Helpfile 3

Module 3

Chapter 1

Introduction

The Feasibility.pro Master Plan Feasibility Module (MF) is a dedicated cash flow model designed specifically for analyzing the feasibility of large-scale master plan development projects. It calculates various investment returns, including residual land value, development profit, internal rate of return, and net present value, utilizing a comprehensive range of inputs. Additionally, it offers multiple summary reports for evaluating assets categorized by their distinct asset types, phases, sectors, and development categories. Moreover, it provides the option to input specific revenue and cost parameters for individual assets, enabling detailed and precise forecasting.

The Program can be used to:

  • Financial Appraisal: assess the financial viability of large-scale master plan development projects and test their feasibility.
  • Residual Land Value Estimation: estimates residual land value for acquisition purposes by analyzing provided development data.
  • Land Valuation: estimate the value of land for the purpose of disposal.

Moreover, the Feasibility.pro Master Plan Feasibility Module (MF) can be adapted for:

  • Cost-Benefit Analysis: supports cost-benefit analysis to evaluate the economic feasibility of projects.
  • Valuation Tool: serves as a valuation tool, calculating a site's residual value based on provided development data.
  • Post-Project Evaluation: facilitates post-project evaluation, enabling stakeholders to assess project performance and outcomes.

It is also exceptionally suitable for checking the viability of various test-fit options (8 options can be run, stored, and compared in a single file).

Program Integrity

Every effort has been made to provide a quality product that is simple, flexible, and detailed in its analysis.

Feasibility.pro Master Plan Feasibility Module (MF) program has been protected to safeguard the integrity of the program and formulae. If the protection is broken the validity of the formulae and program calculations cannot be guaranteed any more. Therefore, we recommend that the authors be notified of any problems rather than the user attempting to rectify the problem by removing the protection facility.

To this end any modifications to the Feasibility.pro Master Plan Feasibility Module (MF) program are prohibited without the express written approval of Feasibility.pro Inc.

Also, we cannot guarantee that the program is or will remain error free for every possible input permutation. To retain the integrity of the program we recommend you audit the models on a regular basis with manual reality checks on the output results.

Furthermore, the program assumes certain tax assumptions such as rates of stamp duty and Escrow calculations. These may change in time, and it is important for the user to keep abreast of such changes and know how they affect the model's assumptions.

Software Requirements

To install and operate Feasibility.pro Master Plan Feasibility Module (MF) efficiently, the following are the recommended system requirements:

  • A 64bit PC with a Quad Core CPU (Intel Core i5 / i7) and a clock speed of at least 2.8Ghz (or equivalent).
  • Microsoft Windows 8.1 or later -or- Windows Server 2012 or later
  • Microsoft .Net Framework 4.6 or higher.
  • 8GB RAM or higher.
  • Internet connection (for downloading files and activating licenses).

Chapter 2

Key Concepts

Development Margin

Before the widespread use of computer programs for real estate feasibility analysis, the traditional approach to development analysis was:

  • Estimate the total development cost for a project in current dollars including interest on borrowings.
  • Estimate the sale prices (less: selling costs) based on comparable sales or income capitalization expressed in current dollars.
  • Calculate the net profit by subtracting total development cost from revenue; and
  • Calculate the development margin by dividing profit by total development cost:

Development Margin =  Net Profit*100% / Total Development Cost

Through experience, a 15% to 30% development margin was considered adequate for a project to be viable, although this would vary according to the level of project, financial and market risk.

This method of determining the project’s viability completely ignores the time value of money.

Time Value of Money

The traditional development method of project appraisal however was recognized to be flawed when one or more of the following factors were involved:

  • Inflation and above inflation escalations occurred with costs and sale values.
  • Project periods extended beyond two or more years.
  • Other medium-term investments competed for funds; and
  • Costs and sales were staged giving variable cash flow exposures.

The analytical drawback is because the traditional approach does not account for the time value of money. Usually, a dollar today is more valuable than a dollar next year. Future cash flows should therefore be discounted in value to reflect their present value.

To demonstrate the time value of money, consider the case in which an individual receives a sum of $1,000 and invests it at a return of 10% per annum compounded in Government Bonds. The $1,000 will grow to $1,100 at the end of year 1 and $1,210 at the end of year 2 and so on. It is assumed that this 10% return represents the best use for the funds at a risk-free rate. In this example, the investor should value $1,100 in a years’ time or $1,210 in two years’ time as equivalent to $1,000 now (i.e., its present value). The reduction of future dollars to its equivalent value in money today is known as discounting.

Discounting is the reciprocal of compounding and is expressed in the following formula:

PV =   FV /  (1+i)n

Discounted Cash Flow Analysis

Discounted Cash Flow (DCF) analysis considers the time value of money in a much more detailed way than the developer's profit margin by considering the timing of all costs and incomes.

The first requirement of discounted cash flow analysis is to create a tabulation of money and time with cash flow items along one axis and time on the other axis. In other words, the same cash items used in the traditional approach (except interest on finance), are tabulated against equal time periods (months, quarters, or years) and the values of those cash items are recorded in the period forecasted.

Interest is excluded because it is incorporated in the discount rate as demonstrated above.

The value of all the cash items is then totaled for each time period (with cost items being negative and revenue items being positive) resulting in a net cash flow range through time. This range of net cash flows is discounted to present value. The resultant net present value (NPV) measures the difference between the discounted revenues and the discounted costs. This is the first and perhaps the most important performance indicator. A positive NPV implies the present value of income exceeds the present value of costs and the project is therefore feasible.

The other primary indicator is the internal rate of return (IRR). This is the discount rate at which the net present value equals zero. Possibly a better way to understand its meaning is to express it as the maximum interest rate that can be charged to a fully funded project before the project shows a net loss.

Performance Indicators

Development Margin

Development Margin is used as a reflection of profitability and is the percentage return of net profit over total development cost calculated in the following way:

Development Margin =  Net Profit*100% / Total Development Cost

Where:

Net Profit = Total Revenue less Total Development Cost; and

Total Development Cost includes all finance and interest charges, leasing costs and selling costs.

Net Present Value (NPV)

NPV is the sum of the present values of all project cash inflows and outflows over the life of the project. A positive NPV infers an Internal Rate of Return (IRR) greater than the discount rate. Interest on borrowings and interest received on re-investment of surplus funds and equity is ignored since this is incorporated in the discount rate. The formula is:

Where:

PV=Present Vale

FV= Future Value (Predicted Amount)

        i= Discount rate per period

       n= Number of periods

Internal Rate of Return (IRR)

IRR is the discount rate at which the sum of the discounted negative cash flows equals the discounted positive cash flows, i.e., the discount rate at which the NPV equals zero. Simplistically the IRR represents the actual return on funds invested. Interest in borrowings is ignored since this is incorporated in the discount rate.

Discount Rate

Discount Rate (or Target IRR) is simplistically the desired return on funds invested. For discounted cash flow analysis, the discount rate is the rate at which future cash flows are discounted to present value.

For a development to be feasible the discounted value of future cash flows (Net Present Value) must be greater than zero. A feasible project will have an internal rate of return (forecast return) greater than the discount rate (desired return).

A simple and popular method for choosing a discount rate in discounted cash flow analysis is an "Opportunity Cost of Capital" rate, which is given, in the following formula:

Discount Rate = Inflation + Risk Free Rate of Return (Cost of Capital) + Risk Premium

Risk-free rate of return or cost of capital reflects the opportunity cost in not proceeding with the development. It may be defined by the current 5–10-year Government Bond rate.

[Note: this includes an expectation of long-term inflation. If a zero-inflation model is adopted, then a medium-term market forecast of inflation should be subtracted from the Government Bond rate to calculate the real risk-free rate of return.]

Risk Premium is the level of discounting over and above the risk-free rate (or cost of capital), which reflects the level of risk in the project.

Weighted Average Cost of Capital

A more sophisticated method of calculating the discount rate is the WACC which is the weighted required rate of return on debt and equity funding. The formula is as follows:

Where:

 D= Total Debt

E= Total Equity

RD = Cost of Debt (risk free rate of return plus debt premium based on the credit rating of the company); and

 RE = Cost of Equity (required return on equity)

TR = Corporate Tax Rate

RE = A popular method of calculating the required return on equity is the capital asset pricing model (CAPM). The formula is:

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Where:

RE = expected return on equity.

RF = risk free rate of return (10-year Government Bond rate).

ß = sensitivity of an investment's return to the return on the hypothetical market portfolio of shares.

