Example report
See what GANO produces
A full feasibility appraisal for a sample Business Bay plot, computed by the engine. Every figure below is real output: land value, materials-level cost, GDV, residual land value, the verdict, scenarios and sensitivity. Sign up to run your own on any plot.
Executive summary
The verdict and the headline numbers, at a glance.
Proceed. The land clears at the asking price with AED 770k of headroom and a 21.2% margin on GDV.
The decision numbers
Cost to materials
Concrete and steel are priced by quantity, so a live price move is visible.
- Concrete9%
- Steel / rebar4%
- Blockwork6%
- MEP20%
- Facade10%
- Finishes14%
- External works5%
- Preliminaries8%
- Soft costs19%
- Finance4%
| Category | Quantity | Rate | Cost |
|---|---|---|---|
| Concrete | 2,100 m3 | AED 1,450 | AED 3,045,000 |
| Steel / rebar | 300,000 kg | AED 4 | AED 1,260,000 |
| Blockwork(7.9% of base) | AED 1,970,000 | ||
| MEP(26.3% of base) | AED 6,570,000 | ||
| Facade(13.1% of base) | AED 3,285,000 | ||
| Finishes(18.4% of base) | AED 4,600,000 | ||
| External works(6.6% of base) | AED 1,642,500 | ||
| Preliminaries(10.5% of base) | AED 2,627,500 | ||
| Construction | AED 25,000,000 | ||
| Design | AED 1,500,000 | ||
| Authority and connections | AED 300,000 | ||
| Project management | AED 750,000 | ||
| Sales and marketing | AED 1,968,000 | ||
| Contingency | AED 1,750,000 | ||
| Finance | AED 1,315,601 | ||
| Total development cost (excludes land) | AED 32,583,601 | ||
Exit and value
Gross development value, sale basis.
| The Vela, 2BR | 2026 Q1 | AED 16,400/sqm |
| Peninsula Four, 1BR | 2025 Q4 | AED 15,700/sqm |
| Bayz by Danube, 3BR | 2026 Q1 | AED 16,100/sqm |
Scenarios
No single number ships naked.
| Case | Land value | Profit at asking |
|---|---|---|
| Optimistic | AED 25.85m | AED 22.75m |
| Base | AED 18.77m | AED 13.94m |
| Pessimistic | AED 11.54m | AED 4.96m |
Cash flow and returns
The time-based view: finance interest on the actual drawn balance, and the equity return over the programme.
Sensitivity
What the deal is most fragile to. Each bar is the swing in residual land value as one driver moves a step up or down, centred on the base case and ranked by impact.
Sensitivity grid
Residual land value across sale price and build rate. Green cells still clear the asking price, red cells do not: the boundary is the deal's break-even frontier.
| Sale price \ Build rate | -8% | -4% | +0% | +4% | +8% |
|---|---|---|---|---|---|
| +10% | AED 25.42m | AED 24.47m | AED 23.53m | AED 22.58m | AED 21.63m |
| +5% | AED 23.04m | AED 22.1m | AED 21.15m | AED 20.2m | AED 19.25m |
| +0% | AED 20.66m | AED 19.72m | AED 18.77m | AED 17.82m | AED 16.88m |
| -5% | AED 18.29m | AED 17.34m | AED 16.39m | AED 15.44m | AED 14.5m |
| -10% | AED 15.91m | AED 14.96m | AED 14.01m | AED 13.07m | AED 12.12m |
How the numbers were calculated
The audit trail: every headline figure, its formula, its inputs, and its source.
Assumptions
Every assumption stated.
- Net area is 82% of GFA (efficiency assumption for residential).
- Target profit is 20% of GDV.
- Finance modelled at 8.5% over 18 months, 60% loan to cost, 55% average drawdown.
- Land acquisition on costs of 6% (DLD transfer plus agent) are stripped from the residual land value.
- Finance is a simplified loan to cost estimate, not a full cash flow model.
Confidence
The depth of the answer is earned by the depth of the input.
Firm: materials-level cost and a comparable-driven value give a defensible residual land value and return.
Actuals, a bill of quantities, or tender data would validate the figures against real quantities.
Generated by GANO. Figures are computed by a deterministic engine, never by a language model, and carry their source and date. Indicative unless a validated input is stated.
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