The number most developers miss
—
Step 1 of 3 — Your project
Tell us about the deal
We'll run the numbers using real development finance methodology — TDC vs GRV, presales impact, and the true cost comparison most developers never see.
$
Include stamp duty and acquisition costs
$
Full build contract inc. builder margin
Council fees, architects, engineers, QS, legal, agent fees, GST margin. Default 15% is typical for SE QLD townhouse projects.
$
Total estimated sale value of all dwellings at completion
From first drawdown to practical completion
How GRV methodology works: Private lenders typically lend up to 65% of GRV (what the completed project will be worth). Banks use a combination of TDC (total development cost) basis and GRV, but require extensive presales first. The difference in approach is what creates the opportunity — and what this calculator quantifies.
Step 2 of 3 — Finance position
Your current situation
This shapes which lenders are available and how we structure the deal. Honest answers give you more accurate results.
$
Cash + usable property equity for this project
Why presales matter for your numbers: Banks typically require 70–100% of the debt amount covered by presales before they'll fund construction. Most developers need to discount 7–10% off-the-plan to achieve these presales quickly. This discount comes directly off your profit margin. Private lenders don't require presales — you sell at full market value on completion.
Your results — bank vs private lending comparison
Major bank
Developer profit
—
—% return on cost
Loan amount
—
Interest rate
8.5% p.a.
Finance cost
—
Presale discount
—
Presale units needed
—
Time to first drawdown
8–12 weeks
Total project timeline
—
Equity required
—
Private lender
Developer profit
—
—% return on cost
Loan amount
—
Interest rate
12% p.a.
Finance cost
—
Presale discount
$0 — sell at completion
Presale units needed
None required
Time to first drawdown
7–14 days
Total project timeline
—
Equity required
—
Cost item
Bank
Private
Land cost
—
—
Construction cost
—
—
Soft costs
—
—
Finance costs (interest + fees)
—
—
Presale revenue discount
—
$0
Developer profit
—
—
Opportunity cost — projects per year
—
Get your full lender comparison
Our brokers will match your deal against our private lender network and show you the exact terms available — rates, LVR, presales requirements, and timeline for your specific project.
Your results are sent securely to an Esteb & Co development finance broker. We'll respond within 2 business hours with specific lender options for your project.
Deal submitted
A development finance broker from Esteb & Co will review your project and be in touch shortly with specific lender options.
What happens next
01
Broker reviews your project
We match your deal against our panel of private lenders, construction finance funds, and family office lenders. We identify the 2–3 best fits for your deal size, LVR, and timeline.
02
You receive a lender comparison
Indicative terms for each lender: rate, max LVR, presales requirement, fees, and timeline. Side by side so you can compare instantly.
03
15-minute deal review call (optional)
We walk through the numbers together, answer questions about lender fit, and outline next steps to formal approval. No obligation.