RM = expected nominal return on the market portfolio (approximated by the yield on the market portfolio of common equity shares); and

(RM - RF) = the market risk premium, or additional return demand by investors for holding risky assets.

Risk Assessment

Risk refers to the degree of uncertainty and/or potential financial loss inherent in an investment decision.

Risk is usually dealt with in several ways:

  • Incorporating a risk premium in the discount rate. This is based on the concept that developers and  investors expect higher returns for more risky projects.
  • Use of sensitivity testing whereby different low, medium, and high values for risky variables are incorporated to test the effects on the performance indicators.
  • Application of Scenario Analysis, which records the results from a combination of variations.
  • Application of Probability Analysis to produce a probability distribution of outcomes.

Residual Land Values (RLV)

Residual Land Values in Master Plan Feasibility (MF) is calculated on the target development margin.

RLV on Target Development Margin

The RLV on the Target Development Margin is the maximum price for the land that the developer would pay to make the calculated development margin equal the target hurdle rate. The target hurdle rate is essentially the developer’s required return for the project, also referred to as a ‘Profit and Risk Factor’. The Development Margin has been the traditional method of development feasibility analysis in the past and is beneficial for short term projects.

However, it does have its shortcomings – it does not account for the time value of money and its results can be misleading for projects that extended beyond two or more years. Two projects may have the same net profit, but due to differences in the timing of cash inflows and outflows, one project may be realizing its profit earlier than the other.

Therefore, if you consider the adage “a bird in the hand is worth two in the bush”, then even though the projects have the same profit, a prudent developer/investor would choose the project that achieves its profit earlier.

Hurdle Rates

After taking into consideration the duration of the project to determine which RLV calculation to adopt, another important factor is the actual hurdle rate that is applied for the Target Development Margin and Target IRR.

These targets must be accurate and realistic, the Target IRR, which is sensitive to not only costs and revenues, but also time. Quite simply, if a higher return is required (and thus a higher hurdle rate is adopted), the RLV function will indicate that you would have to pay less for the land to achieve that target, and vice versa. Failure to adopt the correct hurdle rate could result in miscalculation of the land value and subsequently an incorrect land acquisition cost.

So, in summary, things to consider when adopting an RLV:

  • The RLV based on the Development Margin is suitable for projects of approximately 2 years or less.
  • Ensure that accurate hurdle rates are applied.
  • If applying the RLV on IRR/NPV, ensure that the correct annual to rest period conversion is applied.

Chapter 3

Launching the Application

The entire Feasibility.pro software operates from a central launcher that is loaded from a single shortcut within Windows:

  • Once loaded, you can select your installed applications, and it will display a list of files recently opened and saved by the user.
  • There are also shortcuts to our extensive Sample File Library, Operations Manual and Training Courses Booking page on our website.
  • For those applications not yet installed on the machine, there is information to learn more about them and even links to downloading a free trial.

Starting Feasibility.pro

In Windows go to the [Start] > [Programs] > [Feasibility.pro] and click on ‘Feasibility.pro'

Product Tabs

The tabs for each Feasibility.pro software product will display different information, depending on whether it is installed on the active machine or not. To customize the experience for each user, each time the Application Launchpad is started, it will always revert to the last tab selected by that user on that machine.

Software is Installed

When the software is installed on the active machine, the following will be displayed on the product tab:

  • A list of 'Recent Files' opened or saved by the active user (a list is stored for each user on the machine). To open one of these files, either double-click on it, or select it to expand the file details and then click the [Open] button.
  • A list of 'Sample Files' provided to demonstrate the use of the software in different scenarios. These are automatically sourced from our online Sample Files Library, so an internet connection is required for them to appear on the Application Launchpad and always be up to date with the latest samples.
  • A Browse button to manually search for and open Feasibility.pro MF file.
  • A Run button to start the Feasibility.pro MF application with a blank new file.
  • Links to view the Training Course online and open the User Manual.

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Chapter 4

Quick Start

  • Run the Feasibility.pro (HF) program from the Feasibility.pro  Application Launchpad.
  • Open an existing Feasibility.pro HF data file (*.fphf) using the [File] > [Open] command or start inputting data to create a new data file.
  • Set Preferences by running the 'Preferences' function from the Ribbon Menu (or by pressing [F2]).
  • Navigate around the program by selecting the relevant worksheet tabs.
  • Enter data into input cells with a font color of blue. Fixed cells (non-input) have a black font color. The worksheets are locked, so the program will only allow you to enter data into the relevant input cells.
  • When data input is complete, you may run the Residual Land Value Analysis, Sensitivity Analysis, or Probability Analysis by clicking on the button on the relevant worksheets. When you are satisfied that the information has been entered correctly you may select the Printing Options on the Ribbon Menu to print the reports.
  • Save your changes using the [File]>[Save/Save As] command   on the Ribbon Menu.

Opening and Closing of File

 Opening a New Feasibility.pro HF Data File

  • Click [Run] in the Feasibility.pro HF tab of the Application Launchpad.
  • Use the [New] command to load a new blank workbook window.

Opening an Existing Feasibility.pro HF Data File

Open an existing Feasibility.pro HF data file (*.fphf) either by:

  • Double-click a file in the 'Recent Files' list or click [Browse] to find another file, in the Feasibility.pro HF tab of the Application Launchpad.
  • Using the [Open] command to browse to and open the file. You can also open Feasibility.pro HF Lite files (*.fphf) with this method.
  • Browsing Windows Explorer and double-clicking on a data file to open it.

Saving and Closing an Feasibility.pro HF Data File

  • After using the program, save the file if required by one of many different buttons on the Toolbar. Please note that some of the fields on the 'Intro' and 'Input' sheets are mandatory, and you will not be able to save a file if they haven't been entered.
  • If you have elected to save files with a password in the application settings, then it will prompt you to enter the password and confirm it before saving.

Exiting from Feasibility.pro HF

 When finished, close the application either by:

  • clicking on [X] in the top right corner of the application window,
  • double clicking the Feasibility.pro HF icon in the top left corner or
  • selecting [Exit] from the Application Menu. 

The Feasibility.pro HF program is subdivided into a series of worksheets. To navigate around the Feasibility.pro HF program, click on the relevant worksheet tabs (below or above workbook area).

IntroIntroduction page. Enter the project name and other details.
InputPrimary data input sheet. This is where most assumptions regarding costs and revenues are entered. Equity and Debt are also entered on this sheet.
DMDDevelopment Master Data Input Sheet. This is where Assets specific details are entered i.e. – Assets Classifications, types, Area, units, price, construction duration etc.
RentalTenancy Schedule input sheet: rents, leasing costs and incentives, capitalization rates, etc.
Asset-Specific Input sheetsThese Sheets provide for Detailed Input sheets for calculation of Revenue and Costs for respective Assets i.e. Hotel, School, Marina, Parking etc.
Cash Flows:Cash Flow FORrepresents the cash flow derived from the data entered across all input sheets. Cash Flow ACTserves as an input sheet where manual adjustments can be made to override the amounts provided in the forecasted cash flow. Any entries made in Cash Flow ACT will take precedence over the calculated forecasted figures (FOR figures) in determining the final cash flow.

Cash Flow CONpresents the ultimate cash flow, integrating any adjustments made in Cash Flow ACT.
FinancialsProfit and Loss and Balance Sheet reporting.
SummaryProvides users with a concise overview of costs, revenues, and KPIs at a summary level.
Multiple Summary sheetsIn addition to the main summary sheet, there are various other summary sheets tailored to different asset types, phases, sectors, and development types. These include Plot Summary, Phase Summary, Sector Summary, Asset Summary, Product Summary, and Development Type Summary.Each of these sheets offers summary insights of Plots grouped by phases, sectors, asset types, product types, and development types. This segmentation facilitates comparative analysis, allowing users to identify which asset category yields better results and simplifying the process of analyzing outcomes.
ChartsProject cash flow charts for Revenue & Cost and other charts.
Option Summary       Consolidates or compares up to 8 different stages or options that have been stored.
SensitivityThe tables from the Sensitivity Analysis.
ProfilesThe sheet for the Development data, S-curve profiles, and revenue collection profiles

Multiple Summary Sheets

In our model, we offer users a variety of summary sheets, each providing a condensed overview of costs, revenues, and key performance indicators (KPIs) at a high-level perspective. Alongside the primary summary sheet, we provide several other tailored summaries designed for different asset types, phases, sectors, and development approaches. These include Plot Summary, Phase Summary, Sector Summary, Asset Summary, Product Summary, and Development Type Summary.

