Keep one cash and GST basis
Enter sale receipts and costs inclusive of any GST charged. The final line is the net project GST payable after eligible input credits, as supplied by your tax adviser; use a negative amount only for an established net refund. Do not also subtract settlement withholding: it is reconciled against the liability. No tax, duty or finance rate is assumed by this tool.
All proposed disposals, including GST where charged. Use evidence for the product after subdivision.
Purchase price for a new acquisition; current opportunity value for the already-owned comparison.
Applicable duty, legal, transfer and other acquisition costs; obtain the correct transaction treatment.
The full written scope. Include contractual allowances here only once.
Only amounts outside the building figure: demolition, drainage, retaining, access or landscaping.
Survey, design, planning, engineering, building surveyor and relevant authority fees.
Outstanding authority works, connections, certification and title costs not already counted.
Applicable rates, water charges, insurance, maintenance and land tax through the proposed exit.
Financing expenses only. Loan principal repayment does not become another project expense.
Marketing, agency, legal and settlement costs across the planned sales.
A separately identified allowance for unresolved risk, not a substitute for investigating it.
Output GST less eligible credits for the entire modelled project. Positive = payable; negative = net refund. Leave blank if unconfirmed.
The calculation is visible
- Modelled costs = land + acquisition + building + site works + consultants + titles/services + holding + finance + selling + contingency + net GST adjustment.
- Scenario surplus before income tax = proposed sale receipts − modelled costs.
- Surplus / receipts and surplus / costs use different denominators. A zero or negative denominator is not presented as a meaningful percentage.
What to resolve before relying on the number
- A retained dwelling is not sale cash. If you are holding part of the project, prepare a separate value-and-debt comparison rather than entering an unrealised value as available receipts.
- The timing of owner contributions, loan drawdowns, deposits and tax settlements needs a separate cash-flow schedule. This worksheet cannot identify the peak funding gap.
- Repeat the exercise with evidenced alternative sale prices, complete revised costs and revised GST. A delay changes interest and holding costs, and can also change the funding requirement.
Official tax references
These references explain tax matters. The arithmetic above is an original worksheet, not an ATO calculator.
Check the assumptions behind your inputs
This worksheet models sale receipts and project costs; rental income during the holding period is excluded. Model that income, its expenses and tax treatment separately, without netting rent off the costs entered here. Confirm legal, planning, tax, valuation and credit assumptions with the appropriate professionals. Entering all fields does not establish that the project budget is complete.
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