Set your land cost, buildable area, construction and financing assumptions, then compare against a projected sale price or rental rate to see total development cost, revenue, profit margin and breakeven — before you commit capital. Unbiased, no paid placement.
A rough-cut feasibility model for a Thai land or building project. Set your own land cost, buildable area (via plot size and FAR), construction and financing assumptions, then compare against a projected sale price or rental rate. Nothing here is a market quote — this is a directional tool, not a substitute for a licensed feasibility study, quantity survey or appraisal.
Buildable area starts with your plot size and Floor Area Ratio (FAR) — the zoning-set cap on total floor area relative to land size — then applies an efficiency factor to get from gross floor area (GFA) to the sellable or leasable area that actually earns revenue. On the numbers above, a 1,600 sqm plot at 3.0:1 FAR yields 4,800 sqm of GFA and 3,840 sqm sellable/leasable at 80% efficiency. Against a total development cost of ฿227,433,600 and a projected sale price of ฿130,000/sqm, the model shows a profit of ฿271,766,400 — you'd need to average at least ฿59,228/sqm just to break even. FAR itself is set by the plot's local zoning — see the zoning & FAR guide below before assuming a number.
Estimates only, from the figures you enter — not financial, investment, tax or legal advice, and not a substitute for a licensed quantity surveyor, appraiser or feasibility study. Financing cost here is a simplified interest-on-blended-capital estimate, not a loan amortization; actual land, construction, financing and soft costs vary by project, lender and location. Always confirm zoning/FAR, BOI eligibility and current construction pricing with licensed professionals before committing capital. BAANLYY never takes paid placement.
Before a land deal or a construction budget matters, the plot's Floor Area Ratio (FAR) — set by the local comprehensive zoning plan — caps the maximum gross floor area (GFA) that can legally be built. That number, not the price you'd like to charge, is the real ceiling on the project's revenue potential. Pricing a land purchase off an assumed FAR that turns out lower than expected is one of the most common and expensive mistakes foreign investors make in Thailand — confirm the actual FAR for a specific plot before running the rest of the numbers.
Gross floor area (GFA) is not the same as the area you can sell or lease. Circulation, structure, mechanical rooms and common areas typically consume a share of GFA — this calculator's efficiency slider (commonly 75–85% for condominium and office projects) converts GFA into the sellable or leasable area that actually earns revenue. Getting this ratio wrong overstates a project's true revenue potential more than almost any other input.
Total development cost is more than land plus construction. Soft costs — design, permits, marketing, legal and contingency — commonly run 10–20% on top of hard construction cost. Financing cost compounds over the build and lease-up timeline as capital is drawn down, so a longer timeline or a higher financing rate meaningfully raises total cost even with identical land and construction numbers. This calculator applies a simplified financing estimate on blended capital — a bank or investor-ready model would use an actual drawdown schedule and loan terms.
A for-sale project's breakeven question is a price: what average price per sellable sqm covers total development cost? A for-rent (hold) project's breakeven question is a yield: what net operating income, relative to total cost, clears an acceptable return given the capital tied up? This calculator switches between the two modes so you can model either a condo/villa sale project or an income-producing hold with the same cost-side assumptions.
It doesn’t assert a market construction cost, sale price or rent — every figure is yours to set, ideally sourced from a licensed quantity surveyor, contractor quote or market comparable. It doesn’t model BOI tax incentives, land and building tax, transfer fees or stamp duty, all of which can materially change a project's real return. And it isn’t financial, investment, tax or legal advice, or a substitute for a licensed feasibility study, appraisal or professional financial model. Treat the output as a directional gut-check, then bring in the right professionals before committing capital.
BAANLYY can help you find a licensed Thai architect, quantity surveyor or land-use consultant to verify the real numbers before you commit.
General information only — not financial, investment, tax or legal advice, and not a substitute for a licensed feasibility study, quantity surveyor or appraiser. Construction costs, financing terms, zoning/FAR and tax rules vary by project, lender and municipality, and change over time; always confirm current figures with licensed professionals before committing capital. BAANLYY never takes paid placement in editorial content.