Plot Summary

The Plot Summary provides a consolidated view of project outcomes across different plots, offering insights into profitability, net present value (NPV), revenue generation, and efficiency. This aids decision-making by highlighting which plot developments merit focused attention.

Phase Summary

The Phase Summary organizes plots into distinct phases, allowing for a detailed assessment of profitability at each phase level, such as Phase 1, Phase 2, and so forth.

Sector Summary

Similarly, the Sectors Summary provides specific KPIs categorized by different sectors, like Sector A and Sector B, enabling a targeted analysis of performance within each sector.

Asset Summary

The Asset Summary categorizes plots into various asset types, such as Hospitality, Service Apartment, and Commercial properties, offering insights into performance trends across different asset categories.

Product Summary

In the Product Summary, plots are grouped by product categories like Apartment, Townhouse, Office, and Retail, allowing users to understand performance variations among different product types.

Development type Summary

The Development Type Summary outlines how plots are developed, whether through self-development or plot sale, providing valuable insights into development strategies and their corresponding outcomes.

Asset-Specific Input sheets

They offer detailed input sheets for calculating revenue and costs tailored to specific asset types such as hotels, school, marina, and other asset types such as Leisure facilities, Entertainment venues, Parking services, Kindergartens, Sports centres, Community hubs, Clubs etc.

Hotels and Service Apartments

Inputs encompass variables such as room count, operational days, room occupancy rates, and average room rents. 

Calculations are made based on revenue and cost percentages attributed to room stays, food, spa services, and other amenities. Additionally, expenses such as management fees and fixed charges are factored in as a percentage of total revenue, ultimately concluding in EBITDA figures. 

The capitalized value, determined by user-specified rates, is also computed for the asset's sale period, contributing to the final cash flow.

School

Input sheet is tailored to accommodate a range of factors crucial to educational institutions' financial management. 

  • Operational cost assumptions are represented as a percentage of gross revenue, covering expenses such as Utilities, Office supplies, maintenance etc.
  • Input variables related to student demographics, including enrolment numbers across various grade levels, admissions, and withdrawals.
  • Employee costs, staffing ratios, and other operational considerations are factored in to derive a comprehensive picture of projected revenue and costs.
  • Fee structures, another critical aspect, influence revenue projections, with inputs specifying tuition rates, fees, and periodic escalations.

Based on the above, we forecast projected total revenue and total cost, determining the final EBITDA, which is then integrated into our final cash flow.

Marina

  • Operating cost assumptions are customized to reflect expenses such as maintenance, utilities, and supplies.
  • Revenue assumptions encompass fees, rentals, fuel sales, and other services.
  • Staffing assumptions and other assumptions are entered with escalation input for each year.
  • EBITDA is derived from these inputs and is integrated into the final cash flow.

Other Remaining Asset

For other assets such as Leisure facilities, Entertainment venues, Parking services, Kindergartens, Sports centres, Community hubs, Clubs, Golf courses etc. only direct manual inputs for revenue and cost items are entered. These inputs feed into simple calculation of EBITDA, which is subsequently incorporated into the final cash flow.

Keywords Shortcut 

The following are some keyboard shortcuts to assist in navigation, data entry and working with cells and worksheets.

File Operation
Ctrl + NCreates a blank workbook
Ctrl + OInvokes the open dialog box
Ctrl + SSave changes in the current workbook
Navigation
Left Arrow keyMove the active cell one cell to the left in the worksheet
Right Arow KeyMove the active cell one cell to the right in the worksheet
Up Arrow KeyMove the active cell one cell up in the worksheet
Down Arrow KeyMove the active cell one cell the down in the worksheet
EnterMove the active cell one cell to the down in the worksheet
Shift + EnterMove the active cell one cell to the up in the worksheet
TabMove the active cell one cell to the right in the worksheet
Shift + TabMove the active cell one cell to the left in the worksheet
Ctrl + Arrow KeysMove the active cell to the edge of the current data region in the worksheet
End, Arrow KeyPress END to turn End Mode on and use an arrow key to move to the first or last cell of a data range in the row or column. If cells are blank, the active cell moves to the first or last cell in the row or column. End Mode turns off after you press an arrow key. Press END to activate End Mode again. 
Ctrl + HomeMoves the active cell to the beginning of a worksheet
Ctrl + EndMoves the active cell to the last cell in a worksheet (the last edited row of the rightmost edited column).
HomeMoves the active cell to the beginning of a row in a worksheet 
Page DownMoves the active cell one screen down in a worksheet
Page UpMoves the active cell one screen up in a worksheet
Alt + Page DownMoves the active cell one screen to the right in a worksheet 
Alt + Page UpMoves the active cell one screen to the left in a worksheet
Ctrl + FInvokes the Find and Replace dialog (with the Find tab activated).
Ctrl + HInvokes the Find and Replace dialog (with the Replace tab activated). 
Ctrl + Page DownMoves to the next worksheet in the current workbook. 
Ctrl + Page UpMoves to the previous worksheet in the current workbook.
Working With Selection
EnterMoves the active cell one cell down in the selection.
Shift + EnterMoves the active cell one cell up in the selection.
TabMoves the active cell one cell to the right in the selection.
 Shift + TabMoves the active cell one cell to the left in the selection.
Ctrl + SpacebarSelects an entire column in a worksheet.
Shift + SpacebarSelects an entire row in a worksheet. 
Ctrl + ASelects the entire worksheet or the data region to which the active cell belongs.
Ctrl + Shift + SpacebarSelects the entire worksheet or the data region to which the active cell belongs.
Shift + Arrow KeysExtend the selection by one cell.
Ctrl + Shift + Arrow KeysExtend the selection to the last nonblank cell in a row or column.
Shift + HomeExtends the selection to the first column.
Ctrl + Shift + HomeExtends the selection to the beginning of the document.
Ctrl + Shift + EndExtends the selection to the previously used cell in a worksheet.
Shift + Page DownExtends the selection one screen down in a worksheet.
Shift + Page UpExtends the selection one screen up in a worksheet.
Cell Formatting
CTRL+BApplies or removes bold formatting.
CTRL+IApplies or removes italic formatting.
CTRL+UApplies or removes underlining.
Working with Columns & Rows
Alt + Shift + Right Arrow KeyGroups the selected rows or columns. 
Alt + Shift + Left Arrow KeyUngroups the selected rows or columns.

There are 4 main menus and toolbars in the Feasibility.pro MF application for the          user:

  • The Ribbon Menu
  • The Application Menu

Ribbon Menu 

The Ribbon Menu is located at the top of the application window and provides the user with the functions available in the program, and in particular, the functions related to specific sheets.

The Ribbon Menu has 2 definable parts:

  1. Functions that apply to all worksheets:
  • These are common functions that can be used on all worksheets and are replicated on all worksheet tabs.
  • If any of these functions are greyed-out (disabled), then they are not applicable to the active worksheet.
  1. Functions that apply to the currently selected worksheet:
  • These appear when a different tab/worksheet is selected.
  • They are identified by an aqua colored menu button.

File Menu

New Opens a Feasibility.pro MF blank workbook in a new window.

Open Prompts the user to open an existing Feasibility.pro MF data file (*.fpmf) in a new window.

Save Saves the current Feasibility.pro MF model to a data file. 'Saving' a file is different to 'exporting' it to the  Feasibility.pro Database .

Save As Saves the current Feasibility.pro MF model to a data file with a new file name.

Print Loads the Feasibility.pro MF Print Menu to allow the user to select what reports to print.

Close File Closes the current Feasibility.pro MF model window.

Edit Menu

Undo Undo the last action.

Redo Redo the last action.

Copy Copy the selected range to the clipboard.

Paste Pastes the contents of the clipboard into the selected range. When the active sheet is standard sheet, then only values are pasted.

Reset This will clear all the inputs in the standard worksheets to the default. It will not remove user-inserted worksheets. In addition, it allows the user to reset to default or manual variations in interest rates, loan drawdowns or repayments and variable discount rate inputs made on the Cash Flow sheet. Do we have this function?

Tools Menu

Preferences Opens the form for the user to select their data Preferences. These should be set before any data is entered but can be changed at any time.

Goal Seek This is an analysis feature that finds the value for a selected cell that would produce a given result from a calculation. Refer to 'Goal Seek' section for more information.

Options Runs the Store/Recall function. Store the current set of inputs as one of the eight available 'options' in the program for comparison or consolidation purposes. Recall one of the 'options' in the program back into the main input sheet for editing.

