affordable housing, amenity or public-realm obligations	Jan 27, 2027	$180	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Final occupancy, registrations and closeout	Feb 8, 2027	$192	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.

Site, servicing, environmental and constructability register

Site control	Date	Owner	Status	Evidence	Requirement	Next
Title, parcel assembly and legal area	Aug 12, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Survey, boundary, encroachments and rights	Aug 24, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Access, roads, lanes and construction logistics	Sep 5, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Water, sanitary, storm and fire flow	Sep 17, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Power, gas, telecom and district systems	Sep 29, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Existing buildings, tenants and demolition	Oct 11, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Environmental history and contamination	Oct 23, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Geotechnical, groundwater and soil	Nov 4, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Flood, drainage, climate and resilience	Nov 16, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Hazardous materials and abatement	Nov 28, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Neighbouring uses, shadow, noise and interface	Dec 10, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Construction staging, crane, shoring and adjacent agreements	Dec 22, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.

Development evidence and assumption document register

Document	Date/version	Owner/source	Status	Evidence	Requirement	Next
Current title and parcel/legal description package	Aug 12, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Survey, topographic and site information	Aug 24, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Planning policy, zoning and municipal search	Sep 5, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Concept plans, area schedule and parking program	Sep 17, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Civil servicing and utility responses	Sep 29, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Environmental and geotechnical reports	Oct 11, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Market study and comparable evidence	Oct 23, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Cost plan and quantity basis	Nov 4, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Development charge, levy, fee and security schedules	Nov 16, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Project schedule and procurement plan	Nov 28, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Tax and GST/HST advice	Dec 10, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Construction financing / capital term sheet	Dec 22, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Risk register and investment memo	Jan 3, 2027	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Land agreement, conditions and closing file	Jan 15, 2027	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.

Entitlement, design, financing, construction and realization milestone board

Milestone	Date	Days	Owner	Status	Evidence	Requirement	Next
Land decision / condition date	Aug 12, 2026	$12	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Survey and due-diligence package	Aug 24, 2026	$24	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Concept and pre-application	Sep 5, 2026	$36	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Application submission	Sep 17, 2026	$48	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Public/authority review	Sep 29, 2026	$60	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Planning decision / appeal period	Oct 11, 2026	$72	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Detailed design and permits	Oct 23, 2026	$84	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Financing and procurement	Nov 4, 2026	$96	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Construction start	Nov 16, 2026	$108	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Building completion	Nov 28, 2026	$120	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Sales/lease-up and occupancy	Dec 10, 2026	$132	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Project closeout and final realization	Dec 22, 2026	$144	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.

Development feasibility exception queue

Issue	Date	Owner	Status	Evidence	Requirement	Next
Title/parcel/site area variance	Aug 12, 2026	Assigned development lead / responsible professional	in review	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Planning density/use uncertainty	Aug 24, 2026	Assigned development lead / responsible professional	in review	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Servicing capacity and off-site scope	Sep 5, 2026	Assigned development lead / responsible professional	in review	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Environmental/geotechnical constraint	Sep 17, 2026	Assigned development lead / responsible professional	in review	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Market realization and absorption	Sep 29, 2026	Assigned development lead / responsible professional	in review	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Hard-cost and escalation exposure	Oct 11, 2026	Assigned development lead / responsible professional	in review	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Municipal charge/levy uncertainty	Oct 23, 2026	Assigned development lead / responsible professional	in review	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Tax/GST/HST treatment	Nov 4, 2026	Assigned development lead / responsible professional	in review	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Construction financing and liquidity	Nov 16, 2026	Assigned development lead / responsible professional	in review	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Schedule/approval delay	Nov 28, 2026	Assigned development lead / responsible professional	in review	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Neighbour/public/appeal exposure	Dec 10, 2026	Assigned development lead / responsible professional	in review	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Residual land value below entered land price	Dec 22, 2026	Assigned development lead / responsible professional	in review	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.

Owner, development, consultant, legal, tax and capital handoff matrix

Role/deliverable	Target	Owner/person	Status	Evidence	Exact requirement	Next
Owner / developer decision committee	Aug 12, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Development manager	Aug 24, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Planner / architect / civil team	Sep 5, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Lawyer / survey / title team	Sep 17, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Environmental / geotechnical / site consultants	Sep 29, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Cost consultant / construction team	Oct 11, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Market, appraisal and sales/leasing advisors	Oct 23, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.
Tax, lender and capital advisors	Nov 4, 2026	Assigned development lead / responsible professional	requested	none	Current site-specific evidence with date, version, scope, jurisdiction, reliance, exceptions, cost/schedule effect and decision requirement.	Obtain, reconcile, quantify impact, assign owner and update all affected scenarios.

