Underwriting-ready returns for every scheme.
UnlockLand turns each feasible scheme into the metrics underwriters actually use — profit, development margin, yield-on-cost, and IRR — calculated consistently so you can defend the number in any investment committee.
The evaluate stage — where feasibility becomes a number you can underwrite.
Illustrative interface — every return metric built on the same cash flow, so schemes compare like for like.
The metrics that decide the deal, computed for you
Return Analysis takes the costs and revenues behind a scheme and turns them into the returns your capital partners expect to see. Every metric is built on the same assumptions, so when you compare schemes you're comparing like for like — and when you present, the math holds up.
Development profit and profit-on-cost margin, calculated from total revenue against all-in cost — the headline test of viability.
Stabilized income over total development cost, with the spread to market cap rates that tells you whether the build is worth it.
A timed cash flow with levered and unlevered IRR, so returns reflect when money goes in and when it comes back out.
How it works
Inherit the scheme
Return Analysis pulls cost and area straight from feasibility, then adds revenue assumptions — sale prices, rents, and absorption — for the program.
Build the cash flow
Costs and revenues are phased across the development timeline, with debt and equity applied, to produce a timed cash flow rather than a single snapshot.
Read the returns
Profit, margin, yield-on-cost, and levered and unlevered IRR are surfaced together — ready to compare side-by-side or drop into an investment memo.
A range, not a single number
Every headline return comes with its downside and upside attached — so you walk into committee knowing how much room the deal has before it stops working.
What goes in, what comes out
- A costed scheme from feasibility
- Sale prices, rents & absorption assumptions
- Optional: debt terms and equity split
- Development profit & profit-on-cost margin
- Yield-on-cost vs. market cap-rate spread
- Levered & unlevered IRR with cash flow
- A scheme ready to rank side-by-side
Where it fits in the workflow
Return Analysis turns a feasible scheme into hard numbers. It picks up from feasibility and feeds the side-by-side comparison — the same metrics that let you rank options also drive every downstream decision.
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Underwrite with numbers you can stand behind.
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