Excel Loads the dialog where you can create and edit links to external Excel files. 

Refresh Updates the values for all linked Excel and Word files.

Sheets Menu

Add Add a custom worksheet to the workbook.

Rename Rename the currently selected custom worksheet.

Delete Delete the currently selected custom worksheet.

Move Rearrange the order of the custom worksheets.

Hide/Unhide Change the visibility of the custom worksheets.

Tab Color Change the tab color of the custom worksheets from the default.

Protect/Unprotect Protect or unprotect the selected worksheet. When protecting, you will be prompted to enter in a password. If this is left blank, the worksheet will still be protected, but with no password.)

Data Menu

Export to Database Export Feasibility.pro MF input data to the Feasibility.pro Database. This is different to 'saving' an Feasibility.pro MF  data file (*.fpmf)

Export to Excel Export the entire file to Excel, either as a standalone file or appended to an existing file.

Application Menu

The Application Menu is in the top-left corner of the application window (indicated by the Feasibility.pro MF icon) and provides the user with access to the various File functions available in the program, as well as the application settings and the Help features.

Spreadsheet Display Hide or show the row and column headers on the standard worksheets. For  custom worksheets, you can use the context menu to toggle the row and column headers on each one.

Saving Save with “Save/Save As” Tool

Check for Updates Set the software to automatically check for updates over the internet every time it is started or not.

Export to Database Set the software to always prompt the user to store the data in the .csv and .xml when storing.

Feasibility.pro MF HelpOpens the Feasibility.pro MF Help program on the web.
Send QuerySend a technical support query via email/internet
Check for UpdatesCheck the latest version of the software online (requires internet connection). 
About Feasibility.pro MFAllows the user to view the current license details and re-register an existing license.

Sheet Context Menus

Context Menus pop up when clicking an item on the worksheet area, offering a list of options which vary depending on the item selected. These menus are invoked with a right-click of a mouse.

User Inserted Sheets

The context menu on the User Inserted sheets is invoked by right clicking a cell, row or column.

CopyCopies the currently selected range of cells to the clipboard.
CutCuts the currently selected range of cells to the clipboard.
PastePastes the content of the clipboard in the currently selected range. When the active sheet is a standard sheet, then only values are pasted.
Insert Inserts a column or row next to the currently selected range.
DeleteDeletes the currently selected column or row.

Status Bars

The Status Bar is located at the bottom of the application. It has the following definable parts:

  • Options Status: This part of the status bar alerts the user what the last Option was either recalled or stored as. 

Goal Seek

Goal Seek is sometimes called what-if analysis. When you know the desired result of a single formula but not the input value the formula needs to determine the result, you can use the Goal Seek feature available by clicking on the Ribbon Menu.

When goal seeking, the program varies the value in one specific cell until a formula that's dependent on that cell returns the result you want.

  • Set Cell: The cell that contains the formula that you want to settle/resolve. That cell must always contain a formula or a function, not a value.
  • To Value: The value you want the formula (in the Set Cell) to change to.
  • By Changing Cell: The part of the formula that you wish to change. That cell must contain a value only, not a formula or function.

Resizing the Model

The Feasibility.pro MF model can be resized in two areas:

  • Adding more time periods (upto 50)
  • Adding more cost and revenue rows (upto 250, depending on section).

Resize Time Periods

Resizing the time periods is controlled via the Preferences.
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  1. Go to the Ribbon Menu and click on or just press F2. 
  2. Go to the 'Cash Flow Duration' tab.
  3. Expand or reduce the number of time periods. Only add what you need as it will impact on the   size of the file.
  4. Click on OK and it will make the appropriate changes to the file.

Resize Cost/Revenue Rows

Resizing the input rows is controlled via the Ribbon Menu when the Input or Tenancy sheet is selected.

Inserting Rows:

  1. Click on the Input Rows 'Add' button and select from the list which section you would like to add rows to.
  2. The program will then prompt how many rows you would like to insert - up to 50 at a time and 250 in some cases.
  3. Click OK to the number, and the model will then resize, adding rows to the end of the section (above the last row).

Deleting Rows:

  1. Click on the Input Rows 'Delete' button and select from the list which section you would like to add rows to.
  2. Click OK, and the model will then delete the rows from the end of the section (above the last row- the last row does not get deleted).
  3. If these rows have any data in them, it will delete these rows, so please check before deleting them.

Exporting to Excel

Since Feasibility.pro MF is built on a spreadsheet user interface, you can export the entire file to Excel, allowing you to use that file and its data in any way you require. To export the file, go to the Ribbon Menu and click on [Data] > [Export to Excel]

Chapter 5

Preferences 

The program allows flexibility by the way of user preferences. These are operated by:

  1. Clicking on [Preference on the Ribbon Menu or Quick Access Toolbar,
  2. Pressing the [F2] key. 

Printing an Assumptions Report

To check what preferences and settings have been defined in the model, preference sheet is available to be printed in the Print Menu.

General

Regional Settings

Currency Set the currency format. This is important if the Feasibility pro software is used to consolidate cash flows that are based on different currencies.

Input Number Formats Select the number of decimal places for the input cells. 

Cash Flow Duration

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Cash Flow Duration Nominate the periods for the cash flow. This option will determine how the Start and End dates are to be entered and how the cash flow will be displayed.

Resize Time Periods Increase or decrease the number of timer periods in the model to suit user preference (1 to 50).

Financial Year End Month The start month of the project is considered the 1st month and hence the financial year will be 12 months from the start month. 

IRR/NPV Calculation

The IRR and NPV calculations for each period is to be calculated from the Start of Project

Spreadsheet Display

Input Sheets and Report        Sheets to Display: 

Select the worksheets which are to be displayed. Deselect to hide worksheets that you are not working on or do not intend to display, making navigation around the workbook a little easier. Hiding sheets does not impede the operation of the program.

Notes

Notes on Summary Page Enter the text, if applicable, for any note to be displayed on the Summary pages. The maximum characters allowed are 2,500. 

Logos

Corporate Logo and Property Photo: Insert your own corporate logo on the report sheets and insert a photo/image of the subject property/project on the Summary sheet.

  • Only jpeg and bmp files can be inserted.
  • There are no file/image size restrictions.
  • The program will automatically downscale the image if it is too large to fit in the allocated area.
  • If the image is smaller than the allocated, it will not be upscaled to avoid distortion.

Protection

Insert/Delete Input Rows: Enable the user to insert/delete rows on the Cash Flow sheet.

Input Cell Protection: This allows you to Lock various input cells throughout the program.

Once this is done, the input cell will change to a 'black' font and a warning will appear on the status bar to indicate the active sheet has locked input cells.

Release from Escrow

An Escrow account is a temporary account that holds money or assets until certain conditions are met. The funds can be used only after they have fulfilled the escrow agreement/conditions. There is a legal responsibility of the Developer to maintain ESCROW Retention as specified in the Law.

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Money held in ESCROW account is released after the completion of the period specified (user input) after completion of the construction.

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Hurdle Rates

IRR and NPV Calculation: Nominate if Finance Costs, Interest Charges or Corporate Tax are to be included in the calculation of the Project IRR and NPV.

  • Financing Costs = Cost defined in the 'Financing Costs' section and Fees (e.g., Application, Line and Standby) associated for each loan.
  • Interest = Interest charged on equity or the loan facilities.
  • Corp Tax = Corporate Tax on project profit that is applied on the Financials sheet 

Development Margin Calculation: Nominate what forms the basis of calculating the development margin.

The following defines the exact components of the Summary Report that are used in the calculation of each option:

  • Development Costs (including Selling and Leasing Costs) = 'Total Costs' plus 'Selling Costs' and 'Purchasers Costs'
  • Development Costs (inc Selling Costs) = 'Total Costs' plus 'Selling Costs' and 'Purchasers Costs'
  • Development Costs (net of Selling and Leasing Costs) = 'Total Costs'.
  • Total Revenue = 'Total Sales Revenue' plus 'Rental Income' plus 'Interest Received' plus 'Other Income'
  • Total Sales Proceeds (net of Selling Costs) = 'Net Sales Proceeds'.

Financial Reporting

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Financial Reporting To enable Profit & Loss Statements, Balance Sheet,

click on the Enable Reporting option.

