Land residual calculator
Units × sale price − hard and soft costs − development charges − financing − profit = the land value a project can support. Every input is yours to change. Illustrative only, not an appraisal.
Rates checked against official sources as of November 1, 2026. Your numbers stay in your browser.
Supportable land value
$330,000
$27,500 per unit.
| Revenue (12 × $1,100,000) | $13,200,000 |
| Sales costs | −$660,000 |
| Hard costs | −$6,600,000 |
| Soft costs | −$1,320,000 |
| Development charges | −$1,200,000 |
| Other municipal fees | −$180,000 |
| Financing | −$930,000 |
| Profit | −$1,980,000 |
| Land value | $330,000 |
Illustrative, not an appraisal. A simple residual using only your assumptions. It leaves out HST, land financing and carrying costs, timing of sales and costs, and approval risk. Get an appraisal and a professional pro forma before you buy or sell land.
Financing = (hard + soft + DCs + fees) × rate × months ÷ 12 × average draw.
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What is the residual land value?
What a development can afford to pay for the land: the project's revenue less every cost of building and selling it and the developer's required profit. Whatever is left is the most the land can be worth to that project.
Is this an appraisal?
No. It is an illustrative calculation using only your assumptions, and it leaves out HST, land financing and carrying costs, the timing of sales and spending, and approval risk. A qualified appraiser and a full pro forma are needed for any real decision.
What profit margin should I use?
That depends on the project's risk, the lender and the market. Try a range and see how sensitive the land value is: small changes in sale price, hard cost or margin move the residual a lot.
Where do the development charges come from?
Enter your own, or use the development charges calculator for Toronto and York Region, which fills this field for you.
Sources
- Ontario: Development Charge Reduction Program (opens in a new tab) — checked November 1, 2026
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For information only; not financial, tax or legal advice. LSG Realty Inc., Brokerage.