Save deals to the cloud, share with partners, contribute to the benchmark database. Free forever for your first 3 deals.
Access your saved deals from any device.
β
| Conservative | Base | Aggressive | |
|---|---|---|---|
| Build cost β¦/sqm GFA | |||
| Sale rate β¦/sqm (blended) | |||
| GDV | |||
| Total revenue (dev share + alloc) | |||
| Total cost | |||
| Net profit | |||
| ROI | |||
| Verdict |
| Land & Sharing | ||
| Land size | sqm | |
| Land value per sqm | NGN/sqm | |
| Total land value | β | NGN |
| Sharing β Developer % | % of GDV | |
| Sharing β Landowner % | β | % |
| Cash terms | ||
| Premium (non-refundable) | NGN | |
| Agency / facilitator fee (FLAT) | NGN | |
| Allocation fee per unit (paid by buyer) | NGN/unit (dev keeps 100%) | |
| Project timing | ||
| Project cycle (months) | months (build + sell-out) | |
| Plot | ||
| Plot size | β | sqm (from Deal Terms) |
| Buildable footprint % | % (after setbacks) | |
| Footprint per floor | β | sqm gross |
| Floor count | ||
| Liveable (residential) floors | floors | |
| Parking floors | floors | |
| Total floors | β | floors |
| Floor areas | ||
| Residential GFA (gross) | β | sqm |
| Total sellable area | β | sqm (sum of unit areas Γ floors) |
| Sellable area per floor | β | sqm (from mix) |
| Common area per floor | β | sqm (footprint β unit area) |
| Implied efficiency | β | % of GFA that is sellable |
| Unit type | Size (sqm) | Sale rate (β¦/sqm) | Units / floor | Total units | Sale price (unit) | Total revenue |
|---|---|---|---|---|---|---|
| 1-bedroom (compact) | ||||||
| 2-bedroom | ||||||
| 3-bedroom | ||||||
| 4-bedroom (penthouse) | ||||||
| TOTALS | β | β | β |
| Gross footprint per floor | β | sqm (after setbacks) |
| Unit area used per floor | β | sqm (sum count Γ size) |
| Common area left per floor | β | sqm (footprint β unit area) |
| Avg blended sale rate | β | NGN/sqm |
| Avg unit size (blended) | β | sqm |
Pricing benchmarks (Lekki Phase 1, 2026): 1-bed compact β¦2.5-3.5M/sqm Β· 2-bed β¦2.0-2.7M/sqm Β· 3-bed β¦1.7-2.3M/sqm Β· 4-bed/penthouse β¦1.5-2.2M/sqm. Smaller units command higher PSM (lower total ticket = wider buyer pool).
Defaults shown β every yellow cell is editable. Changes flow live to all other tabs. Click Reset to defaults to restore the QS-benchmarked values.
| Element | Conservative β¦/sqm | Base β¦/sqm | Aggressive β¦/sqm | Notes |
|---|---|---|---|---|
| TOTAL β¦/sqm GFA (sum of elements) | β | β | β | HVAC removed β owners install own split A/C |
Inflation context: 2023 Lagos luxury BoQ rates were β¦400-650k/sqm. Compounded for FX/material inflation 2024-2026 (~50-70% cumulative) lands current rates at β¦750k-β¦1.1M/sqm. Validate against 2 fresh BoQs from independent QSs (PYTI, Olufemi Adesoye, KPI Consult) before locking developer commitment.
| Cost Item | Conservative | Base | Aggressive |
|---|---|---|---|
| Parking floor cost / sqm | |||
| Parking construction | |||
| Residential cost / sqm GFA (from elements) | |||
| Residential construction | |||
| Total construction | |||
| Soft costs % | |||
| Soft costs amount | |||
| Premium | |||
| Agency fee | |||
| Marketing % | |||
| Marketing (% of dev revenue) | |||
| Financing % | |||
| Financing amount | |||
| Contingency % | |||
| Contingency amount | |||
| TOTAL DEVELOPER INVESTMENT |
| Conservative | Base | Aggressive | |
|---|---|---|---|
| Cost scenario sale-rate adjuster | |||
| Blended sale rate β¦/sqm (NSA) | |||
| Total units | |||
| GROSS DEVELOPMENT VALUE | |||
| Sharing formula (dev %) | |||
| Developer sale-share revenue | |||
| Allocation fee revenue (dev 100%) | |||
| TOTAL DEVELOPER REVENUE | |||
| Total developer cost | |||
| DEVELOPER NET PROFIT | |||
| Net margin | |||
| Return on investment (ROI) | |||
| Annualised IRR | |||
| VERDICT |
Monthly construction outflows (S-curve) and off-plan sales inflows over the project cycle. Cumulative net is the running developer cash position.
| Developer Share | Net Profit (β¦M) | ROI % | ||||
|---|---|---|---|---|---|---|
| Cons. cost | Base cost | Aggr. cost | Cons. cost | Base cost | Aggr. cost | |
Bars show ROI swing if each variable moves Β±15% from current value, all else held constant. Longer bar = bigger lever.
| Floor (must hit or walk) | 55/45 dev-favour + fixed-price contractor at conservative rate + β¦100M fee paid 30/70 (post-approval tranche) |
| Target | 60/40 + β¦50M premium credited against landowner's unit allocation + lock contractor |
| Stretch | 65/35 + premium fully credited + agency fee paid from sales proceeds (after first 10 sales close) |
| Conditions precedent | Master Plan approval (G+6) on file, title clean at LSLR, 2 BoQs from independent QSs, comp sales validated β₯ β¦1.5M/sqm |
Verified = green Β· Flagged = amber Β· Open issue = red. Per-deal state is saved with the version.
| 1. Sharing | 60/40 minimum, target 65/35. Justification: developer carries 100% construction risk + β¦150M cash up-front. |
| 2. Premium β¦50M | Credited against landowner's eventual unit allocation, not forfeited. |
| 3. Agency fee β¦100M | Paid in 2 tranches: β¦30M at MOU, β¦70M post Master Plan approval. No approval, no second tranche. |
| 4. Floor allocation | Developer takes ground/lower floors (faster sale); landowner gets higher floors (premium PSM but slower). |
| 5. Penalty clauses | Title defects, planning rejection, or undisclosed encumbrances void the deal AND refund the premium. |
| Master Plan approval for G+6 not on file (Lekki Phase 1 standard zoning is 4 floors). |
| Title cannot be confirmed at Lagos State Land Registry β get the search receipt yourself. |
| Comp sales on the same street show < β¦1.5M/sqm. |
| Landowner refuses condition-precedent on the agency fee or premium. |
| Any party demands the agency fee BEFORE the joint venture deed is signed. |
| Site visit reveals actual usable footprint < 50% (sloping, narrow, encumbered). |
Auto-generated report covering trends from the benchmark database. Median sharing, build cost trend, area-specific yields, deal volume.
| Deal # | Area | Plot (sqm) | Sharing | Build cost β¦/sqm | ROI | Verdict |
|---|
If you're an off-plan buyer evaluating a developer's pricing, switch context here. Same engine, simplified flow.
Submit a Lagos State Land Registry search. β¦15,000-β¦25,000 fee, results in 3-5 business days.
Recent LSPP approvals near your plot. Useful to verify what floor count is realistically achievable.
| Date | Area | Address | Approved use | Floors |
|---|