Revenue Treatment

DESCRIPTIONTOTAL123
Jan/23Apr/23Jul/23
Revenue Recognition Calculation    
Sales2,410,995,488 91,166,625 
Cumulative Sales 91,166,625 91,166,625 91,166,625 
Land Costs2,809,500 2,809,500 
Construction Costs316,070,645 90,900,000 14,339,784 17,429,175 
Total Costs316,070,645 90,900,000 14,339,784 17,429,175 
Revenue Recognition % 28.8%33.3%38.8%
Period Revenue Recognition2,410,995,488 26,218,968 4,136,131 5,027,228 

Above Calculation shows % and amount of Sales/Revenue to be recognized for each period. Depending on the % of cumulative total cost till the respective period, Revenue recognition % is calculated.

Cost Treatment

  Development Costs for WIP Calculation    
Land 
Master Development & Infrastructure59,898,253 69,360 10,578,787 175,770 
Statutory Fees & Insurance129,595,380 129,595,380 
Project Management Cost5,587,686 5,587,686 
Development Management Cost304,509,093 304,509,093 
Professional Fees95,814,113 95,814,113 
Construction Cost
Overheads/Operating Cost 
Marketing4,327,731 4,327,731 
Selling Cost
Contingencies6,662,852 6,662,852 
Interest Expenses
Misc. Cost 80,356,782 80,356,782 
  Total Development Costs Incurred (WIP)686,751,889 69,360 637,432,423 175,770 
  Other Costs    
          Other Land Acquisition (WIP)624,000 359,000 
          Other Selling Costs (WIP)
          Other Financing Costs (WIP) 
          Finance Application, Line & Standby Fees (WIP)
Total Other Costs (WIP)624,000 359,000 

Above Tables shows breakdown of all costs, showing how each is treated i.e., either directly Expenses through P&L or Work in Progress.

  Total Costs (WIP)687,375,889 69,360 637,791,423 175,770 
  Directly Expensed through P&L468,164,554 95,302,543 42,532,499 18,807,115 
  Going through to WIP687,375,889 19,948 212,363,999 35,241,959 
Current Projected Total Cost, (through P&L)1,155,540,443 95,322,490 254,896,498 54,049,074 

Summary of total costs, grouped by Expensed and WIP (Work in Progress).

Costs for WIP Calculation

This section summarizes all the costs in the development and determines if they are treated as Work In Progress or Expensed as selected in the Preference.

Expensed: Directly expense the cost on the date it is incurred in the 'Cost of Sales' section of the Profit and Loss statement, impacting how the Project Margin is calculated.

WIP: Add Cost to “Work in Progress”. This defers the recognition of the costs in the Profit and Loss statement during the period in which it is incurred. These costs appear as ’Current Assets’ on the Balance Sheet called 'Work in Progress'.

These Costs are gradually transferred to the P&L over time as revenue is recognized from the sales. Once 100% of the revenue has been recognized, the entire WIP expense amount will also have been written off in the P&L.

In other words, WIP expense is a way of matching the costs of construction/development with the revenue generated from the sales. 

Treatment for Land is also similar and the option of choosing it as “Expensed” or treat it as “WIP” is included in the preference.

Financing

Global Settings

This option allows the user to toggle between two finance layouts:


Simple: Use Equity and Senior Loan only. When clicked it resets and hides the other Loans (2 to 5) from the input and output sheets.

Advance: Use the button to set all the number of funding facilities – 3 types of Equity & 5 Loans

Understanding Interest Rate – Nominal and Effective

Nominal interest rate is the interest rate that is quoted or advertised. It is the stated interest rate on a loan or investment, and it does not consider the compounding period.

Effective interest rate is the actual interest rate that is earned on a loan or investment, considering the compounding period. The compounding period is the number of times per year that interest is earned on interest.

Imagine that you invest $100 at a nominal interest rate of 10% compounded annually. This means that you will earn $10 in interest each year.

Now, imagine that the interest is compounded semiannually. This means that you will earn $5 in interest every six months. However, you will also earn interest on the interest that you have already earned.

As a result, your effective interest rate will be slightly higher than 10%.

The following table shows the difference between nominal and effective interest rates for different compounding periods:

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As you can see, the more often the interest is compounded, the higher the effective interest rate will be.

Loans and Equity

Loans (DEBT)

There are two types of Loans:

  • Auto Loans
  • Manual Loans
  • Auto Loans (Loan 1 and Loan 2)
    • Auto Loan will be automatically raised by the amount required in the respective period. Auto Loans are assumed to be available from the commencement of the project (i.e., first period itself). Maturity period for Auto loans is manually specified.
    • The amount is raised at the beginning of the respective period.
    • Auto Loan 1 is used first. Once it hits the limit and there is still requirement of funds not met, only then Auto Loan 2 will be used (before raising any amount from Auto Loan 2 facility, maximum limit of auto loan must be exhausted).
  • Manual Loans (Loan 3, Loan 4 and Loan 5)
    • Manual Loan will be raised as per period and Loan amount entered on the Input sheet.

Explanation of Input Options on the Input Screen:

  • Loan 1 (Auto)
    • Auto Injection Limit: It is the maximum (cumulative) limit up to which Loan 1 can be raised. Beyond the limit, Loan 2 will be triggered to fulfil the additional funding requirement.
    • Maturity Period: Maturity period is manually entered. Repayment of Loan is made in equal instalments starting from present period till the Maturity Period manually entered here.
  • Loan 2 (Auto)
    • Auto Injection Limit: It is the maximum limit beyond which Loan 2 cannot fulfil the additional requirement.
  • Loan 3, Loan 4 & Loan 5 (Manual Loan)
    • Period Commencement: Period Commencement is decided manually here i.e. It is fully raised in the Period of commencement of Loan entered here regardless of the need in the chosen period.
    • Maturity Period: Maturity period is also manually entered. Repayment of Loan is made in equal instalments starting from present period till the Maturity Period.

Equity

Developer's EquityLimit 
Injected in Total upfront:0 
Auto Injection Limit55,000,000 
   
Equity Partner 1Limit 
Injected in Total upfront:0 
Auto Injection Limit45,000,000 
   
Equity Partner 2Limit 
Injected in Total upfront:0 
Auto Injection Limit30,000,000 
   
Inject and Repay - Method
Equity OptionInject when Required
RepaymentRepaid at the Project End
  • Injected in Total upfront: amount injected at period 1.
  • Auto Injection Limit: This is the maximum limit for the cumulative amount that would be injected only when required in any respective period.
  • Equity Options: Option to select whether equity is to be injected upfront or to be injected when required.
  • Repayment: This option is for selection of Equity repayment method. Equity can either be repaid:
  1. whenever excess balance is available in any period or 
  2. at the end of the project i.e., in the last period.
  • Profit Share Payment: This option can be accessed from preferences. This option is for selection of payment method of profit. Profit can either be paid:
  1. whenever excess balance is available in any period or 
  2. at the end of the project i.e., in the last period.

Chapter 6

Input Assumptions

Set Preferences

It is recommended that before entering any data in the 'Input' sheet, the user set their preferences. This can be done by:

  • Clicking on Preferences on the Ribbon Menu.
  • Pressing the [F2] key.

Inputting Data

Input Cell Types

Enter data into input cells with a font color of blue or green. Fixed cells (non-input) have a black font color. Since the worksheets are protected and locked, the model will only allow you to enter the relevant input cells.

Blue Font Cells: Cells with blue font are the main input cells in the program.

Period Start and Span

For every payment and revenue, it is necessary to put a start date and span period, or else the program will not add the payment to the cash flow.

The Start Date must be a number between one (1) (which represents the first or current period).

  • The Span Period must be greater than but not equal to zero.
  • The start or end period must not be more than the maximum time period in the model - or else you will exceed the program's limits.

Cost Codes

1. Manually type in the Cost Code, in the ‘Code’ input field of the Feasibility.Pro MF file

2. Manually type in the Cost Code Description, in the ‘Description’ input field of the Feasibility.Pro MF file.

Remarks

Once a Cost Code and Description has been applied to a line item, a narration/details as per the user can be put under the “Remarks” Column.

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Basic Input

Title (Mandatory)  Enter the Feasibility Title of the project that the property belongs to. 
Description of Option(Mandatory)Enter the description of the option.
Date of First Period (Mandatory) Enter the date of the first period in the cash flow. The first period is time period One (1).
Cash Flow DurationThe cash flow duration is set using the Preferences.
Enter Project Size (Optional)Project size relates to the size of site area, developable land area, GFA, FAR, BUA etc. You may enter any type of measurement to summarize the development. These do not affect the cash flow and are only used for reporting purposes on the' Summary' sheet.

