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Real properties, and what we got wrong

Both of these were analysed by our feasibility engine and are published here with the written consent of their owners. The parcel identifiers are included so you can pull the same land up against the cadastre yourself.

On each one the engine settled 2 of 7 planning gates and returned UNKNOWN on the other 5 — including, on both blocks, the planning zone. On the second property it found two vehicle accesses where the owner counts three. We are showing you that on purpose. A feasibility tool that quietly fills its gaps with plausible numbers is worse than no tool at all, because you cannot tell which figures it actually knew.

29 Valley Fair Drive

Narre Warren, Victoria

SPI 99\LP53631

Parcel area
1,262 m²
Street boundaries
Valley Fair Drive — 23.8 m (addressed)Fortune Place — 67.9 munnamed reserve — 30.3 m
Site fall
Gentle — under 2 m across the block
Easements
42.4 m of easement, and it burdens the rear of the lot

What the engine found

A 1,262 m² corner block with three street boundaries, not one. The engine measured a 23.8 m primary frontage to Valley Fair Drive and found a single existing crossover on it, with an 11 m clear run beside it — enough width for a second. Street View confirmed the crossover independently, in the position the aerial pass had put it.

What it could not settle

The 42.4 m easement runs across the rear, which is exactly where a second dwelling would want to go, and no free data source says what is in it. Five of the seven VicSmart gates came back UNKNOWN — including the zone. No building footprint is mapped on this parcel, so side clearance and rear-yard depth could not be measured at all, and the engine said so rather than estimating them.

The seven VicSmart gates, as answered at the time

This is the run as it happened. The VicSmart screen was rewritten against the planning scheme ordinance on 12 August 2026 and several of its rules changed — these properties have not been re-screened, so this is a record of that analysis and not the current checklist.

  • Residential zone (GRZ, NRZ or RGZ) — unknownNeeds: The zone, from VicPlan or a planning certificate
  • No excluding overlay — passed
  • Lot count within VicSmart limits — passed
  • Existing dwellings on the land — unknownNeeds: A site visit or a current title plan
  • Not on a declared classified road — unknownNeeds: The VicRoads declared-roads register
  • No restrictive covenant — unknownNeeds: The title and Section 32
  • Meets ResCode siting standards — unknownNeeds: A dwelling footprint, which is not mapped here

21 Collison Road

Cranbourne East, Victoria

SPI 4\LP42655

Parcel area
7,279 m²
Street boundaries
Collison Road — 57.4 m (addressed)Heather Grove — 117.5 m
Site fall
Gentle — 1 to 3 m across the block
Easements
None found

What the engine found

A 7,279 m² holding with 175 m of total street boundary across two roads and no easements. 28 trees stand on the parcel, and the engine measured a 17.3 m run of Collison Road frontage clear of canopy — the part of the boundary a crossover could actually use.

What it could not settle

THE ENGINE FOUND TWO ACCESSES; THE OWNER SAYS THERE ARE THREE. Collison Road is unsealed, so there is no kerb to drop and the access is an informal gravel run about 15 m wide, which is not what a crossover detector is looking for. On Heather Grove it found a roughly 3 m gate beside a mailbox, at the left edge of frame where the neighbouring title begins — so whether that access belongs to this property is still an open question. The count is not settled, and this page is not going to pretend it is.

The seven VicSmart gates, as answered at the time

This is the run as it happened. The VicSmart screen was rewritten against the planning scheme ordinance on 12 August 2026 and several of its rules changed — these properties have not been re-screened, so this is a record of that analysis and not the current checklist.

  • Residential zone (GRZ, NRZ or RGZ) — unknownNeeds: The zone, from VicPlan or a planning certificate
  • No excluding overlay — passed
  • Lot count within VicSmart limits — passed
  • Existing dwellings on the land — unknownNeeds: A site visit or a current title plan
  • Not on a declared classified road — unknownNeeds: The VicRoads declared-roads register
  • No restrictive covenant — unknownNeeds: The title and Section 32
  • Meets ResCode siting standards — unknownNeeds: A dwelling footprint, which is not mapped here

And one we saw all the way through

16 Abrehart Street, Eumemmerring — 3 townhouses. Feasibility written in 2020, sold in 2024. The forecast return was 26.8% and the delivered return was 25.5%. That looks like a good forecast. It was not, and the rest of this section is why.

Total cost

$1,631,315

forecast $1,374,666 · +19%

Sales, net of GST

$2,061,372

forecast $1,754,581 · +17%

Gross profit

$430,057

forecast $379,915 · +13%

Line by line

ItemForecast 2020Actual 2024Change
Land$460,000$460,000on budget
Building worksContracted August 2021. The builder later reported pricing errors and said it would have been $100–150k higher again, before 2021–22 material and labour rises.$689,000$810,000+18%
Town planning, applications and drawingsThe largest proportional miss on the project — 6.3× the allowance. Planning was budgeted as a line item and behaved like a project.$19,200$121,003+530%
LandscapingBudgeted at nothing. A condition of the permit is not optional, and "if any needed" was the wrong question.$0$46,522not budgeted
Open space contributionCouncil valuation, payable after construction.$46,000$57,000+24%
Real estate and marketing$36,000$45,555+27%
Sale — three townhousesThe build ran a year long; post-COVID price inflation more than covered it. That was luck, not planning.$1,800,000$2,115,000+18%

What the headline number hides

The ROI forecast was out by 1.2 percentage points over four years, which sounds like a good forecast and was not one. Costs came in 18.7% over and sales came in 17.5% over, and the two errors happened to cancel. If the market had stayed flat, the same cost overrun would have taken the return to roughly 12%. A feasibility tells you whether a site is worth pursuing; it does not tell you what the market will do while you build.

Figures taken from the project's own feasibility workbook — the 2020 expected case and the actual column dated April 2024. Return is measured against total outlay including the $53,628 of GST payable under the margin scheme, not against cost alone. Past results are not a forecast of any other site.

A paid study is how those UNKNOWNs get answered

The free check runs on open data, which is why it is free and why so much comes back unresolved. A full study reads the title and the Section 32, resolves the zone and any covenant, prices six development strategies against your suburb, and is reviewed by an advisor before you see it.

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General information only. These figures are produced automatically from public data and are not financial, legal, taxation or planning advice. We are not licensed to provide financial product advice, nothing here takes account of your personal circumstances or objectives, and no recommendation is being made to you. Obtain your own professional advice before making any purchase, sale, finance or development decision.

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