Development feasibility release controls

Control	Status	Required standard
ownerDeveloperEntityAndDecisionAuthorityRecorded	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
legalDescriptionTitleAndOwnershipReviewed	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
surveyBoundaryAreaAndSitePlanReconciled	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
accessEasementsUtilitiesAndSharedRightsReviewed	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
currentPlanningDesignationZoningAndUsesReviewed	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
proposedUseDensityHeightSetbacksAndParkingTested	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
municipalAndProvincialApprovalPathMapped	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
publicConsultationAppealAndThirdPartyRiskMapped	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
servicingCapacityOffsiteWorkAndUtilityScopeReviewed	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
environmentalHistoryGeotechnicalAndSiteConstraintsReviewed	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
demolitionHazardousMaterialsAndExistingTenanciesReviewed	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
productProgramAreasAndEfficiencyReconciled	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
marketPriceRentAbsorptionAndRevenueEvidenceCurrent	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
hardCostQuantityScheduleAndEscalationEvidenceCurrent	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
softCostConsultantInsuranceAndApprovalBudgetCurrent	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
developmentChargesLeviesFeesAndSecurityAssumptionsEntered	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
taxGstHstRebatesAndInputCreditsRouted	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
landAcquisitionClosingCarryingAndHoldingCostsEntered	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
constructionLoanLtcRateFeesUtilizationAndTimingEntered	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
equityRequirementDrawTimingAndLiquidityReviewed	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
baseResidualAndStressScenariosReconciled	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
targetMarginAndReturnDefinitionsApproved	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
scheduleEntitlementConstructionSalesAndCloseoutReviewed	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
procurementLabourSupplyAndEscalationRisksReviewed	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
consultantReportsScopeRelianceAndLimitationsRecorded	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
sourceDatesVersionsAndJurisdictionMatchRecorded	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
privacyDataRoomAndCommercialConfidentialityControlled	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
paymentAndWireInstructionsIndependentlyVerified	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
clientInvestmentCommitteeInstructionRecorded	OPEN	Resolve before affected land, planning, design, financing, construction or investment reliance
noApprovalDensityCostTaxFinanceValueOrFeasibilityOutcomeInferred	Recorded current	Retain dated evidence; reopen after material change

Official development cost, permit, tax, environment and privacy source registry

Source	URL	Applicability	Reviewed	Evidence boundary
Statistics Canada - Building construction price indexes, first quarter 2026	https://www150.statcan.gc.ca/n1/daily-quotidien/260428/dq260428b-eng.pdf	Official price-index context for selected building types and census metropolitan areas; use current tables and methodology appropriate to the project.	Jul 31, 2026	An index is not a project estimate, tender, local trade quote or guarantee and no index value is hardcoded in this tool.
BizPaL - Canadian business permit and licence information	https://bizpal.ca/en/	Government-supported permit and licence discovery service; coverage and results depend on participating jurisdictions and entered activity/location.	Jul 31, 2026	Search results do not grant planning, building, environmental, utility or operating approval and may not identify every project requirement.
CRA - GST/HST and home construction	https://www.canada.ca/en/revenue-agency/services/tax/businesses/topics/gst-hst-businesses/charge-collect-home-construction.html	Official federal guidance on GST/HST timing and place/rate considerations for taxable housing sales; mixed-use, rental, rebates and project facts require current advice.	Jul 31, 2026	No tax rate, rebate, self-supply, input tax credit, collection or remittance treatment is calculated.
Environment and Climate Change Canada - About federal contaminated sites	https://www.canada.ca/en/environment-climate-change/services/federal-contaminated-sites.html	Official federal inventory context for land owned/leased by the federal government or where federal responsibility is accepted.	Jul 31, 2026	The federal inventory is not a complete environmental search for privately owned development land and cannot establish a clean site.
Office of the Privacy Commissioner of Canada - PIPEDA safeguards	https://www.priv.gc.ca/en/privacy-topics/privacy-laws-in-canada/the-personal-information-protection-and-electronic-documents-act-pipeda/p_principle/principles/p_safeguards/	Official federal safeguards guidance; confirm applicable federal or substantially similar provincial private-sector privacy law.	Jul 31, 2026	Protect personal and commercially sensitive project, ownership, financing, offer and consultant information with appropriate access and retention controls.

Development feasibility exception playbook

Exception	Immediate control	Do not infer	Required record
Program, density or area changes	Freeze comparison and reconcile site, planning, design and area schedule	Concept density or GBA is approvable	Survey, policy/zoning, design basis, code, parking, servicing, authority/consultant response and revised scenarios
Market realization weakens	Refresh product, price/rent, incentives, absorption and timing across base/stress	Asking prices or a single comp establish achievable realization	Current comparable set, adjustments, absorption, buyer/tenant profile, incentives, sales/leasing costs and independent review
Cost plan or escalation changes	Update every affected concept, financing, equity and residual	Index movement equals project cost or allowance equals quote	Design/quantity basis, location, pricing date, procurement, escalation, exclusions, contingency, current quotes and cost-consultant review
Municipal/utility amount is unknown	Keep explicit allowance and open evidence status	Prior project, general schedule or BizPaL result is the final obligation	Applicable bylaw/schedule, calculation basis, authority response, credits, indexing, securities, off-site scope, timing and tax
Tax treatment changes	Recalculate only from current tax-professional-entered cash treatment	Zero cash means no GST/HST, self-supply, remittance or rebate issue	Property/supply/use facts, registrations, place, rate/timing, ITCs/rebates, collection/self-supply and written direction
Approval or schedule slips	Add actual delay, holding, escalation, financing and market effects	Application, staff support or target date means approval	Authority status, missing item, public/appeal path, revised critical path, carrying cost and decision fallback
Residual is below asking price	Separate arithmetic gap from strategy; refresh evidence and alternatives	Residual is market value or a recommended offer	Approved target definition, base/stress inputs, non-land costs, financing treatment, planning risk, comparable land evidence and client instruction

Suggested next steps

Keep each scenario matched to current site, market, cost and authority evidence.
Resolve the selected target-margin residual gap of $8600095.25 against entered land price.
Resolve the selected equity and reserve shortfall of $9303694.00.
Resolve 16 planning and approval pathway item(s).
Resolve 29 development control(s) before affected land or investment reliance.