Land Purchase and Acquisition Costs

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Land Purchase Price (Optional)Input the land purchase price in the second input item. It is necessary to input a land purchase price, % paid and the cash flow period in order to determine the amount.
Land Payments (Optional)You can punch in your land acquisition payments - deposit either as a percentage and/or an amount and also the cash flow period of payment against the purchase.  
Stamp Duty (Optional)The automatic stamp duty is calculated for the total purchase price based on the % rate allocated by the user.

Other Acquisition Costs

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% Paid and Lump Amount(Optional)For other acquisition costs, such as legal fees, survey costs, etc., you may elect to enter:A percentage of the land's purchase price, and/orA lump sum amount
Start (Mandatory)For each item starting period, you have the option:Enter a number to nominate the start period manually

Cost Escalation Rates

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Escalation Rates can be defined for different categories of costs in the escalation table. These categories can be manually defined by the user by setting a 3-character code and a short description. Escalation rates can be set up as below:

  • On a Periodic Compounded Escalation basis (e.g. 5% per annum, which equates to 0.41% compounded monthly).
  • As a Positive (inflation) or negative (deflation) percentage.

Application of Escalation Rates for Costs

The method of application of escalation can vary for each cost item. Below is the method of applying escalation rates.

E = Escalates the cost to its start date.

R = Escalates the cost to its start date and continues the escalation through the span period; and

N = Does not apply escalation (this is the default if you leave the escalation input blank).

Escalation Examples

Say there is a $60,000 cost that starts in year 4 and has a 6-years duration and escalates 5% per annum. Using the different methods of escalation, the following cash flows would be created: 

Current AmountPeriod StartPeriod EndCurrent Amount (per Year)
60,0004910,000
Year 0Year 1Year 2Year 3Year 4Year 5Year 6Year 7Year 8Year 9
5%5%5%5%5%5%5%5%5%5%
Escalation Factor Compounded Yearly (= Previous Years Escalation Factor x (1+5%))
100%105%110.25%115.76%121.55%127.63%134.01%140.71%147.75%155.13%
  • When "E" is selected, the Year 4 Escalation Factor (121.55%) is applied to the non-escalated amount per Year (10,000) for the entire span.
  • When "R" is selected, the Year 4 - 9 Escalation Factors are applied to the non-escalated Yearly amount (10,000) for that specific Year.

Parameters to the Costs

Cost TypeThe cost type is the 3-letter code used to identify the cost. You can select any of the costs with the corresponding escalation.
% of Construction and/or Amount (Mandatory)For each cost item it is mandatory to input, the number of units (e.g. sqm) and base rate per unit (e.g.$/sqm).If you do not input a number in the 'number of units' cell, the program will interpret the number as being zero (0) and consequently the cost will not be included in the cash flow. If you choose to enter the cost as a % of another cost this will not apply.
Escalation (Optional)You may elect to apply escalation on any cost items.Enter "E" to escalate to start, orEnter "R" to escalate to start and continue escalation through span period, orLeave blank or enter "N" to assume the cost is fixed, hence no escalation.
S-Curve (Mandatory)You may elect to span the cost payments evenly through the span period or apply a cumulative S-shape curve.Enter one of the codes (S, S1 to S10) for the 11-client customizable S-Curves. You can modify the S-curve profiles in the 'S Curve' tab.
Start and Span (Mandatory)For each item's Start and Span, you have the following options:Enter a number to nominate the start and span manually,

All the costs associated with the above methodology of calculations are as below.

  1. Master Development & Infrastructure
  1. Statutory fees & Insurance
  1. Project Management Cost
  1. Development Management Cost
  1. Professional Cost
  1. Construction Cost
  1. Overhead/Operating Cost
  1. Marketing
  1. Misc. Cost 
  1. Contingencies
  1. Other Finance Cost
  1. Other Selling Cost
  1. Other Income

Revenue Escalation Rates

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Escalation Rates can be defined for different categories of sales and rental revenue in the escalation table. Escalation rates can be set up in different ways:

  • Either on a Periodic Compounded Escalation basis (e.g., 5% per annum)
  • By Cash Flow Period Years.
  • As a Positive (inflation) or negative (deflation) percentage.

Please refer to the Preferences on configuring the different escalation options

Escalation RatesFor each relevant category you may enter up to 10 years of escalation rates.For Sales: Escalation rates apply to end sale values from the first escalation month. No escalation is applied once the product is sold. Where the first escalation month is identified as the first month in the escalation table and may changing depending on the preference to set escalation based on Cash Flow Period Years..
Code and CategoryYou have the ability to define your own property categories (e.g. "Residential") and codes (e.g., "RS") for multiple escalation rates. There are 10 different property categories that can all have different escalation rates; the code for each property category is defined by the user (1–3-character length allowed). Negative escalation rates can be inputted.

Selling Costs

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Sales Commission (Optional)For each relevant category you may enter sales commission. The first input column refers to sales commission as a percentage value. The sales commission can be calculated based on:Cash Revenue basis (calculated as a % of cash received from sales in the respective period), orSales Revenue basis (calculated as a % of amount sold in the respective period)

Sales

Units and Area (Mandatory)For each sale item it is mandatory to enter:The total quantity (no. of lots, units, etc.), andThe total size of all sale items for that line item (sqft or sqm) is based on the unit of measurement from the list selector such as number of units or sqm, NLA, GFA, etc.
Current Sale Price (Mandatory)This is the current non-escalated sale price. This must be based on either the Units or Area measurement (i.e., $/unit or $/area)
Sale Calc Method (Mandatory)Indicate the method of calculating the total current sale revenue. It is based on the 'Current Sale Price' * ‘Number of Units’ * ‘Total Area”
Sales & Cash Collection Profile(Mandatory)Select a Profile Number under the Sales Profile & Cash Collection Profile to calculate the Revenue receipt based on the Sale & Cash collection defined in the “Sales & Cash Collection” Profile sheet.
Revenue Type (Mandatory)The escalation in revenue is based on the Revenue Escalation profile selected and the rates corresponding to the selection.
Escalate (Mandatory)The user is to define whether escalation is to be considered or not by selecting the “Y” or “N” option.

Financing

Equity

Developer's EquityLimit 
Injected in Total upfront:0 
Auto Injection Limit55,000,000 
   
Equity Partner 1Limit 
Injected in Total upfront:0 
Auto Injection Limit45,000,000 
   
Equity Partner 2Limit 
Injected in Total upfront:0 
Auto Injection Limit30,000,000 
   
Inject and Repay - Method
Equity OptionInject when Required
RepaymentRepaid at the Project End
  • Injected in Total upfront: amount injected at period 1.
  • Auto Injection Limit: This is the maximum limit for the cumulative amount that would be injected only when required in any respective period.
  • Equity Options: Option to select whether equity is to be injected upfront or to be injected when required.
  • Repayment: This option is for selection of Equity repayment method. Equity can either be repaid:
  1. whenever excess balance is available in any period or 
  2. at the end of the project i.e., in the last period.
  • Profit Share Payment: This option can be accessed from preferences. This option is for selection of payment method of profit. Profit can either be paid:
  1. whenever excess balance is available in any period or
  2. at the end of the project i.e., in the last period. 

Loans 1 to 5 Inputs

There are two types of Loans:

  • Auto Loans
  • Manual Loans

Auto Loans (Loan 1 and Loan 2)

  • Auto Loan will be automatically raised by the amount required in the respective period. Auto Loans are assumed to be available from the commencement of the project (i.e. first period itself). Maturity period for Auto loans is manually specified.
  • The amount is raised in the beginning of the respective period.
  • Auto Loan 1 is used first. Once it hits the limit and there is still requirement of funds not met, only then Auto Loan 2 will be used (before raising any amount from Auto Loan 2 facility, maximum limit of auto loan must be exhausted).

Manual Loans (Loan 3, Loan 4 and Loan 5)

  • Manual Loan will be raised as per period and Loan amount entered on the Input sheet.

Explanation of Input Options on the Input Screen:

  • Loan 1 (Auto)
    • Auto Injection Limit: It is the maximum (cumulative) limit up to which Loan 1 can be raised. Beyond the limit, Loan 2 will be triggered to fulfil the additional funding requirement.
    • Maturity Period: Maturity period is manually entered. Repayment of Loan is made in equal instalments starting from present period till the Maturity Period manually entered here.
  • Loan 2 (Auto)
    • Auto Injection Limit: It is the maximum limit beyond which Loan 2 cannot fulfil the additional requirement.
  • Loan 3, Loan 4 & Loan 5 (Manual Loan)
    • Period Commencement: Period Commencement is decided manually here i.e. It is fully raised in the Period of commencement of Loan entered here regardless of the need in the chosen period.
    • Maturity Period: Maturity period is also manually entered. Repayment of Loan is made in equal instalments starting from present period till the Maturity Period.

Project Hurdle Rates

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Project Discount Rate (Target IRR)The discount rate or target IRR only affects three performance indicators on the 'Summary' sheet:Project Net Present Value (NPV),Residual Land Value (based on a Zero NPV), andYou can use the Preferences to change the discount rate calculation method (include or exclude finance costs and interest) and also the method of conversion from the annual discount rate to the monthly discount rate (quarterly or half yearly depending upon the rest period you selected).
Nominate an Estimate of IRRThis is a number that you guess is close to the result of IRR. Themodel uses an iterative technique for calculating IRR. Starting with the estimate, it cycles through the calculation until the result is accurate within 0.00001 percent. If it can't find a result that works a predetermined number of iterations, the #NUM! error value is returned.In most cases you do not need to provide the estimate for the IRR calculation. If it is omitted, it is assumed to be 0.1 (10 percent).Important Note About Multiple IRRs:When the cash flows of a project change sign more than once (e.g., cash outflow followed by cash inflows followed by cash outflow), there may be multiple (and technically valid and correct) IRRs for that cash flow.The IRR that Feasibility.Pro MF will attempt to adopt will be the one that is calculated using the user-defined 'guess rate' in the input field.However, in the circumstance where such IRR calculation results in a #NUM! error value (cannot find a result after the iterative calculation process), Feasibility.Pro MF will use different 'guess rates' in the background, until it finds a result.These start from 0%, and then use 3 different +ve and -ve percentages based on the user-defined 'guess rate'. For example, if the user-defined 'guess rate' of 20% cannot find a result, then background process will attempt to find a result, using the following 'guess rates': 0%, 10% (1/2 of the user- defined 'guess rate'), -10% (the inverse of the previous 'guess rate'), 40% (2 x the user-defined 'guess rate'), -40% (the inverse of the previous 'guess rate'), 60% (3 x the user-defined 'guess rate') and -60% (the inverse of the previous 'guess rate').If a result is found using such a process (most likely), this is the one that is reported in Feasibility.Pro MF. However, if a result is still not found after this process, the IRR will be reported with an "N.A." value.A note will be displayed in this input section if multiple IRRs have been detected and/or an alternative guess rate was required to achieve a result.
Developer's Target MarginThe Developers Target Development Margin is the required profit.margin calculated on either total development costs net of selling costs or including selling costs, total sales, and rental income or on total net sales proceeds. These options can be chosen from the 'Hurdle Rates' tab of the Preferences.The target margin is used to calculate the residual land value to achieve the desired profit margin (Developer Target Development Margin); it does not take into consideration the time value of money.
Developer's Cost of EquityEnter in the desired cost of the developer's equity.This is used to calculate the Weighted Average Cost of Capital on the Summary Report

Manual Cash Flow Inputs

Project Revenues and Costs

The manual input rows for the revenues and costs can be hidden or shown via the 'Cash Flow Detail' utility on the Cash Flow.

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Notes about Manual Inputs:

  • All amounts put in the 'Manual Input' rows are added to the sub totals for that cost or revenue section.
  • The manual inputs have no provision for any escalation in costs and revenues over the period prescribed.
  • You may elect a percentage of the revenue/cost to be received/paid by the Landowner if you are modelling a joint venture arrangement.

Rental Income

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Land Use Code (Mandatory)By detailing the land use code for a tenant, it will apply Escalation on rental income, up until the lease start, based on the rates entered for that specific land use in the Rental Escalation Table.
Units (Mandatory)The number of tenancies for that will share the same lease structure.
Total Area (Mandatory)Enter the total size of tenancy (if multiple 'units' are entered in a line,then this is 'total' size of that quantity of tenancies) based on the unit of measurement from the list selector such as number sqm, sqft, etc.
Current Rent (Mandatory)Enter in the current rent based on the unit of measurement selected. (as annual rate)
Outgoings and Vacancies(Optional)You may select outgoing expenses and vacancy allowances either as:A lump sum per annum, and/orPercentage of gross rent.Outgoings and Vacancies are shown as a 'Leasing Cost' in the Summary and Cash Flow and paid during the nominated lease period.
Lease Start and End (Mandatory)To calculate a rental income stream, enter a lease start period and lease end period.Once the Current Rent and Lease Start is entered, the 'Current Net Annual Rent at the Lease Start' will be displayed. It is the Current period Gross Rent net of current period lease costs. To escalate rents once the leases commence, use the Rental Escalation table.
Rental Escalation(Optional)For each tenant you may enter up to 10 years of rental escalation rates. Escalation rates are applied as at the (Lease Start month) on a yearly basis.
Letting Fee (Optional)You may enter a letting fee expressed as a percentage of the gross annual rent.Letting Fees are shown as a 'Leasing Cost' in the summary and Cash Flow.
Lease Incentives (Optional)You may enter leasing incentives as:Rent Free Periods (calculated from the lease start date), orFit-out Costs (calculated from the manually entered period).Lease Incentives are shown as a 'Leasing Cost' in the summary and cash flow reports.

Capitalised Sales


Capitalization Rate(Optional)Entering a capitalization rate credits the project with a terminal or residual value (i.e. sale revenue) at the end of the rental period (lease start plus span)
The Capitalized Value is calculated by the following formula:
Capitalised Value = Net Rental Income / Capitalization RateWhere:Net rental Income = Gross Rental Income for the lease end period net of Recurring Lease costs. (Incentives are not capitalized and therefore do not impact the Capitalized Value).Capitalization Rate = A capitalization rate (also known as 'Yield') that has been adopted from comparable evidence and research (manual input).
Escalated End-Sale ValueCapitalised Value as per Cap Rate explained above.

Discount Rate

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The discount rate is entered in the Input Sheet and that will form the basis of all IRR and NPV calculations on other reports, such as the Summary, Sensitivity and Probability reports. In addition, it will also be used to report the following in the Cash Flow:

  • The Present Value (PV) of net cash flow for each time period.
  • The Net Present Value (NPV) of all future cash flows at each time period.

Cost Drawdown Profiles (S-Curves)

The S-Curve profiles are based on cumulative cost and cumulative time.

For example, in using the default S-Curve in the model (see Profile 'S' below), and assuming construction occurs over 10 months, then it would assume.

After 10% of the cumulative time (or 1 month over a 10-month span), 5% of the cumulative costs should have been drawn down (paid) in the cash flow to date.

After 20% (or 2 months over a 10-month span), 11% of the cumulative costs should have been drawn down, comprising 5% after one month and an additional 6%, and so on.

To show a cost drawdown that is skewed towards the earlier months of a span (more is paid earlier or quicker) ensure that the %'s increase earlier (see Profile 'S1' or 'S2' below

There are 11 profiles that can be customized ('S', 'S1' to 'S10') in this table and then subsequently applied to individual cost line items, using the drop-down input field.

A chart below the input table graphically displays each S-Curve Profile

Sales (Revenue) & Cash Collection Profiles

The Sales & Cash Collection Profile feature is enabled via the Preferences. It allows you to set milestones for receiving multiple payment instalments from purchasers, either based on specific time periods in the cash flow, or on certain number of months after the Date of Sale for each sale item. There are 5 Sales and 5 Cash Collection Profiles that can be set.

Time PeriodSpecific Time Periods in the Cash Flow, e.g. Month 6, Month, 12, etc.A certain number of months after the Date of Sale for each sale item.When setting the instalment timings, each subsequent instalment must be later than the previous. There are up to 51 instalments that can be set.
Instalment %This is the % amount of the sale value that is paid by the purchaser and collected by the developer at the nominated instalment milestone.

Release from Escrow


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Example

A developer receives $50,000/month in ESCROW from period 1 to period 12 (driven by the ‘Sales Cash Collection Profile’ settings/inputs)

Construction starts in period 2 and is completed in period 10.

In period 8 the developer has cumulated $360,000 in Construction Costs but has $400,000 in ESCROW (Cumulative cash).

Therefore only a maximum of 360,000 can be released from escrow for period 8.

As soon as construction finishes in period 10, the amount of money in ESCROW except Retention % (i.e. 5% in this example) can be released. The remaining cash amount stays in escrow up to 5% until date of completion + manual input of ESCROW hold period (additional) (user Input) i.e. 3 years in given example, in the future, where the balance is released to the developer.

Chapter 7

Custom Worksheets 

The Feasibility.pro MF program is based on a spreadsheet interface and allows you to insert additional blank worksheets into the model.

Adding a Custom Sheet

Adding custom sheets is conducted via the 'Sheets' section in the Ribbon Menu.

When you click on 'Add', there will be 2 options for adding a custom worksheet into the model:

1. Importing a sheet(s) from another Excel file: This will prompt you to browse an Excel file and select one or more worksheets in that file to import.

Important Notes:

  • If you attempt to import a worksheet that has formula links to another worksheet, you will be required to import the other worksheet to avoid any links being broken, otherwise you will not be able to import the worksheet.
  • If you attempt to import a protected worksheet that has password on it, you will be prompted to enter in the password before the worksheet can be imported. 
  • Any 'Global' range names (those that are global to a workbook) that exist on the worksheet to be imported will be disabled. Only 'local' range names (those that are local to a worksheet) will be imported with the worksheet. If you have a range name on the worksheet and you want it to be imported into Feasibility.pro MF, you will need to ensure they are 'local'. Refer to this Microsoft Article about using Global and Local range names: http://support.microsoft.com/kb/274504
  • Any 'Local' range names (that exist on the worksheet to be imported) that refer to an external Excel workbook will be disabled.
  • Any 'Local' range names (that exist on the worksheet to be imported) that have the same name as a MasterPlan Feasibility.pro MF Global Name will be renamed with "_RENAMED" appended to the end of the name. This means that any formulae that was referencing this name will be automatically adjusted.

2.Adding a blank worksheet: This will add a blank unprotected worksheet to the model.

Please Note:

Custom sheets are file specific. They are not separately stored with storing Options. Therefore, since each Option may have different numbers of input rows and time periods between them, be careful when linking data from the standard sheets to the custom sheets, as the same cell reference may be referring to different items between them.

Therefore, if you are using Options and are linking inputs to the custom sheets, then you should either:

1. Not delete any rows/columns on the custom worksheet once you have stored an Option.

2. Have a separate worksheet for each Option, and only edit it while that specific Option is live

Custom worksheets will be saved to the data file (*.fpmf).

Working with Existing Custom Sheets (Rename, Delete, etc.)

Once a sheet is added, you can do the following to it via the Ribbon Menu:

  • Rename: Click on 'Rename', and a prompt will appear asking you to give the active sheet a different name. 
  • Delete: Click on 'Delete', and it will ask you to confirm the deletion of the active sheet. 
  • Change the Tab Color: Click on 'Tab Color', and a color picker will appear to allow you to customize the sheet's tab color. 

Custom Sheets Formatting Menu

In addition to the context menu available for custom sheets, there is also a Ribbon Menu item that appears when a custom sheet is activated to assist with cell formatting.

It contains the following functions:

  • ·Setting the font to Bold, Italics and Underlined.
  • ·Left, center or right aligning text. 
  • ·Setting the Font color. * 
  • ·Increasing or decreasing font size.

Chapter 8

Integration With Microsoft Excel 

Linking to Excel Files

Just like in Excel, you can use this feature to either create a formula in Feasibility.pro MF that is referencing an external Excel file (an 'Incoming' link), or you can create a formula in an external Excel file that is referencing the Feasibility.pro MF file (an 'Outgoing' link).

Creating an Excel Link

  1. Click on the [Excel] button in the ‘Office Links’ menu.
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2. A dialog will appear. Click on the [Add New Link] button.

Please Note: Only 1 Feasibility.pro MF window (i.e. file) can be open when loading an external Excel file. If there are multiple Feasibility.pro MF windows open in the application, it will prompt you to close down the other windows before trying to add a new link.

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  1. Browse to the Excel file you want to open and create links with. Select the file and press [Open].

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  1. The Feasibility.pro MF application window will re-adjust to show the Feasibility.pro MF file and Excel file as individual cascading windows.
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  1. While these windows are displayed, you can write formulae in either one that references the other, just by selecting a cell, starting to write a formula, and then selecting the other file to select a cell/range to refer to in that formula.
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  1. When you have completed linking your files, you will need to close the Excel file. This can be done by clicking on the Close button (red X) on the top right of the window.
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7. If any changes were made to the Excel file, it will ask you if you want to save these changes before closing the file.

Please Note: If you save the file, some features that are not completely supported by this spreadsheet interface may be lost (including, but not limited to, items such as Form/ActiveX Controls, Pivot Charts, Cell Comments, Cell Gradients, Excel 2007-style Conditional Format options, Excel 2007-style Tables and Structured References, OLE objects (Camera, Embedded Documents, etc) and Shape fill effects and shadows).

8. At any time, you can click on the [Excel] button in the ‘Office Links’ menu to reload the dialog where you can:

  • View a list of all files linking to the Feasibility.pro MF file, where they are located and whether they have Incoming, Outgoing or multidirectional links.
  • Click [Break Link], to remove the selected Excel file from being linked to the Feasibility.pro MF files. After the file is saved and re-opened, any formulas in the Feasibility.pro MF file that were referencing this Excel file will be:
    • On Standard Worksheets: Loaded as its last known calculated ‘value’ (no formula). This will allow the model to continue calculating without issues.
    • On Custom Worksheets: Converted to text, by adding an apostrophe before the '=' in the formula. This will allow the user to check and amend the formula where necessary.
  • Click [Change Source], to change the location of the selected Excel file. This will prompt you to browse to another file, and the program will search for all formulae where the old Excel file was referenced and replace it with the name of the newly selected Excel file. During such process, if any of the formulae becomes invalid (due to worksheet or range name that existed in the old Excel file, but not in the new one), there following will occur to such formulae:
    • On Standard Worksheets: Converted to its last known calculated ‘value’ (no formula). This will allow the model to continue calculating without issues.
    • On Custom Worksheets: Converted to text, by adding an apostrophe before the '=' in the formula. This will allow the user to check and amend the formula where necessary.
  • Click [Open File] to open the selected Excel file again to change/add links.
  • Click [Refresh Values] to momentarily open the selected Excel file to refresh the results.
  • Click [Add New Link] to add a link to another Excel file.
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Chapter 9

Storing And Recalling Options

  1. Using the Options Function

Using the 'Options' function on the Ribbon Menu, you may compare up to eight different development options within the one Feasibility.pro MF file.

Examples of how Options could be usedOption 1Option 2, etc
Development Options10 residential lots20 town houses
Feasibility / Sensitivity Scenariosno escalation on sales5% per annum escalation
PhasesAcquisition and HoldDevelopment and Disposal
  1. Storing

Once you are satisfied that all the inputs have been entered for a particular Option, you may store this by using the 'Options' function and selecting where to store the data before clicking on the 'Save new option' button.

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Before the storing process begins, the program will check that the user has entered a unique 'Feasibility Title' in the Preliminary input section. If it is blank, or not unique to the other Options that have been stored already, it will not proceed.

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On successful execution, the following input data ranges are stored:

  • 'Input' sheet data;
  • 'Tenant' sheet data;
  • 'Manual Input' data from the Cash Flow tables (includes manual adjustments to the financing and variable discount rates);
  • S-Curve and Revenue Collection Profile tables.
  • Sensitivity Analysis; and
  • All Preferences.

Storing enables you to make changes to the input data while retaining the original data. Once a change is made, storing it as Option 2 can create a new option. The original Option 1 can be retrieved at a later date for further analysis.

Storing Options

When using the Save and Recall feature to compare different development scenarios, it is recommended that you keep the following Hurdle rate options in the Preference so that the performance indicators which are calculated for each scenario are consistent.

  1. Development Margin calculation
  2. IRR and NPV calculation.
  3. Discount Rate Conversion – Nominal or Effective
  1. Recalling

To change data in an option that has been previously stored, it is recommended that you 'Recall' the relevant data back into the input data ranges. This is achieved by using the 'Recall from option” from the 'Options' function and deciding what Option to recall.

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When recalling options, the model will replace the existing data in the input ranges with that of the option being restored.

Remember to store information in the input ranges to an option sheet prior to recalling an option.

  1. Compare Report

On the ‘options summary’ sheet, the user can view how the results are reported:

  • Comparing the 'Options', where up to 8 columns of reporting data are made available for each scenario, providing a summary of the performance indicators for all Options or Scenarios that were previously stored.
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